Condition of Approval UTIL-2:
• The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter
3.54.060. The charge will be based upon the City Council resolution in effect at the time of building permit issuance. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for each building.
The amount of wastewater generated on-site would not require the development of new or the expansion of existing wastewater treatment plants and would be adequately treated under the existing system. Therefore, the proposed project would not significantly impact the wastewater treatment capacity of the City of San Mateo. (Less than Significant Impact) d) Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Based on CalEEMod assumptions for the proposed land uses (Mid Rise Apartments, General Office Building, and High Turnover Sit Down Restaurant), the project would generate approximately 364 1441 of 11211
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tons of solid waste per year (refer to Appendix D). As discussed in Section 4.19.1.2 Existing Conditions, existing development generates approximately 44 tons of solid waste per year. Thus, the project would result in a net increase of approximately 320 tons per year compared to existing conditions.
Solid waste from the City of San Mateo is disposed of at Ox Mountain Landfill in Half Moon Bay, which is expected to reach its permitted capacity in 2034.150 The City implements programs to reduce solid waste materials in landfills, and in 2015 achieved a landfill diversion rate of approximately 73 percent.151 The project would not interfere with the City’s goals of increasing measured waste diversion to 50 percent past 2020 and maximum diversion to 90 percent by 2050, as set forth by General Plan Policy LU-8.6. The proposed project will result in an increase in waste landfilled at Ox Mountain Landfill by 320 tons. However, given Ox Mountain Landfill currently receives 3,598 tons of waste per day and has a remaining capacity of 22,180,000 cubic yards, the landfill has sufficient capacity to serve the proposed project. (Less than Significant Impact) e) Would the project be noncompliant with federal, state, or local management and reduction statutes and regulations related to solid waste?
In addition to the solid waste generated by operation of the proposed mixed-use building, large amounts of construction waste would be generated during construction and demolition activities.
At least 65 percent of this construction waste will be recycled, in compliance with the California Green Building Standards Code. Implementation of recycling measures during the construction and post-construction phases of the project would contribute to the City’s compliance with the waste diversion requirements under state law. (Less than Significant Impact) 150 CalRecycle. Solid Waste Facility Permit – Corinda Los Trancos Landfill (Ox Mountain). Accessed May 26, 2022. https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1561?siteID=3223. 151 City of San Mateo. “Recycling, Compost, and Garbage.” Accessed February 5, 2024. http://www.cityofsanmateo.org/index.aspx?NID=2076.
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Wildfire
4.20.1 Environmental Setting
Regulatory Framework
State
Fire Hazard Severity Zones
CAL FIRE is required by law to map areas of significant fire hazards based on fuels, terrain, weather, and other relevant factors. Referred to as Fire Hazard Severity Zones (FHSZs), these maps influence how people construct buildings and protect property to reduce risk associated with wildland fires.
FHSZs are divided into areas where the state has financial responsibility for wildland fire protection, known as state responsibility areas (SRAs), and areas where local governments have financial responsibility for wildland fire protection, known as local responsibility areas (LRAs). Homeowners living in an SRA are responsible for ensuring that their property is in compliance with California’s building and fire codes. Only lands zoned for Very High Fire Hazard Severity Zones (VHFHSZ) are identified within LRAs.
California Fire Code Chapter 47
Chapter 47 of the California Fire Code sets requirements for wildland-urban interface fire areas that increase the ability of buildings to resist the intrusion of flame or burning embers being projected by a vegetation fire, in addition to systematically reducing conflagration losses through the use of performance and prescriptive requirements.
California Public Resources Code Section 4442 through 4431 The California Public Resources Code includes fire safety regulations that restrict the use of equipment that may produce a spark, flame, or fire; require the use of spark arrestors on construction equipment that uses an internal combustion engine; specify requirements for the safe use of gasoline-powered tools on forest-covered land, brush-covered land, or grass-covered land; and specify fire suppression equipment that must be provided onsite for various types of work in fire-prone areas. These regulations include the following:
• Earthmoving and portable equipment with internal combustion engines would be equipped with a spark arrestor to reduce the potential for igniting a wildland fire (Public Resources Code Section 4442);
• Appropriate fire suppression equipment would be maintained during the highest fire danger period, from April 1 to December 1 (Public Resources Code Section 4428); • On days when a burning permit is required, flammable materials would be removed to a distance of 10 feet from any equipment that could produce a spark, fire, or flame, and the construction contractor would maintain appropriate fire suppression equipment (Public Resources Code Section 4427); and
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• On days when a burning permit is required, portable tools powered by gasoline-fueled internal combustion engines would not be used within 25 feet of any flammable materials (Public Resources Code Section 4431).
California Code of Regulations Title 14
The California Board of Forestry and Fire Protection has adopted regulations, known as SRA Fire Safe Regulations, which apply basic wildland fire protection standards for building, construction, and development occurring in a SRA. The future design and construction of structures, subdivisions and developments in SRAs are required to provide for the basic emergency access and perimeter wildfire protection measures discussed in Title 14.
Existing Conditions
Wildland fire hazards are located in the western hills within San Mateo City Limits. Undeveloped portions of the City’s western hills are considered VHFHSZ. 152 These areas are subject to wildland
type fires due to existing vegetation, particularly chaparral, the steep slopes and the temperate climate with dry summer months.153
The project site is within the City’s urbanized downtown and is not located in a very high fire hazard severity zone.154
4.20.2 Impact Discussion
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
If located in or near state responsibility areas or
lands classified as very high fire hazard severity
zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
152 California Department of Forestry and Fire Protection. San Mateo County: Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE. November 2008. https://osfm.fire.ca.gov/media/5988/san_mateo.pdf. 153 San Mateo 2030 General Plan, Safety Element. October 2010. 154 California Department of Forestry and Fire Protection. San Mateo County: Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE. November 2008. https://osfm.fire.ca.gov/media/5988/san_mateo.pdf. 1444 of 11211
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Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
If located in or near state responsibility areas or
lands classified as very high fire hazard severity
zones, would the project:
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing
impacts to the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
The project site is not located in state responsibility areas or lands classified as very high fire hazard severity zones. However, the project site is located approximately 2.8 miles west of areas designated as very high and high fire hazard severity zones. Factors that contribute to the risk of wildland fire include dense and fire-prone vegetation, poor access to firefighting equipment because of slopes or inadequate roads, and lack of adequate water pressure and service in fireprone locations. a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
Construction and operation of the project, which would be done in accordance with City building and fire codes and regulations, would not impair implementation of or physically interfere with the City’s Emergency Operations Plan, which is not tied to access onto or through the project site. In addition, emergency vehicles would be able to access the site via South Railroad Avenue.
Additionally, the project would be constructed in accordance with current building and fire codes to ensure structural stability and safety. For these reasons, the project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. (Less than Significant Impact)
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b) Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
According to a study on the “Influence of Slope on Fire Spread Rate” conducted by the USDA Forest Service155, slopes of zero to 10 degrees do not contribute to acceleration of fire. The project site is relatively flat and there are no significant slopes directly adjacent to the project site that contribute to the spreading of wildfire and its related hazards. However, wind is still a contributing factor to wildfire risk in the project area as well as the long dry summers and highly flammable fuel throughout the area.
The project would avoid exacerbating wildfire risks by complying with the standards set forth in the California Public Resources Code Section 4442 through 4431, which include restrictions on the type of equipment that can be used in fire prone areas to reduce the risk of causing wildfire during construction activities (refer to Section 4.20.1.1). The project does not propose altering the existing roadway network and does not propose new vehicular roadways that would create hazards or impede emergency vehicle access. Additionally, the project would be constructed in accordance with current building and fire codes to ensure structural stability and safety.
Therefore, the project would not, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to increased risk from pollutant concentrations due to a wildfire or the uncontrolled spread of a wildfire. (Less than Significant Impact) c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Access to the project would be provided via South Railroad Avenue. The project would utilize existing public roads and connect to existing utilities. The construction of the project would comply with the standards set forth in the California Public Resources Code Section 4442 through 4431.
Thus, the project would not exacerbate fire risk or result in temporary or ongoing impacts to the environment. (Less than Significant Impact)
155 B.W. Butler, W.R. Anderson, and E.A. Catchpole. Influence of Slope on Fire Spread Rate. USDA Forest Service Proceedings RMRS-P-46CD. 2007. Accessed February 16, 2024. Influence of slope on fire spread rate | US Forest Service Research and Development (usda.gov)
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d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
As discussed in Section 4.7 Geology and soils, the project site is not susceptible to significant risk of landslides.156 Further, the project site is located within Flood Zone X, which is an area of minimal flood hazard.157 As discussed above under checklist question b), the project site is relatively flat and not adjacent to any steep slopes. Therefore, the project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes. (Less than Significant Impact) 156 California Geological Survey. California Earthquake Hazards Zone Application (EQ ZAPP). Accessed September 12, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/
157 Federal Emergency Management Agency. Flood Insurance Rate Map, Community Panel No. 06081C0154G. Map. Effective Date: April 5, 2019.
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Mandatory Findings of Significance
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of
a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant
or animal, or eliminate important examples of
the major periods of California history or
prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory?
As discussed throughout this Initial Study, the proposed project would not degrade the quality of the environment, substantially affect biological resources, or eliminate important examples of California history or prehistory with implementation of the identified conditions of approval and mitigation measures. As discussed in Section 4.4 Biological Resources, adherence to the City of San Mateo’s Tree Preservation Ordinance and mitigation measures for impacts to nesting birds (MM BIO-1.1 and MM BIO-1.2) would reduce potentially significant impacts to biological resources to a less than significant level. (Less than Significant Impact with Mitigation Incorporated) 1448 of 11211
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b) Does the project have impacts that are individually limited, but cumulatively considerable? Under Section 15065(a)(3) of the CEQA Guidelines, a lead agency shall find that a project may have a significant effect on the environment where there is substantial evidence that the project has potential environmental effects “that are individually limited, but cumulatively considerable.” As defined in Section 15065(a)(3) of the CEQA Guidelines, cumulatively considerable means “that the incremental effects of an individual project are significant when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.”
Agricultural Resources, Mineral Resources, and Wildfire As discussed in Sections 4.2, 4.12, and 4.20 of this Initial Study, the project would not impact agricultural and forest resources, mineral resources, or result in wildfire impacts. Therefore, the project would not contribute to a significant cumulative impact on these resources.
Aesthetics
The project is located on an infill site within a Transit Priority Area. Pursuant to SB 743 (Public Resources Code section 21099[d][1]) “aesthetic and parking impacts of a residential, mixed-use residential, or employment center on an infill site within a transit priority area shall not be considered significant impacts on the environment;” therefore, the aesthetics impacts of the project would not, by statute, be significant. Other cumulative projects158 would also be within a transit priority area and presumed to have less than significant aesthetic impacts.
Biological Resources
The proposed project, in conjunction with cumulative projects, would not result in the loss of sensitive habitat. The project proposes the removal of 23 existing trees. The project proposes to comply with the City’s policy regarding tree removal and replacement. Pre-construction nesting bird surveys are required as mitigation; therefore, the project would not contribute to a significant cumulative impact on migratory birds. Other projects in the vicinity would also be required to comply with the City’s tree policies and would be required to implement similar mitigation measures to ensure cumulative impacts on migratory nesting birds are reduced to a less than significant level.
Cultural and Tribal Cultural Resources
The geographic area for cumulative impacts to cultural resources includes the project site and surrounding area because it is assumed disturbance in the project area would affect similar cultural and tribal cultural resources. Cumulative projects159 would involve excavation and grading or other activities that may affect unknown prehistoric cultural resources, tribal cultural resources, and/or 158 Nazareth Vista Mixed-Use, Block 20, Block 21, Kiku Crossing and 5th Avenue Garage, 435 E 3rd Avenue, and Draeger’s. 159 Ibid. 1449 of 11211
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historic resources. As a result, the City has a standard condition of approval (Condition of Approval CUL-1 and CUL-2) all projects must implement to reduce potential impacts to cultural resources to a less than significant level. All projects would also be subject to federal, state, and local regulations pertaining to the protection of cultural resources. As a result, the cumulative projects (including the project) would not result in significant cumulative impacts to cultural and tribal cultural resources.
Air Quality, Energy, and Greenhouse Gas Emissions
Because criteria air pollutant and GHG emissions would contribute to regional and global emissions of such pollutants, the identified thresholds developed by BAAQMD and used by the City of San Mateo were developed such that a project-level impact would also be a cumulatively considerable impact. The project’s cumulative criteria pollutant impacts are presented in Section 4.3 Air Quality, where it is explained the project is well below the screening levels used to determine when a project could have a cumulatively considerable contribution to operational criteria pollutant impacts in the Bay Area Air Basin.
Community health risk assessments typically look at all substantial sources of TACs that can affect sensitive receptors that are located within one-quarter mile of the project site. These sources include busy surface streets (i.e., roadways that exceed 10,000 vehicles per day) and existing stationary sources identified by BAAQMD.
Modeling was completed to calculate the community health risk from the cumulative sources at the project residential MEI. Refer to Appendix A for details about the cumulative health risk modeling, including model inputs and assumptions. Table 4.21-1 below reports the cumulative community risk impacts from project construction and operation and other cumulative sources at the MEI.
Table 4.21-1: Cumulative Community Risk Impacts at Off-Site MEI Source Cancer Risk (per million) Annual PM2.5 (µg/m3) Hazard Index Project Construction and Operation 9.87 0.24 0.017
Existing Stationary Sources 2.4 <0.01 0.0083
Roadways 11 0.41 0.06
Railways 130 0.09 0.02
Foreseeable Future Cumulative Projects
435 East 3rd Avenue 0.027 <0.01 <0.01
500 East 3rd Avenue 0.21 <0.01 <0.01
222 East 4th Avenue 1.4 <0.01 <0.01
616 South B Street 0.079 <0.01 <0.01
500 East 4th Avenue 0.71 <0.01 <0.01
477 9th Avenue 0.36 0.17 <0.01
Total 156 0.75 0.11
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BAAQMD Cumulative Source Threshold 100 0.8 10.0
Exceed Threshold? Yes No No
Source: Ramboll US Consulting, Inc. CEQA Air Quality and Health Risk Assessment for the 455 South B Street (Bespoke) Commercial/Residential Mixed-Use Project. May 6, 2024.
As shown in Table 4.21-1, the cumulative annual PM2.5 concentrations and hazard index for noncancer health risks would not exceed BAAQMD’s cumulative source thresholds. However, the cumulative annual cancer risks would exceed BAAQMD’s cumulative source thresholds. As reflected in Table 4.21-1, the railway sources are the primary cause of the exceedance. The BAAQMD raster used to model the cumulative community risk impacts provides generalized risk estimates and estimated cancer risks for railway sources, which represents a screening-level analysis based on train schedules and 2020 fuel consumption rates. The BAAQMD raster does not account for the ongoing Caltrain electrification, anticipated to be completed in 2025. It is likely that the cumulative contribution from the rail line would decrease substantially once Caltrain electrification is completed. Thus, the identified concentrations are risks that are considered to be conservative.
Since the project’s contributions are below the single-source project-level thresholds, and the cumulative impact is attributable to a single predominant source (Caltrain) the project would not result in a cumulatively considerable contribution.160
The project’s contribution to cumulative climate change impacts was presented in Section 4.8 Greenhouse Gas Emissions as less than cumulatively considerable. Therefore, the proposed project would not make a substantial contribution to cumulative air quality or GHG emissions impacts.
Similarly, the discussion of the project’s energy impact also reflects cumulative conditions, since the project’s consumption of electricity, natural gas, and gasoline was assessed in comparison with consumption at the state and county level. Therefore, the proposed project would not make a substantial contribution to cumulative air quality, energy use, or GHG emissions impacts.
Geology and Soils
As discussed in Section 4.7 Geology and Soils, with the implementation of the City’s standard conditions of approval GEO-1 through GEO-3 and adherence with the CBC, development on the site would not result in significant geology and soils impacts and would not contribute to cumulative impacts to these resources, as the geologic issues are specific to the site, and do not have the potential to contribute to or combine with localized, specific conditions on other development sites across the City.
Hazards and Hazardous Waste and Hydrology and Water Quality As discussed in Section 4.9 Hazards and Hazardous Materials, due to off-site sources of contamination, shallow soils on-site are impacted with lead; TPHd, chloroform, and PCE are present in groundwater at concentrations exceeding regulatory screening levels; groundwater and soil vapor on-site is contaminated with TPHg; and elevated concentrations of chloroform, PCE, TCE, and 160 Flores, Areana. BAAQMD. Personal Communication, February 23, 2021. 1451 of 11211
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benzene are present in the soil vapor. Implementation of mitigation measure MM HAZ-1.1 would ensure contaminated soils on-site are properly identified, characterized, removed, and disposed of, and the project would not result in cumulatively considerable impacts, as it is not a source of contaminants, but rather is affected by off-site sources.
Due to the presence of contaminated groundwater, the project would comply with RWQCB procedures for disposal and transport of contaminated groundwater in addition to site monitoring requirements, as discussed in Section 4.10 Hydrology and Water Quality. MM HYD-1.1 would be implemented to reduce potential impacts to local surface waters, as well as to construction workers from contaminated groundwater.
The cumulative hydrologic conditions are addressed by the MRP and City policies intended to cover development across the City of San Mateo. The project would incrementally reduce impervious surface area on the site, and would include stormwater treatment measures, while none are currently present, thereby improving conditions hydrologic conditions relative to the baseline. The project would not result in cumulatively considerable hydrology and water quality impacts.
Land Use, Population and Housing, and Public Services
Land uses in the City are primarily regulated through the City’s General Plan and Municipal Code. As discussed in Sections 4.11 Land Use and 4.14 Population and Housing, the project is consistent with the General Plan designation for the site, would comply with the Municipal Code, and comply with applicable General Plan policies, mitigation measures and standard permit conditions described throughout this Initial Study to reduce environmental impacts to a less than significant level.
Furthermore, the project would not contribute to unplanned population/housing growth beyond what is planned in the General Plan and, therefore, would not contribute to cumulatively considerable population or housing growth.
The San Mateo 2030 General Plan concluded that buildout of the general plan would result in less than significant impacts to public services since new development is required to pay building permit fees that would help fund necessary fire and police protection resources to the City. In addition, all new residential development is required by state law to pay school impact fees. As a result, the project would not contribute to a cumulatively considerable public services impact.
Noise and Vibration
Cumulative noise impacts would include temporary construction noise from cumulative construction projects and permanent noise increase from traffic.
There are six development projects located within 500 feet of the project site.161 All projects in the vicinity of 445 South B Street are either approved, under construction, or would not share noisesensitive receptors with direct line-of-sight to both sites. Although the schedules for Nazareth Vista 161 Nazareth Vista Mixed-Use, Block 20, Block 21, Kiku Crossing and 5th Avenue Garage, 435 East 3rd Avenue, and Draeger’s. 1452 of 11211
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Mixed-Use and Block 20 projects have not been confirmed, a significant cumulative construction impact would not occur because no nearby receptors would experience direct exposure from all three sites. The approved Block 21, Kiku Crossing, 435 East 3rd Avenue, and Draeger’s projects would be constructed before the proposed project would start construction; thus, these construction schedules would not overlap with the proposed 445 South B Street project. For these reasons, the potential cumulative construction impact would be less-than-significant.
A significant cumulative traffic noise impact would occur if two criteria are met: 1) if the cumulative traffic noise level increase was 3 dBA Ldn or greater for future levels exceeding the normally acceptable threshold; and 2) if the project would make a “cumulatively considerable” contribution to the overall traffic noise increase. A “cumulatively considerable” contribution would be defined as an increase of 1 dBA Ldn or more attributable solely to the proposed project. Cumulative (no project) and cumulative plus project peak hour traffic volumes were included in the traffic study.
When both the cumulative (no project) and cumulative plus project traffic volumes were compared to the existing peak hour volumes, an increase of 2 dBA Ldn or less was calculated along all roadway segments in the project vicinity. Since a 3 dBA Ldn was not calculated along any segments, the first criteria of the impact statement would not be met. Therefore, the project would not cause a significant cumulative noise increase at noise-sensitive uses in the project vicinity.
Transportation
As noted in Section 4.17 Transportation, the project’s VMT impacts are presumed to be less than significant as the project meets the definition of an infill project near high quality transit, and therefore the project would not contribute to cumulative VMT impacts. Projects in the vicinity would similarly have less than significant VMT impacts given the presence of high-quality transit in the project area. Additionally, other projects within the Downtown Specific Plan Area would also be required to implement a TDM Plan that achieves a 25 percent reduction in vehicle trips. Therefore, the project impacts would not contribute to a cumulatively significant transportation impact.
Utilities
The project is consistent with the General Plan and, therefore, the project’s utility demand is accounted for in the 2021 UWMP. The City is expected to meet projected water demand through 2040 during normal year scenarios. For these reasons, there is no significant cumulative water supply impact.
On its own, the proposed project would not result in an exceedance of capacity at the San Mateo WWTP. The increase in wastewater from the proposed project would be consistent with expected growth metrics for employment in the City that were used to analyze impacts from planned development until 2030 under the General Plan. Future cumulative projects would also be required to the City’s standard condition of approval (Condition of Approval Util-1 and -2) which require payment of fees toward future treatment plant expansion. As such, the cumulative projects would not result in a significant cumulative solid waste impact. 1453 of 11211
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Temporary Construction Impacts
The proposed project would result in temporary air quality, biological, cultural, hazardous materials, and noise impacts during construction. The analysis of toxic air contaminants took into account cumulative sources within 1,000 feet per BAAQMD guidelines, and found that cumulative health risks would be above applicable health risk thresholds; however, the project’s contribution is less than cumulatively considerable because the exceedance is primarily due to the railroad, and the project does not exceed the individual source threshold. With implementation of the conditions of approval, BMPs, and mitigation measures identified in this Initial Study, construction-level impacts would be mitigated to a less than significant level.
Based on the above analysis, the project does not have impacts that are cumulatively considerable. (Less than Significant Impact with Mitigation Incorporated) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Consistent with Section 15065(a)(4) of the CEQA Guidelines, a lead agency shall find that a project may have a significant effect on the environment where there is substantial evidence that the project has the potential to cause substantial adverse effects on human beings, either directly or indirectly. Under this standard, a change to the physical environment that might otherwise be minor must be treated as significant if people would be significantly affected. This factor relates to adverse changes to the environment of human beings generally, and not to effects on particular individuals. While changes to the environment that could indirectly affect human beings would be represented by all of the designated CEQA issue areas, those that could directly affect human beings include construction air quality, hazardous materials, hydrology and water quality, and noise.
The proposed project would adhere to General Plan policies and implement mitigation measures to reduce potential impacts to a less than significant level. As discussed in Section 4.3 Air Quality, adherence to the BAAQMD best management practices for construction dust control through implementation of Condition of Approval AIR-1, as well as implementation of MM AIR-1.1 for TACs, would reduce construction-related emissions to below BAAQMD thresholds. As discussed in Section
4.9 Hazards and Hazardous Materials, with implementation of MM HAZ-1.1, including a Site Management Plan and Health and Safety Plan, construction activities would not result in a significant health risk to construction workers, the general public, or future project occupants. As discussed in Section 4.10 Hydrology and Water Quality, implementation of MM HYD-1.1 would ensure appropriate characterization, handling, and disposal of contaminated groundwater. As discussed in Section 4.13 Noise and Vibration, temporary noise and vibration impacts generated during the construction phase of the project would be reduced to less than significant levels with the implementation of the identified mitigation measures (MM NOI-1.1 and MM-NOI-2.1). No other direct or indirect adverse effects on human beings have been identified. (Less than Significant Impact with Mitigation Incorporated)
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Section 5.0 References
The analysis in this Initial Study is based on the professional judgement and expertise of the environmental specialists preparing this document, based upon review of the site, surrounding conditions, site plans, and the following references:
Agency for Toxic Substances & Disease Registry. Toxicological Profile for Total Petroleum Hydrocarbons. September 1999.
Association of Bay Area Governments and Metropolitan Transportation Commission. Plan Bay Area 2050. October 21, 2021.
Bay Area Air Quality Management District. Final 2017 Clean Air Plan. April 19, 2017. Page 12. ---. “Air Quality Standards and Attainment Status.” Accessed February 14, 2024. https://www.baaqmd.gov/about-air-quality/research-and-data/air-quality-standards-andattainment-status California Air Pollution Control Officers Association. User Guide for CalEEMod Version 2022.1.
Appendix G, Default Data Tables. April 2022.
California Air Resources Board. “Overview: Diesel Exhaust and Health.” Accessed December 21, 2023. https://ww2.arb.ca.gov/resources/overview-diesel-exhaust-and-health. ---. “Advanced Clean Cars II.” Accessed January 9, 2024. https://ww2.arb.ca.gov/ourwork/programs/advanced-clean-cars-program/advanced-clean-cars-ii ---. 2022 Scoping Plan for Achieving Carbon Neutrality. November 16, 2022.
California Building Standards Commission. “California Building Standards Code.” Accessed January 9, 2024. https://www.dgs.ca.gov/BSC/Codes#@ViewBag.JumpTo.
California Department of Conservation. “Farmland Mapping and Monitoring Program.” Accessed September 6, 2023. http://www.conservation.ca.gov/dlrp/fmmp/Pages/Index.aspx. ---. “Williamson Act.” Accessed September 6, 2023. http://www.conservation.ca.gov/dlrp/lca. ---. Division of Land Resource Protection. San Mateo County Williamson Act FY 2006/2007. 2012. ---. California Earthquake Hazards Zone Application (EQ ZAPP). Accessed September 12, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/
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---. California Earthquake Hazards Zone Application (EQ ZAPP). Accessed September 12, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/
---. California Earthquake Hazards Zone Application (EQ ZAPP). Accessed September 12, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/
---. “San Mateo County Tsunami Hazard Area”. September 13, 2023. .https://www.conservation.ca.gov/cgs/tsunami/maps/san-mateo.
California Department of Education. Data Quest, 2022-2023 Enrollment, Borel Middle Report.
Accessed March 20, 2024.
https://dq.cde.ca.gov/dataquest/dqcensus/EnrEthLevels.aspx?cds=41690396044853&aggle vel=school&year=2022-23.
--. DataQuest Home. Enrollment Report. 2022-23 Enrollment, San Mateo High Report. Accessed March 20, 2024.
https://dq.cde.ca.gov/dataquest/dqcensus/EnrEthLevels.aspx?cds=41690474136370&aggle vel=school&year=2022-23.
---. DataQuest Home. San Mateo Union High Report. Accessed September 6, 2023. https://dq.cde.ca.gov/dataquest/dqcensus/EnrEthGrd.aspx?cds=4169047&agglevel=district &year=2022-23.
---. DataQuest Home. Enrollment Report. 2022-23 Enrollment, Sunnybrae Elementary Report.
Accessed September 6, 2023.
https://dq.cde.ca.gov/dataquest/dqcensus/enrethlevels.aspx?agglevel=School&year=2022- 23&cds=41690396045017.
California Department of Finance. Table E-5, Population and Housing Estimates. January 2023.
Accessed September 6, 2023.
https://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-5/.
California Department of Fish and Wildlife. Conservation Plan Boundaries, HCP and NCCP. July 2015. https://map.dfg.ca.gov/metadata/ds0760.html.
California Department of Forestry and Fire Protection. “Fire and Resource Assessment Program.” Accessed September 6, 2023. http://frap.fire.ca.gov/.
---. San Mateo County: Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE.
November 2008.
---. San Mateo County Fire Hazard Safety Zone Map. November 2007. 1456 of 11211
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---. San Mateo County: Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE.
November 2008. https://osfm.fire.ca.gov/media/5988/san_mateo.pdf.
California Department of Housing and Community Development. “Regional Housing Needs Allocation and Housing Elements” Accessed September 6, 2023. http://hcd.ca.gov/community-development/housing-element/index.shtml.
California Department of Tax and Fee Administration. “Net Taxable Gasoline Gallons.” Accessed January 9, 2024.
https://www.cdtfa.ca.gov/dataportal/dataset.htm?url=VehicleTaxableFuelDist.
California Department of Transportation. “California Scenic Highway Mapping System.” Accessed June 15, 2022. https://dot.ca.gov/programs/design/lap-landscape-architecture-andcommunity-livability/lap-liv-i-scenic-highways California Department of Resources Recycling and Recovery (CalRecycle). “SWIS Facility Detail:
Corinda Los Trancos Landfill (Ox Mountain) (41-AA-0002)”. Accessed June 23, 2022. https://www2.calrecycle.ca.gov/SolidWaste/Site/Details/3223.
California Department of Water Resources. “Basin Prioritization”. https://water.ca.gov/Programs/Groundwater-Management/Basin-Prioritization. Accessed February 4, 2022.
California Energy Commission. Energy Consumption Data Management System. “Electricity Consumption by County.” Accessed January 9, 2024.
http://ecdms.energy.ca.gov/elecbycounty.aspx.
---. “Natural Gas Consumption by County.” Accessed January 9, 2024. http://ecdms.energy.ca.gov/gasbycounty.aspx.
---. “2022 Building Energy Efficiency Standards What’s New for Single-Family Residential.” Revised July 15, 2022. Accessed February 14, 2024.
https://www.energy.ca.gov/sites/default/files/2022-08/2022_Singlefamily_Whats_New_Summary_ADA.pdf. ---. “2022 Building Energy Efficiency Standards What’s New for Multifamily.” Revised August 4, 2022. Accessed February 14, 2024. https://www.energy.ca.gov/sites/default/files/2022- 08/2022_Multifamily_Whats_new_Summary_ADA.pdf.
---. “2022 Building Energy Efficiency Standards What’s New for Nonresidential.” Revised August 4, 2022. Accessed February 14, 2024. https://www.energy.ca.gov/sites/default/files/2022- 08/2022_Nonresidential_Whats_New_Summary_ADA.pdf.
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California Environmental Protection Agency. “Cortese List Data Resources.” Accessed September 14, 2023. https://calepa.ca.gov/sitecleanup/corteselist/. ---. “Cortese List Data Resources” Accessed September 14, 2023. https://www.envirostor.dtsc.ca.gov/public/map/?global_id=38330005 California Geological Survey. “Earthquake Zones of Required Investigation”. Accessed September 13, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/.
California Gas and Electric Utilities. 2022 California Gas Report. Accessed January 9, 2024. https://www.socalgas.com/sites/default/files/Joint_Utility_Biennial_Comprehensive_Califor nia_Gas_Report_2022.pdf.
California Natural Resources Agency. San Mateo County Important Farmland 2018. September 2019. Accessed September 6, 2023.
https://www.conservation.ca.gov/dlrp/fmmp/Pages/SanMateo.aspx California Regional Water Quality Control Board. San Francisco Bay Region Municipal Regional Stormwater NPDES Permit. November 2015.
California Office of Historic Preservation. “CEQA Guidelines Section 15064.5(a)(3) and California Office of Historic Preservation Technical Assistance Series #6.” Accessed February 14, 2024. https://ohp.parks.ca.gov/pages/1054/files/ts01ca.pdf
CalRecycle. Analysis of the Progress Toward the SB 1383 Organic Wase Reduction Goals. August 18, 2020.
https://www2.calrecycle.ca.gov/Publications/Details/1693#:~:text=Analysis%20of%20the% 20Progress%20Toward,(DRRR%2D2020%2D1693)&text=SB%201383%20establishes%20targ ets%20to,75%20percent%20reduction%20by%202025.
CalRecycle. Solid Waste Facility Permit – Corinda Los Trancos Landfill (Ox Mountain). Accessed May 26, 2022.
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1561?siteID=3223.
California State Water Resources Control Board. “2020-2022 California Integrated Report (Clean Water Act Section 303(d) List and 305(b) Report).” May 11, 2022. Accessed September 13, 2023.
https://www.waterboards.ca.gov/water_issues/programs/water_quality_assessment/2020 _2022_integrated_report.html.
---. Municipal Regional Stormwater NPDES Permit, Order No. R2-2022-0018, NPDES Permit No.
CAS612008. May 11, 2022.
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---. Impaired Water Bodies - 2010 Integrated Report (Clean Water Act Section 303(d) List / 305(b) Report). Accessed September 13, 2023.
https://www.waterboards.ca.gov/water_issues/programs/tmdl/integrated2010.shtml California Water Service. “2020 Urban Water Management Plan, Mid-Peninsula District”. June 2021. https://www.calwater.com/conservation/uwmp2020/.
City of San Mateo. 2030 General Plan Final Environmental Impact Report. July 2010. ---. San Mateo 2030 General Plan, Safety Element. October 2010. ---. Historic Building Survey. 1989.
---. “Adopted 2020-21 Budget.” Page 115. Accessed June 15, 2022. https://www.cityofsanmateo.org/DocumentCenter/View/85547/Adopted-Budget_FY-2021- 22?bidId=
---. Final Environmental Impact Report, City of San Mateo Clean Water Program. April 2016.
City/County Association of Governments of San Mateo County. Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport. November 2012. ---. Comprehensive Airport Land Use Compatibility Plan for the Environs of San Carlos Airport.
October 2015.
---. 2023 San Mateo County Congestion Management Program. 2023. ---. “Recycling, Compost, and Garbage.” Accessed February 5, 2024. http://www.cityofsanmateo.org/index.aspx?NID=2076.
Clean Water Program. Wastewater Treatment Plant Nutrient Removal and Wet Weather Flow Management Upgrade and Expansion Project. March 27, 2020. https://cleanwaterprogramsanmateo.org/wwtp/.
Decision Insight. Residential Development Report, Student Generation Rate for San Mateo Union High School District 2022. Published August 6, 2021.
Devincenzi, Monica. Municipal Relationship Manager, Republic Services. Personal Communication.
February 27, 2019.
Federal Emergency Management Agency. Flood Insurance Rate Map, Community Panel No. 06081C0154G. Map. Effective Date: April 5, 2019.
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Google Maps. Street View, Crystal Springs Road and North El Camino Real. Accessed January 9, 2024. https://bit.ly/33f2mG4.
---. Directions, 445 South B Street to Alameda de las Pulgas. Accessed January 9, 2024. https://maps.app.goo.gl/CGSBMxcqDdAGH86aA
---. Directions, 445 South B Street to CA-92. Accessed January 9, 2024. https://maps.app.goo.gl/QhoWWZN18cuaSbF48
---. Directions, 445 South B Street to Polhemus Road. Accessed January 9, 2024. https://maps.app.goo.gl/BeWPT99EfpbaXHDT7
---. Driving directions, Fire Station 21 to 445 South B Street. Accessed September 6, 2023. 445 S B St, San Mateo, CA 94401 to 120 S Ellsworth Ave, San Mateo, CA 94401 - Google Maps. ---. Driving directions, Main Police Station to 445 South B Street. Accessed September 6, 2023. 445 South B Street, San Mateo, CA 94401 to 200 Franklin Pkwy, San Mateo, CA 94403 - Google Maps.
Office of Planning and Research. “CEQA Review of Housing Projects Technical Advisory.” Accessed February 14, 2024. https://opr.ca.gov/docs/20190208-TechAdvisoryReview_of_Housing_Exemptions.pdf.
Metropolitan Transportation Commission. Transit Priority Areas. 2021. Accessed February 10, 2024. https://www.arcgis.com/home/item.html?id=370de9dc4d65402d992a769bf6ac8ef5. ---. “Priority Development Areas (Plan Bay Area 2050).” Accessed September 6, 2023. https://opendata.mtc.ca.gov/datasets/priority-development-areas-plan-bay-area2050/explore?location=37.565230%2C-122.319314%2C17.00.
NOAA. Protected Resources App. Accessed September 12, 2023. https://www.webapps.nwfsc.noaa.gov/portal/apps/webappviewer/index.html?id=7514c71 5b8594944a6e468dd25aaacc9.
Peninsula Clean Energy. “Frequently Asked Questions.” Accessed January 9, 2024. https://www.peninsulacleanenergy.com/faq/. 2) Peninsula Clean Energy. “Energy Choices.” Accessed January 9, 2024. https://www.peninsulacleanenergy.com/faq/.
Ruffo, Amy. Director Facilities and Construction, San Mateo-Foster City School District. Personal Communication. February 10, 2022.
San Mateo Clean Water Program. Wastewater Treatment Plant Nutrient Removal and Wet Weather Flow Management Upgrade and Expansion Project. November 2017. 1460 of 11211
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San Mateo Consolidated Fire Department. 2022 Annual Report. Accessed September 6, 2023. https://www.smcfire.org/about-us/annual-reports/
San Mateo County. General Plan Final Environmental Impact Report. January 2013.
San Mateo County. San Mateo County General Plan – Mineral Resources Map. November 1986.
San Mateo Countywide Water Pollution Prevention Program. Regulated Projects Guide. January 2020. https://www.flowstobay.org/wp-content/uploads/2020/03/SMCWPPP-C.3- Regulated-Project-Guide-High-Res_021220_0.pdf.
San Mateo County Office of Education. School District Information. Accessed September 6, 2023.
School District Information - San Mateo County Office of Education (smcoe.org) San Mateo-Foster City School District. Homepage. Accessed September 6, 2023. https://www.smfcsd.net/
San Mateo-Foster City School District. “MySchool Locator”. Accessed September 6, 2023. https://locator.pea.powerschool.com/?StudyID=236298
San Mateo Union High School District. “MySchool Locator”. Accessed September 6, 2023. https://locator.pea.powerschool.com/?StudyID=85042
Scatena, Don. Director of Student Services. San Mateo Union High School District. Personal Communication. April 1, 2022.
Sherwood Design Engineers. Bespoke (Downtown San Mateo) – Sanitary Sewer Flows Evaluation.
February 8, 2023.
United States Department of the Interior. “Memorandum M-37050. The Migratory Bird Treaty Act Does Not Prohibit Incidental Take.” Accessed September 12, 2023. https://www.doi.gov/sites/doi.gov/files/uploads/m-37050.pdf.
United States Department of Energy. Energy Independence & Security Act of 2007. Accessed January 9, 2024. http://www.afdc.energy.gov/laws/eisa.
United States Department of Transportation. USDOT Announces New Vehicle Fuel Economy Standards for Model Year 2024-2026.” Accessed January 9, 2024. https://www.nhtsa.gov/press-releases/usdot-announces-new-vehicle-fuel-economystandards-model-year-2024-2026 United States Energy Information Administration. “State Profile and Energy Estimates, 2020.” Accessed January 9, 2024. https://www.eia.gov/state/?sid=CA#tabs-2. 1461 of 11211
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“State Profile and Energy Estimates, 2020.” Accessed January 9, 2024. https://www.eia.gov/state/?sid=CA#tabs-2.
---. “Petroleum & Other Liquids, California Field Production of Crude Oil.” February 28, 2023. https://www.eia.gov/dnav/pet/hist/LeafHandler.ashx?n=pet&s=mcrfpca1&f=a ---. ”Natural Gas Consumption by End Use. 2021.” Accessed January 9, 2024. https://www.eia.gov/state/?sid=CA#tabs-2.
United States Environmental Protection Agency. “The 2022 EPA Automotive Trends Report:
Greenhouse Gas Emissions, Fuel Economy, and Technology since 1975.” December 2022. https://nepis.epa.gov/Exe/ZyPDF.cgi?Dockey=P1010U68.pdf ---. “Summary of the Resource Conservation and Recovery Act.” Accessed September 14, 2023. https://www.epa.gov/laws-regulations/summary-resource-conservation-and-recovery-act. ---. “Trichloroethylene Fact Sheet.” January 2000.
USFWS. Critical Habitat for Threatened & Endangered Species. Accessed September 12, 2023. https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe0989 3cf75b8dbfb77
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Section 6.0 Lead Agency and Consultants
Lead Agency
City of San Mateo
Community Development Department
Manira Sandhir, Planning Manager and Zoning Administrator Manira Sandhir, Planning Manager
Consultants
David J. Powers & Associates, Inc.
Environmental Consultants and Planners
Akoni Danielsen, President and Principal Project Manager Natalie Noyes, Senior Project Manager
Maria Kisyova, Project Manager
Ryan Osako, Graphics Artist
BASIN Research Associates
Cultural Resources Consultants
Colin Busby, Managing Principal
ECORP Consulting, Inc.
Greenhouse Gas Emissions Consultants
Seth Meyers, Air Quality/Noise Lead
Anaya Ward, Associate Air Quality and Noise Analyst
Fehr & Peers, Inc.
Transportation Consultants
Matt Goyne, Principal Planner
Alex Murray, Transportation Planner
Samantha Ellman, Engineer/Planner
Illingworth & Rodkin, Inc.
Acoustics and Vibration Consultants
Michael Thill, Principal Project Manager
Carrie Janello, Senior Consultant
Ramboll
Air Quality Consultants
Michael Keinath, Principal and Service Line Lead
Liqiao (Vicky) Li, Senior Air Quality Consultant
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Steer Group
Transportation Demand Management Specialists
Alexandra Doran, Senior Consultant
Julia Wean, Associate
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Section 7.0 Acronyms and Abbreviations
AB Assembly Bill
ABAG Association of Bay Area Governments
ACM Asbestos-Containing Material
ALUC Airport Land Use Commission
APN Assessor’s Parcel Number
ATCM Asbestos Airborne Toxic Control Measure
BAAQMD Bay Area Air Quality Management District
Bay Area San Francisco Bay Area
bgs below ground surface
Btu British Thermal Unit
CAAQS California Ambient Air Quality Standard
CAL FIRE California Department of Forestry and Fire Protection Cal/OSHA California Department of Industrial Relations, Division of Occupational Safety and Health
CalARP California Accidental Release Prevention
CalEPA California Environmental Protection Agency
CALGreen California Green Building Standards
Caltrans California Department of Transportation
Cal Water California Water Service
CARB California Air Resources Board
CBC California Building Code
C/CAG City/County Association of Governments
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CFC Chlorofluorocarbon
CFR Code of Federal Regulations
CGS California Geological Survey
CH4 Methane
CLUP Comprehensive Land Use Plan
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CNEL Community Noise Equivalent Level
CO Carbon Monoxide
CO2 Carbon Dioxide
CO2e Carbon Dioxide Equivalents
CRHR California Register of Historical Resources
CREC Controlled Recognized Environmental Condition
CUPA Certified Unified Program Agency
CWP Clean Water Program
dBA A-weighted decibel
DNL Day/Night Average Sound Level
DPM Diesel Particulate Matter
DPW City of San Mateo Department of Public Works
DTSC Department of Toxic Substances Control
EIR Environmental Impact Report
EO Executive Order
EPA Environmental Protection Agency
ESA Environmental Site Assessment
ESL Environmental Screening Level
EZRI Earthquake Zones of Required Investigation
FAA Federal Aviation Administration
FAR Federal Aviation Regulations
FEMA Federal Emergency Management Agency
FHSZ Fire Hazard Severity Zone
FIRM Flood Insurance Rate Map
FMMP Farmland Mapping and Monitoring Program
GHG Greenhouse Gases
GHGRS Greenhouse Gas Reduction Strategy
GWh Gigawatt Hour
GWP Global Warming Potential
Habitat Plan Santa Clara Valley Habitat Plan
HREC Historic Recognized Environmental Condition
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HSP Health and Safety Plan
HSWA Hazardous and Solid Waste Amendments
LBP Lead based paint
Leq Energy-Equivalent Sound/Noise Descriptor
Lmax Maximum A-weighted noise level during a measurement period LID Low Impact Development
LOS Level of Service
LRA Local Responsibility Area
MBTA Migratory Bird Treaty Act
MCL Maximum Contaminant Level
MEI Maximally Exposed Individual
MMTCO2e Million Metric Tons of Carbon Dioxide Equivalent MND Mitigated Negative Declaration
mpg Miles per Gallon
MRP Municipal Regional Stormwater NPDES Permit
MSL Mean Sea Level
MTC Metropolitan Transportation Commission
N2O Nitrous Oxide
NAAQS National Ambient Air Quality Standard
NAHC Native American Heritage Commission
NCP National Contingency Plan
NESHAP National Emission Standards for Hazardous Air Pollutants NFIP National Flood Insurance Program
NHPA National Historic Preservation Act
NO2 Nitrogen Dioxide
NOA Naturally Occurring Asbestos
NOD Notice of Determination
NOI Notice of Intent
NOx Nitrogen Oxides
NRHP National Register of Historic Places
O3 Ozone
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PCB Polychlorinated Biphenyls
PCE Tetrachloroethene
PCF Perfluorocarbon
PDA Priority Development Areas
PG&E Pacific Gas and Electric Company
PM Particulate Matter
PM10 Particulate matter with a diameter of 10 microns or less PM2.5 Particulate matter with a diameter of 2.5 microns or less PPV Peak Particle Velocity
R&D Research and Development
RAP Removal Action Plan
RCRA Resource Conservation and Recovery Act
REC Recognized Environmental Condition
ROG Reactive Organic Gases
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SB State Bill
SCS Sustainable Communities Strategy
SF6 Sulfur Hexafluoride
SFHA Special Flood Hazard Area
SFPUC San Francisco Public Utilities Commission
SHMA Seismic Hazards Mapping Act
SMARA Surface Mining and Reclamation Act
SMCFD San Mateo Consolidated Fire Department
SMCWPPP San Mateo Countywide Water Pollution Prevention Program SMGB State Mining and Geology Board
SMFCSD San Mateo-Foster City School District
SMP Site Management Plan
SMPD San Mateo Police Department
SMUHSD San Mateo Union High School District (
SOx Sulfur Oxides
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SPAR Site Plan and Architectural Review
SR State Route
SRA State Responsibility Area
SWRCB State Water Resources Control Board
SWPPP Stormwater Pollution Prevention Plan
TAC Toxic Air Contaminants
TIA Transportation Impact Assessment
TCE Trichloroethene
TCR Tribal Cultural Resource
Title 24 Title 24, Part 6 of the California Code of Regulations TMDL total maximum daily load
TPHd Total Petroleum Hydrocarbons Diesel
TPHg Total Petroleum Hydrocarbons Gasoline
TSCA Toxic Substances Control Act
UPRR Union Pacific Railroad
USACE United States Army Corps of Engineers
USFWS United States Fish and Wildlife Service
UWMP Urban Water Management Plan
VMS Vapor Mitigation System
VMT Vehicle Miles Traveled
VOC Volatile Organic Compound
Williamson Act California Land Conservation Act
WUI Wildland-Urban Interface
WWTP Wastewater Treatment Plant
ZNE Zero Net Carbon Emission
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Ramboll
2200 Powell Street
Suite 200
Emeryville, CA 94608
USA
T +1 510 655 7400
F +1 510 655 9517
www.ramboll.com
MEMO
Date: May 6, 2024
To: Natalie Noyes, Senior Project Manager, David J Powers & Associates
From: Michael Keinath
Kylie Rasmussen
Subject: CEQA AIR QUALITY AND HEALTH RISK ASSESSMENT FOR THE 455 SOUTH B STREET (BESPOKE) COMMERCIAL/RESIDENTIAL
MIXED-USE PROJECT, SAN MATEO, CALIFORNIA
Ramboll conducted California Environmental Quality Act (CEQA) air quality and health risk analyses for the proposed mixed-use development at 455 South B Street (also known as Bespoke) in San Mateo, California (the “Project”).
According to the Project sponsor, the Project would redevelop the site with two buildings including a seven-story affordable housing building that would include 71 residential units and a center for Self-Help for the Elderly, and a six-story commercial building that would include 148,939 square feet of office space and 13,995 square feet of retail space. Surrounding land uses include commercial uses to the northwest along East 4th avenue; the Caltrain line to the northeast along South Railroad Avenue; proposed office, retail and residential uses to the southwest along South B Street; and commercial uses to the southeast along E. 5th Avenue.
The Project would include an emergency generator and electric fire pump during operation.
The proposed land uses at the Project site are listed in Table 1.
CEQA THRESHOLDS OF SIGNIFICANCE
The City of San Mateo is the lead agency responsible for Project approval. Per City of San Mateo requirements, Ramboll evaluated the Project in accordance with the current Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines, which were updated in April 2023, but are designated as the “2022 Guidelines.” 1 These guidelines present methods for evaluating compliance with CEQA as well as thresholds for determining significance. With respect to the Project, the BAAQMD thresholds of significance are as follows:
1 BAAQMD. 2023. 2022 California Environmental Quality Act (CEQA) Air Quality Guidelines.
Available online at: https://www.baaqmd.gov/plans-and-climate/california-environmentalquality-act-ceqa/updated-ceqa-guidelines 1470 of 11211
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BAAQMD CEQA Thresholds of Significance
Criteria Air Pollutants
(and Precursors)
Construction-Related Average Daily Emissions
(lbs/day)
ROG 54
NOX 54
PM10 82 (exhaust only)
PM2.5 54 (exhaust only)
PM10/PM2.5 (fugitive dust) Best Management Practices
CO (local concentration) None
Health Risks Construction- and Operation-Related Risks and Hazards for New Sources and Receptors
Individual Project
Compliance with Qualified Community Risk Reduction Plan OR
Increased cancer risk of >10.0 in a million
Increased non-cancer risk of > 1.0 Hazard Index (HI, chronic or acute) Ambient PM2.5 increase: > 0.3 µg/m3 annual average
Zone of Influence: 1,000-foot radius from fence line of source or receptor Cumulative Threshold
Compliance with Qualified Community Risk Reduction Plan OR
Increased cancer risk of >100 in a million (from all local sources) Increased non-cancer risk of >10 HI (from all local sources) (chronic) Ambient PM2.5 increase: > 0.8 µg/m3 annual average (from all local sources) Zone of Influence: 1,000-foot radius from fence line of source or receptor Odors None
Abbreviations:
CO = Carbon Monoxide
Lbs = pounds
MT of CO2e/yr = metric tons of carbon dioxide equivalent per year MT CO2e/SP/yr = metric tons carbon dioxide equivalent per service population per year NOx = oxides of nitrogen
PM2.5 = Particulate Matter less than 2.5 microns
PM10 = Particulate Matter less than 2.5 microns
ROG = Reactive Organic Gas
µg/m3 = micrograms per cubic meter.
Since the City of San Mateo has separately arranged for a GHG analysis, this Technical Memorandum only evaluates construction Criteria Air Pollutants (CAP) emissions and health effects of toxic air contaminant (TAC) emissions emitted during Project construction and operation, including a cumulative assessment from all sources within the zone of influence. 1471 of 11211
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The 2022 BAAQMD CEQA Guidelines Appendices provide an Excel-based tool that generates a conservative indication of whether implementing a proposed mixed land use project could result in potentially significant criteria air pollutants and precursors impacts. Using the “Mixed Land Use Screening Tool for Criteria Pollutants and Precursors” provided by BAAQMD and the land use sizes provided in Table 1, the proposed project is below operational criteria pollutant screening levels, shown in Appendix A. As a result, an operational CAP assessment is not included in this memorandum.
SUMMARY OF RESULTS
Construction emissions are presented in Table 2. The CAP emissions for construction are below the BAAQMD thresholds of significance. However, since the unmitigated PM2.5 concentration at the maximally exposed nearby receptor exceeded thresholds, mitigation for fugitive dust was developed to bring the PM2.5 concentration below thresholds. The proposed mitigation measure is:
• Best management practices for fugitive dust: During Project construction, the Project sponsor shall comply with the BAAQMD’s current basic control measures for reducing construction emissions of fugitive PM10 and PM2.5. The fugitive PM emissions are assumed to be mitigated by watering the construction site two times per day, using CalEEMod2 default reduction percentages for the specified control measures.
Unmitigated and mitigated health risk impacts from the Project are shown in Table 3 and Table 4, respectively. Health risk impacts on a cumulative basis are shown in Table 5.
With the mitigation measure applied, the air quality and health risk impacts from the Project are below the BAAQMD thresholds of significance. The cumulative impacts exceed thresholds; however, the Project would not result in a cumulatively considerable contribution to the significant impact considering the cancer risk exceedance is driven by the nearby railway, as discussed in greater detail below.
DATA SOURCES AND EMISSIONS METHODOLOGIES
The following sections describe the input data and methodologies used in the construction and operational emissions analysis. Detailed information for each section can be found in the referenced tables and appendices.3
Construction CAP Emissions Estimation
Ramboll utilized methodology consistent with the California Emission Estimator Model version 2022.1 (CalEEMod to quantify all construction CAP emissions. CalEEMod is a statewide program designed to calculate both CAP and GHG emissions for development projects in California. CalEEMod provides a simple platform to calculate both construction emissions and operational emissions from a land use project. It calculates both the daily maximum and annual average for CAPs as well as total or annual GHG emissions.
2 California Air Pollution Control Officers Association (CAPCOA). 2022. California Emissions Estimator Model.
Available at: http://www.CalEEMod.com/.
3 Following quantification of the project's construction CAP emissions, the applicant submitted revised plans that include a slight increase to the self-help use that was categorized in Table 1 as General Office Building. This increase (1,342 square feet) would be accommodated within the same construction phasing assumptions and would not change the project's modeled emissions.
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CalEEMod utilizes widely accepted models for emission estimates combined with appropriate default data that can be used if site-specific information is not available. CalEEMod uses sources such as the US Environmental Protection Agency (USEPA) AP-42 emission factors,4 California Air Resources Board’s (CARB) on-road and off-road equipment emission models such as the EMission FACtor model (EMFAC) and the Emissions Inventory Program model (OFFROAD), and studies commissioned by California agencies such as the California Energy Commission (CEC) and CalRecycle.
Construction emissions from the Project include both on-site, off-road heavy equipment as well as offsite, on-road vehicle travel. As described below, Ramboll updated several default assumptions to Project-specific information to generate emission estimates with CalEEMod, for consistency with BAAQMD and California Air Pollution Control Officer Association (CAPCOA) methods. Where projectspecific data were not available, Ramboll used CalEEMod defaults for the land uses shown in Table 1.
The construction phasing, equipment, and trip rate assumptions are shown in Tables 6, 7, and 8. It was assumed that construction would start as early as 2026. Project construction is assumed to use statewide fleet-average tier diesel engines for all equipment. Construction equipment during a given construction year in the OFFROAD model is a mix of Tier 1, 2, 3, Tier 4 Interim and Tier 4 Final engines based on statewide equipment inventory for that given year. This assumes that the Project would use construction equipment as available and not specify a particular engine Tier level. Emissions from paving and architectural coating off-gassing were also estimated using methodologies consistent with CalEEMod and are summarized in Tables 9 and 10.
Updates to CalEEMod Default Assumptions
In preparing Project construction emissions, several updates were made to modify the CalEEMod default factors and assumptions. These include the following areas:
• Off-road equipment hours were updated to reflect utilization of each equipment per phase as provided by the Project sponsor.
• The vendor and haul truck trips for all subphases were provided by the Project sponsor and are shown in Table 8.
• Under the mitigated scenario, the construction site is assumed to be watered twice per day to reduce fugitive PM emissions.
LOCAL COMMUNITY RISK AND HAZARD IMPACTS
Local Carbon Monoxide (CO) Impacts
According to the 2022 BAAQMD CEQA Guidelines, the Project would result in less-than-significant localized CO concentrations if it meets the following criteria:
1. Is consistent with county and local congestion management plans, and
2. Does not increase traffic volumes at affected intersections to more than 24,000 vehicles per hour.
Based on the traffic volume data provided by the Project sponsor, presented in Appendix B, the traffic volumes generated by the proposed project will not result in the overall traffic volumes 4 The USEPA maintains a compilation of Air pollutant Emission Factors and process information for several air pollution source categories. The data is based on source test data, material balance studies, and engineering estimates. Available at: https://www.epa.gov/air-emissions-factors-and-quantification/ap-42-compilation-airemissions-factors. 1473 of 11211
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exceeding 24,000 vehicles per hour at any nearby intersections. Thus, operational impacts from Project CO emissions would be less than significant.
Toxic Air Contaminant (TAC) and PM2.5 Emissions
The TAC emissions associated with the Project construction were calculated with the following assumptions and exceptions:
1. Diesel Particulate Matter (DPM): DPM emissions were used to evaluate the cancer risk and noncancer chronic HI from Project construction. In this analysis, both on-site (i.e., construction equipment) and local off-site (i.e., construction mobile sources) particulate matter less than 10 microns (PM10) exhaust emissions5 were calculated as DPM and modeled within the Project boundary (as discussed in the next section). This analysis also conservatively assumed the small fraction of non-diesel PM10 (i.e., PM10 emissions from gasoline fueled passenger vehicles) was DPM, which has greater human health impacts.
2. PM2.5: Exhaust and fugitive particulate matter less 2.5 microns (PM2.5) emissions were used to evaluate the PM2.5 concentration due to the Project construction. Fugitive PM emissions were calculated using CalEEMod methodologies as shown in Tables 11-17. The modeled emissions were calculated using the same conservative assumptions as the DPM calculation.
Based on the construction schedule provided by the Project sponsor, the Project construction will be completed in one phase. All emissions from Project construction were summed by year and modeled on an annual basis. These modeled construction emission rates are shown in Table 18.
TAC emissions from Project operation were estimated for the proposed emergency generator based on the kilowatt and tier rating provided by the Project sponsor. The exhaust temperature, outlet diameter, and outlet velocity of the generators were provided by the Project sponsor and the default stack height was assumed based off the 2022 BAAQMD CEQA Guidelines. As recommended by the City of San Mateo, project emissions for the emergency generator is based on the BAAQMD rule limiting the hours of non-emergency operation for emergency standby diesel engines to a maximum of 50 hours per year of testing and maintenance, which is consistent with the maximum allowed testing time from the Airborne Toxic Control Measure for Stationary Compression Ignition Engines.6 Annual emissions of PM10 and PM2.5 from the proposed generator were estimated using ARB standards for diesel generator engines.7 Similar to construction TAC sources, PM10 exhaust emissions from the proposed generator were conservatively calculated as DPM. The emission factors and modeled emission rates for the proposed emergency generator are summarized in Table 19. TAC emissions from the emergency fire pump were not analysed since the fire pump will be electric.
Operational traffic can also contribute vehicular TAC emissions, predominantly from gasoline fueled engines, if the Project would substantially increase traffic volumes on nearby roadways.
Based on BAAQMD’s risk requirement, a major roadway with at least 10,000 average annual daily traffic (AADT) should be identified as mobile source. 8 However, since the Project is 5 Local off-site (mobile source) emissions were conservatively calculated by including CalEEMod® on-road emissions for the entire default trip length in the screening model. 6 California Air Resources Board (CARB). 2011. Final Regulations Order: Amendments to the Airborne Toxic Control Measure for Stationary Compression Ignition Engines. Available at:
https://ww2.arb.ca.gov/sites/default/files/classic/diesel/documents/finalreg2011.pdf. 7 California Air Resources Board (CARB). Non-road Diesel Engine Certification Tier Chart. Available at:
https://ww2.arb.ca.gov/resources/documents/non-road-diesel-engine-certification-tier-chart 8 BAAQMD. 2022. CEQA Guidelines- Risk and Hazard Screening Analysis Process Flow Chart. Available at:
https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/tools/2020_02_20-screening-approachflow-chart-pdf.pdf?la=en. 1474 of 11211
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relatively small, it will generate less than 10,000 AADT distributed to nearby roadways. Therefore, operational on-road vehicles were not modeled as a TAC source.
Project-Level Health Risk Assessment
Ramboll analyzed Project construction-related and operational health risks by estimating ambient air concentrations of DPM and PM2.5.
Air Dispersion Modeling
To estimate air concentrations of DPM and PM2.5, Ramboll used AERMOD Version 23132, a steadystate Gaussian plume model developed by USEPA for regulatory applications. AERMOD requires emission source locations and release parameters, receptor locations, and processed meteorological data. The construction and operational source parameters are shown in Table 20 and Table 21, respectively. Ramboll used five years of meteorological data from the San Francisco International Airport, which was the nearest available dataset to the Project.
Turbulent eddies can form on the downwind side of buildings and may cause a plume from a stack or point source located near the building to be drawn towards the ground to a greater degree than if the building were not present. This is referred to as the “building downwash” effect. The effect can increase the resulting ground-level pollutant concentrations downwind of a building. AERMOD takes this effect into account for sources modeled as point sources. The dimensions and locations of the Project and the commercial buildings adjacent to the Project site were included, as shown in Figure 1, to allow AERMOD to incorporate algorithms to evaluate the downwash effect on dispersion of point sources. Building heights were obtained from the plans of the proposed Project and the adjacent buildings. The direction-specific building downwash dimensions were determined by the latest version (04274) of the Building Profile Input Program, PRIME (BPIP PRIME). Point sources were used only to model the Project generator, so building downwash was only evaluated in the Project operational generator modeling.
The AERMOD input files are provided electronically as Appendix C. The source and building setup are shown in Figure 1. The modeled receptor grid is shown in Figure 2. As recommended in 2022 BAAQMD CEQA Guidelines, receptor heights were modeled at 1.5 meters to represent the breathing zone of an adult.
Exposure Parameters and Cancer Risk Calculation
In February 2015, Office of Environmental Health Hazard Assessment (OEHHA) released the updated Air Toxics Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments, which combines information from previously-released and adopted technical support documents to delineate OEHHA’s revised risk assessment methodologies based on current science.9 In accordance with OEHHA’s revised HRA guidelines, the 2022 BAAQMD CEQA Guidelines has adopted an intake methodology that addresses children’s greater sensitivity and health impacts from early exposure to carcinogenic compounds.10 The updated calculation procedures include the use of age-specific weighting factors, breathing rates, fraction of time at home, and reduced exposure durations, as shown in the 2022 BAAQMD CEQA Guidelines Appendix E. This analysis followed the recommended methodology from the 2022 BAAQMD CEQA Guidelines.
9 OEHHA. 2015. Air Toxics Hot Spots Program. Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
10 BAAQMD. 2023. 2022 California Environmental Quality Act (CEQA) Air Quality Guidelines. Available online at:
https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-act-ceqa/updated-ceqa-guidelines. 1475 of 11211
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Ramboll conservatively evaluated Project impacts due to construction emissions using default exposure assumptions for a resident child from OEHHA unless otherwise noted.11 The resident child scenario assumes a much higher daily breathing rate and age-sensitivity factor (ASF) than other sensitive receptor populations and therefore is the most conservative scenario to evaluate for this analysis. For the construction and operation exposure scenario, off-site residential receptors exposed to the entire construction period and 30 years of Project operation were evaluated to determine the maximum health impacts of the Project; for the operation-only scenario, the Project residential receptors were assumed to be exposed at the start of Project operation for 30 years. The locations for sensitive receptor including daycares, childcares and elementary schools were identified using a report from Environmental Data Resources (EDR). Worker receptor’s locations were identified using the City of San Mateo Zoning Map.12 Exposure periods for each of the non-residential sensitive land uses are assumed to be the same as the age range accepted at the location. The exposure parameters used to estimate excess lifetime cancer risks for the nearby sensitive receptors are presented in Table 22.
The dose estimated for each exposure pathway is a function of the concentration of a chemical and the intake of that chemical. The intake factor for inhalation, IFinh, can be calculated as follows:
IFinh = DBR * FAH * EF * ED * CF * ASF * FY
AT
Where:
IFinh = Intake Factor for Inhalation (m3/kg-day)
DBR = Daily Breathing Rate (L/kg-day)
FAH = Fraction of Time at Home (unitless)
EF = Exposure Frequency (days/year)
ED = Exposure Duration (years)
AT = Averaging Time (days)
CF = Conversion Factor, 0.001 (m3/L)
ASF = Age Sensitivity Factor (unitless)
FY = Fraction of Year, to correct annualization of partial year emissions The chemical intake or dose is estimated by multiplying the inhalation intake factor, IFinh, by the chemical concentration in air, Ci. When coupled with the chemical concentration, this calculation is mathematically equivalent to the dose algorithm given in the OEHHA Hot Spots guidance.13 The toxicity assessment characterizes the relationship between the magnitude of exposure and the nature and magnitude of adverse health effects that may result from such exposure. This HRA evaluated theoretical exposures to TACs for two categories of potential adverse health effects, cancer and non-cancer endpoints. Toxicity values used to estimate the likelihood of adverse effects occurring 11 OEHHA. 2015. Air Toxics Hot Spots Program. Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
12 City of San Mateo. 2022. City of San Mateo Zoning Map. Available online at:
https://www.cityofsanmateo.org/DocumentCenter/View/66332/CDD-Planning---Zoning?bidId=. 13 OEHHA. 2015. Air Toxics Hot Spots Program. Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
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in humans at different exposure levels are identified as part of the toxicity assessment component of a risk assessment.
Excess lifetime cancer risk and chronic hazard quotient (HQs) calculations for Project construction and operation utilized the toxicity values for DPM. Toxicity values for DPM are as presented in Table 23.
BAAQMD recommends applying an adjustment factor to the annual average concentration modeled assuming continuous emissions (i.e., 24 hours per day, seven days per week), when the actual emissions are less than 24 hours per day and exposures are concurrent with activities occurring as part of the Project. For construction activities, emissions only impact receptors during certain hours of the day when activities are occurring. However, the TAC concentrations modeled during those hours are annualized assuming 24 hour per day in the modeling outputs. Thus, a modeling adjustment factor (MAF) is recommended to be applied to the annual average concentration used in the evaluation to account for an emissions schedule that is not occurring 24 hours per day, seven days per week if the exposure takes place preferentially during hours during which work, school or recreational activities are occurring. Thus, a MAF of 4.2 was applied to all receptor types except for residents to adjust from 24 hours per day to 8 hours per day and from 7 days a week to 5 days week ([24 hours/ 8 hours] * [7 days/ 5 days] = 4.2). Resident types are expected to be exposed 24 hours/day and 7 days/week; as a result, the MAF is 1. Operational sources could potentially operate at any time of day; as a result, the MAF is 1 for all receptors for operational sources. The MAF values are presented with exposure parameters in Table 22.
The potential for exposure to result in adverse chronic noncancer effects is evaluated by comparing the estimated annual average air concentration (which is equivalent to the average daily air concentration) to the noncancer chronic reference exposure level (cREL) for each chemical. When calculated for a single chemical, the comparison yields a ratio termed a hazard quotient (HQ). To evaluate the potential for adverse chronic noncancer health effects from simultaneous exposure to multiple chemicals, the chronic HQs for all chemicals are summed, yielding a non-cancer chronic HI.
HI = ∑HQi = ∑(Ci / cRELi)
Where:
HQi = Chronic hazard quotient for chemical i
HI = Hazard index
Ci = Annual average concentration of chemical i (µg/m3) cRELi = Chronic noncancer reference exposure level for chemical i (µg/m³) As shown in Table 3, the unmitigated construction activities and operations scenario would result in a maximum cancer risk of 9.87 in a million (threshold of 10), a maximum chronic HI of 0.017 (threshold of 1.0), and a maximum PM2.5 concentration of 0.48 micrograms per cubic meter (µg/m3) (threshold of
0.3 µg/m3) at the maximally exposed individuals (MEIs). The unmitigated PM2.5 would therefore exceed the BAAQMD’s thresholds from the construction and operations scenario. As shown in Table 4, the mitigated maximum annual average PM2.5 concentration is reduced to 0.24 µg/m3. The operations only scenario results in a maximum cancer risk of 6.9 in a million, a maximum chronic HI of 0.0020, and a maximum PM2.5 concentration of 0.010 micrograms per cubic meter (µg/m3) at the MEIs. As a result of the proposed mitigation to control fugitive dust, all health impacts would be below BAAQMD’s thresholds for both the construction and operations scenario and the operations only scenario. The 1477 of 11211
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locations of the MEIs for the overall maximum health impacts are shown in Figure 1. The locations of the MEI’s are the same for both the unmitigated and mitigated scenarios.
The Project’s air quality and health risks on off-site sensitive receptors are all below the BAAQMD thresholds of significance with the use best management practices for fugitive dust. Thus, health risk impacts associated with the Project are less than significant.
Cumulative Health Risk Assessment
In accordance with BAAQMD CEQA Guidelines, Ramboll conducted a cumulative HRA for off-site sensitive receptors. The cumulative assessment tabulates the impact of Project-related risks plus existing off-site sources (stationary and mobile) and future foreseeable cumulative development projects at the off-site MEI location for cancer risk, located on a residential receptor, and off-site MEI location for chronic health impacts and PM2.5 concentration,14 located on a worker receptor. The evaluation requires the identification of any existing stationary and mobile sources within 1,000 feet of the Project boundary and any future foreseeable cumulative development projects identified by the City of San Mateo. For this project the City of San Mateo identified the following as foreseeable future cumulative development projects to be included in the cumulative HRA:
• 435 East 3rd Avenue,
• 500 East 3rd Avenue,
• 222 East 4th Avenue,
• 616 B Street,
• 500 East 4th Avenue, and
• 477 9th Avenue.
In addition to the evaluation of each single source, the combined health risk from all TAC and PM2.5 sources are evaluated.
Stationary Sources, Railway, and Roadway Sources
Sources evaluated in the cumulative health risk assessment include any BAAQMD permitted stationary sources, other major source of emissions within the zone of influence such as railways and roadways, and construction impacts from the future development projects at listed above. The BAAQMD provides tools with conservative estimates of impacts from many of these sources, including a stationary source tool and raster files for railways and major roadways.
The stationary source screening tool from the BAAQMD provides generalized risk estimates and estimated PM2.5 concentrations for the existing stationary sources, which represents a screening-level analysis based on the size and type of activity that occurs on site.
BAAQMD’s raster files are intended to assist conducting cumulative cancer risk and hazard analyses from roadway sources (freeways and surface streets) and rail sources (rail lines and selected railyards). The roadway raster file includes impacts based on 2019 data for the entire Bay Area from three vehicle classes: (1) non-trucks (passenger cars, light duty trucks, buses, motorcycles, and motor homes), (2) Truck 1 (light heavy-duty trucks weighing 8,501 to 14,000lbs), and (3) Truck 2 (medium heavy-duty weighing 14,001 to 33,000 lbs and heavy heavy-duty trucks weighing 33,000 lbs 14 The BAAQMD tools for cumulative health risk assessments use the most conservative exposure parameters, which assumes residential exposure for 30 years. Using these tools conservatively estimates the impacts at maximally exposed worker receptors.
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and above). The railway raster file includes impacts across the Bay Area from diesel locomotives used to transport freight along Class I rail lines, to transport people along commuter/passenger rail lines (i.e., Caltrain lines), and for goods movements at railyards in West Oakland and Richmond/North Richmond/San Pablo. Impacts are estimated based on arrival/departure schedules for commuter/passenger trains from the Fall of 2021 and 2020 fuel consumption rates for the freight lines operated by the Burlington Northern Santa Fe Corporation (BNSF) and Union Pacific (UP) rail companies. The raster files and stationary source screening tools were used to estimate the health impacts from roadways, railways, and stationary sources and combined with the impacts from all other sources at the MEI.
Future Foreseeable Cumulative Development Sources
For the impacts from the construction and operation of future foreseeable cumulative development projects, Ramboll utilized methodology consistent with CalEEMod to quantify all construction and operational TAC emissions. Construction TAC emissions from these projects include DPM and PM2.5 emissions from both on-site, off-road heavy equipment and off-site, on-road vehicle travel.
Operational TAC emissions, including DPM and PM2.5 emissions from emergency generators or fire pumps, are from the projects at 500 E. 3rd Avenue (Block 21) and 222 East 4th Avenue. Ramboll analyzed construction and operation related health risks by estimating ambient air concentrations of DPM and PM2.5 using consistent methodology used to estimate health risks for the Project. The health impacts from these future foreseeable development sources at the Project’s MEI locations were combined with the impacts from all other sources at the construction and operational off-site MEIs.
Summary of Cumulative Analysis
Details of each source included in the cumulative analysis are presented in Table 5. The combined impact from all the sources results in a maximum excess cancer risk of 156 in a million compared to a threshold of 100 in a million. The primary contributors to the cumulative cancer risk at the off-site MEI is the nearby Caltrain operation, located about 25 feet from the off-site MEI, accounting for approximately 130 in a million (83%). The railway sources caused the exceedance of the cumulative cancer risk over the cumulative threshold of 100 in a million. The BAAQMD raster file provides generalized risk estimates and estimated cancer risks for railway sources, which represents a screening-level analysis based on the train schedules, 2020 fuel consumption rates, and does not account for Caltrain electrification.15 Therefore, the identified concentrations and risks are conservative. If this railway source were not operational or if Caltrain were to be electrified, it is likely the cumulative contribution from the rail line would decrease dramatically and there would be no cumulative impact associated with the Project and the rest of the cumulative sources. Further, the Project’s contribution are below the single source (Project level) thresholds. Therefore, the Project would not result in a cumulatively considerable contribution to the significant impact.
The combined impact from all the sources results in noncancer chronic HI of 0.11 compared to a threshold of 10 at the offsite MEI. The maximum combined PM2.5 concentrations is 0.75 µg/m3 compared to a threshold of 0.8 µg/m3 at the offsite MEI.
CLOSING
The analysis presented above represents emissions and health risk impacts from construction and operation of the proposed Project. Overall, the Project does not exceed any BAAQMD CEQA 15 BAAQMD. 2023. 2022 California Environmental Quality Act (CEQA) Air Quality Guidelines. Appendix E. Page E-90.
Available online at: https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqa-guidelines2022/appendix-e-recommended-methods-for-screening-and-modeling-local-risks-and-hazards_final-pdf.pdf. 1479 of 11211
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significance thresholds, with the mitigation measures to control fugitive dust by watering the construction site two times per day. On a cumulative level, the project does not result in a cumulatively considerable impact to health risks.
Attachments:
Tables
Figures
Appendix A: Mixed Land Use Screening Tool for Criteria Pollutants and Precursors Appendix B: Traffic Study
Appendix C: AERMOD Input Files (provided Electronically) 1480 of 11211
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TABLES
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Phase Project Description
Land Use Type1
CalEEMod® Land Use
Type CalEEMod® Land Use Subtype Value Units Square Footage Office Space Commercial General Office Building 154 1000sqft 153,561 Retail Retail Strip Mall 14.0 1000sqft 13,989
Office Parking Garage Parking Enclosed Parking Structure 25.5 1000sqft 25,500 Residential Residential Apartment Mid Rise 77.3 1000sqft 77,341 Residential Parking
Garage Parking Enclosed Parking Structure 22.0 1000sqft 22,000 Notes:
1 Abbreviations:
References:
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
Project land use type and square footage provided by the Project Applicant.
CalEEMod® - California Emissions Estimator Model®
Table 1
Land Use Summary for Proposed Project
445 South B Street - Bespoke
San Mateo, CA
Single Phase
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Summary of Construction Emissions by Source
ROG NOx PM10 PM2.5
Off-Road Equipment 6.9 80 1.2 1.2
Onroad Vehicles 4.4 86 0.79 0.75
Off-Road Equipment 1.6 8.2 0.31 0.31
Onroad Vehicles 0.67 10 0.10 0.093
Off-Road Equipment 12 74 2.3 2.3
Onroad Vehicles 2.9 86 0.78 0.74
Off-Road Equipment 2.5 13 0.49 0.49
Onroad Vehicles -- -- -- --
Off-Road Equipment 2.8 15 0.56 0.56
Onroad Vehicles -- -- -- --
Off-Road Equipment 2.1 40 0.31 0.31
Onroad Vehicles 23 131 1.2 1.2
Off-Road Equipment 7.6 145 1.2 1.2
Onroad Vehicles 80 454 4.2 4.0
Architectural Coating 286 -- -- --
Off-Road Equipment -- -- -- --
Onroad Vehicles -- -- -- --
Architectural Coating 2,576 -- -- --
Off-Road Equipment -- -- -- --
Onroad Vehicles -- -- -- --
Paving 2.9 -- -- --
Off-Road Equipment 1.0 8.0 0.19 0.19
Onroad Vehicles 3.3 2.2 0.043 0.040
Average Construction Emissions by day
ROG NOx PM10 PM2.5
1.4 2.3 0.034 0.033
12 2.8 0.025 0.024
54 54 82 54
No No No No
Notes:
1. 2.
Abbreviations:
BAAQMD - Bay Area Air Quality Management District NOx - nitrogen oxides CalEEMod® - California Emissions Estimator Model® PM10 - particulate matter less than 10 microns CAP - Criteria Air Pollutants PM2.5 - particulate matter less than 2.5 microns lb/day - pound(s) per day ROG - reactive organic gases
lb/yr - pound(s) per year
References:
BAAQMD. 2023. Bay Area Air Quality Management District California Environmental Quality Act Air Quality Guidelines. Available at:
https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqa-guidelines-2022/ceqa-guidelines-chapter-5-project-air-quality-impacts_finalpdf.pdf?la=en Thresholds are from BAAQMD Guidance for Assessing and Mitigating Air Quality Impacts.
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
lb/day
2026
BAAQMD Thresholds2
Exceeds Thresholds?
Construction emissions were estimated with methodology equivalent to CalEEMod® 2022.1. Off-road equipment represents emissions from construction equipment, while onroad vehicles includes emissions from worker, vendor, and hauling trucks.
Trenching/Foundation 2026
Podium 2026
2027
Building Construction
2026
2027
Interior/Architectural
2,026
2,027
Paving 2027
Year
Demolition 2026
Site Preparation 2026
Grading/Excavation 2026
Table 2
Criteria Air Pollutants Emissions from Proposed Project Construction 445 South B Street - Bespoke
San Mateo, CA
Phase Year Source
CAP Emissions1
lb/yr
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Excess Lifetime
Cancer Risk1 Chronic HI2,3 PM2.5 Concentration3 Excess Lifetime Cancer Risk1 Chronic HI2,3 PM2.5 Concentration3 in a million unitless ratio μg/m3in a million unitless ratio μg/m3 Construction 8.1 0.017 0.48 -- -- --
Generator 1.80 -- -- 6.9 0.0020 0.010
Unmitigated Total 9.87 0.017 0.48 6.9 0.0020 0.010
Significance Threshold 10 1.0 0.30 10 1.0 0.30
Exceeds thresholds? No No Yes No No No
Receptor Type Offsite Resident Offsite Worker Offsite Worker Onsite Resident Offsite Worker Offsite Worker Year -- 2026 2026 -- All All
UTMx 560040 560020 560020 560020 560040 560040
UTMy 4157760 4157700 4157700 4157740 4157720 4157720
Address 300 E 5th Ave, San
Mateo, CA 94401
306 E 5th Ave, San
Mateo, CA 94401
306 E 5th Ave, San
Mateo, CA 94401
306 E 5th Ave, San
Mateo, CA 94401
Central San Mateo, San
Mateo, CA 94401
Central San Mateo, San
Mateo, CA 94401
Note:
3. Abbreviations:
BAAQMD - Bay Area Air Quality Management District OEHHA - Office of Environmental Health Hazard Assessment HI - Hazard Index PM - particulate matter
m
3 - cubic meter µg - microgram
Reference:
PM2.5 concentration and Non-Cancer Hazard Index values represent annual values.
UTMx, UTMy - Universal Transverse Mercator
coordinates
BAAQMD. 2023. California Environmental Quality Act Air Quality Guidelines. Available at: https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-actceqa/updated-ceqa-guidelines OEHHA. 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
1. Excess lifetime cancer risks were estimated using the following equation:
Riskinh = ΣCi x CF x IFinh x CPFi x ASF
Where:
Riskinh = Cancer Risk for the Inhalation Pathway (unitless) Ci = Annual Average Air Concentration for Chemical "i" ug/m3 CF = Conversion Factor (mg/ug)
IFinh = Intake Factor for Inhalation (m3/kg-day)
CPFi = Cancer Potency Factor (mg/kg-day)-1
ASF = Age Sensitivity Factor (unitless)
2. Chronic HI for each receptor was estimated using the following equation:
HIinh = ΣCi / cREL
Where:
HIinh = Chronic HI for the Inhalation Pathway (unitless) Ci = Annual Average Air Concentration for Chemical "i" (ug/m3) cREL = Chronic Reference Exposure Level (ug/m3)
Table 3
Unmitigated Maximum Project Excess Lifetime Cancer Risk, Chronic HI and PM2.5 445 South B Street - Bespoke
San Mateo, CA
Source Category
Project Construction + Operation Project Operation
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Excess Lifetime
Cancer Risk1 Chronic HI2,3 PM2.5 Concentration3 Excess Lifetime Cancer Risk1 Chronic HI2,3 PM2.5 Concentration3 in a million unitless ratio μg/m3in a million unitless ratio μg/m3 Construction 8.07 1.7E-02 0.24 -- -- --
Generator 1.8 -- -- 6.9 0.0020 0.010
Mitigated Total 9.87 0.017 0.24 6.9 0.0020 0.010
Significance Threshold 10 1.0 0.30 10 1.0 0.30
Exceeds thresholds? No No No No No No
Receptor Type Offsite Resident Offsite Worker Offsite Worker Onsite Resident Offsite Worker Offsite Worker Year -- 2026 2026 -- All All
UTMx 560040 560020 560020 560020 560040 560040
UTMy 4157760 4157700 4157700 4157740 4157720 4157720
Address 499-401 S Railroad Ave,
San Mateo, CA 94401
Central San Mateo, San
Mateo, CA 94401
306 E 5th Ave, San
Mateo, CA 94401
S Railroad Ave, San
Mateo, CA 94401
Central San Mateo, San
Mateo, CA 94401
Central San Mateo, San
Mateo, CA 94401
Note:
3. Abbreviations:
BAAQMD - Bay Area Air Quality Management District OEHHA - Office of Environmental Health Hazard Assessment HI - Hazard Index PM - particulate matter
m
3 - cubic meter µg - microgram
Reference:
PM2.5 concentration and Non-Cancer Hazard Index values represent annual values.
UTMx, UTMy - Universal Transverse Mercator
coordinates
BAAQMD. 2023. California Environmental Quality Act Air Quality Guidelines. Available at: https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-actceqa/updated-ceqa-guidelines OEHHA. 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. February.
1. Excess lifetime cancer risks were estimated using the following equation:
Riskinh = ΣCi x CF x IFinh x CPFi x ASF
Where:
Riskinh = Cancer Risk for the Inhalation Pathway (unitless) Ci = Annual Average Air Concentration for Chemical "i" ug/m3 CF = Conversion Factor (mg/ug)
IFinh = Intake Factor for Inhalation (m3/kg-day)
CPFi = Cancer Potency Factor (mg/kg-day)-1
ASF = Age Sensitivity Factor (unitless)
2. Chronic HI for each receptor was estimated using the following equation:
HIinh = ΣCi / cREL
Where:
HIinh = Chronic HI for the Inhalation Pathway (unitless) Ci = Annual Average Air Concentration for Chemical "i" (ug/m3) cREL = Chronic Reference Exposure Level (ug/m3)
Table 4
Mitigated Maximum Project Excess Lifetime Cancer Risk, Chronic HI and PM2.5 445 South B Street - Bespoke
San Mateo, CA
Source Category
Project Construction + Operation Project Operation
1485 of 11211
Lifetime Excess
Cancer Risk PM2.5 Concentration
(in a million) (µg/m3)
2.4 0.0083 6.3E-04
11 0.060 0.41
130 0.020 0.092
435 E 3rd Avenue 0.027 6.0E-05 9.9E-05
500 East 3rd Avenue 0.21 4.0E-05 2.0E-04
222 East 4th Avenue 1.4 5.2E-04 0.0026
616 South B Street 0.079 -- --
500 E 4th Avenue 0.71 5.5E-05 8.2E-05
477 9th Avenue 0.36 1.0E-04 5.2E-04
9.87 0.017 0.24
156 0.11 0.75
YES NO NO
-- 2026 2026
560040 560020 560020
4157760 4157700 4157700
Offsite Resident Offsite Worker Offsite Worker
100 10 0.8
Notes:
1. 2.
3. 4.
Abbreviations:
HI - hazard index
PM2.5 - particulate matter less than 2.5 microns
µg/m3 - microgram per cubic meter
UTMx UTMy - Universal Transverse Mercator coordinates
References:
Table 5
Cumulative Risks and Hazards
445 South B Street - Bespoke
Foreseeable future cumulative development projects for this project include the mixed-use development projects listed. There is not reported chronic HI risk or PM2.5 concentration for 616 South B Street since it does not have operational sources and construction commences in 2025.
Health impacts from Stationary Sources estimated using BAAQMD Stationary Source Screening Analysis Tool. Risk values listed are maximum values, not expected values. Results have been adjusted by the BAAQMD-recommended distance multiplier, where relevant.
Health risks from roadways and railways were determined using BAAQMD screening tools and are based on the maximum impact of a raster cell located on the identified sensitive receptors.
Exceeds Threshold?
Total
Mitigated Project Construction and Operations4
Railways2
Roadways2
Stationary Sources1
Source
Foreseeable Future
Cumulative Development
Projects3
Bay Area Air Quality Management District (BAAQMD). 2020. Permitted Sources Risk and Hazards Map. June. Available at:
https://baaqmd.maps.arcgis.com/apps/webappviewer/index.html?id=2387ae674013413f987b1071715daa65 San Mateo, CA
Noncancer Chronic HI
Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Rail Screening Tool - PM2.5. Available at:
https://data.bayareametro.gov/Environment/CEQA-Rail-Screening-Tool-Chronic-Hazard/p57h-bktk Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Roadway Screening Tool - Cancer Risk. Available at:
https://data.bayareametro.gov/Environment/CEQA-Roadway-Screening-Tool-Cancer-Risk/kz4a-ueki Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Roadway Screening Tool - Chronic Hazard. Available at:
https://data.bayareametro.gov/Environment/CEQA-Roadway-Screening-Tool-Chronic-Hazard/sfnx-xg6j Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Roadway Screening Tool - PM2.5. Available at:
https://data.bayareametro.gov/Environment/CEQA-Roadway-Screening-Tool-PM2-5/r9gy-qwxe Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Rail Screening Tool - Cancer Risk. Available at:
https://data.bayareametro.gov/Environment/CEQA-Rail-Screening-Tool-Cancer-Risk/6eut-z6mm Bay Area Air Quality Management District (BAAQMD). 2022. CEQA Rail Screening Tool - Chronic Hazard. Available at:
https://data.bayareametro.gov/Environment/CEQA-Rail-Screening-Tool-Chronic-Hazard/p57h-bktk Risks reported for the cumulative analysis are the maximum mitiated project impacts, as reported in Table 4.
Threshold
Receptor Type
UTMy
UTMx
Year
1486 of 11211
Phase CalEEMod Subphase Start Date End Date Number of Work Days Days per Week
Demolition Demolition 2/1/2026 3/27/2026 40 5
Site Preparation Site Preparation 3/30/2026 4/13/2026 10 5 Grading/Excavation Grading/Excavation 4/14/2026 6/9/2026 40 5 Trenching/Foundation Building Construction 6/10/2026 8/12/2026 45 5 Podium Building Construction 8/13/2026 10/8/2026 40 5
Building Construction Building Construction 10/9/2026 11/5/2027 280 5 Interior/Architectural
Coating
Interior/Architectural
Coating 12/4/2026 11/5/2027 240 5
Paving Paving 7/9/2027 10/1/2027 60 5
Notes:
1. Table 6
Construction Schedule
445 South B Street - Bespoke
San Mateo, CA
The construction schedule was provided by the Project Applicant. 1487 of 11211
Phase Equipment1 CalEEMod Equipment2 Fuel3 Number1 Horsepower1 Daily Usage4 (hours/day) Utilization5 Engine Tier6
Rubber Tired Dozers Rubber Tired Dozers Diesel 1 367 8 100% No Specific Tier Excavators Excavators Diesel 2 36 8 100% No Specific Tier Rubber Tired Dozers Rubber Tired Dozers Diesel 1 367 8 100% No Specific Tier Tractors/Loaders/Backhoes Tractors/Loaders/Backhoes Diesel 1 84 8 100% No Specific Tier Excavators Excavators Diesel 1 36 8 63% No Specific Tier Rubber Tired Dozers Rubber Tired Dozers Diesel 2 367 8 63% No Specific Tier Tractors/Loaders/Backhoes Tractors/Loaders/Backhoes Diesel 1 84 8 63% No Specific Tier Bore/Drill Rigs Bore/Drill Rigs Diesel 1 221 8 100% No Specific Tier Trenching/Foundation Tractors/Loaders/Backhoes Tractors/Loaders/Backhoes Diesel 3 84 8 67% No Specific Tier Podium Cranes Cranes Diesel 1 367 8 75% No Specific Tier Cranes Cranes Diesel 1 367 4 25% No Specific Tier
Forklifts Forklifts Diesel 2 82 4 27% No Specific Tier
Welders Welders Diesel 3 46 6 26% No Specific Tier
Pavers Pavers Diesel 1 81 8 8% No Specific Tier
Paving Equipment Paving Equipment Diesel 1 89 8 8% No Specific Tier Rollers Rollers Diesel 1 36 8 8% No Specific Tier
Tractors/Loaders/Backhoes Tractors/Loaders/Backhoes Diesel 1 84 6 50% No Specific Tier Notes:
1. 2.
3. 4.
5. 6.
Abbreviations:
CalEEMod® - California Emissions Estimator Model®
References:
CalEEMod® equipment types are assigned using CalEEMod® User's Guide Appendix G.
Equipment list was provided by the Project Applicant. The Applicant has confirmed that there will be no equipment associated with the architectural coating phase.
All equipment is conservatively assumed to be diesel-fueled.
Equipment tier is based on a fleetwide average from CalEEMod® 2022.1.
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/ Utilization was provided by the Project Applicant; otherwise, it was assumed to be at full capacity.
Construction activities are assumed to occur during 7AM to 7PM, consistent with the City of San Mateo guidelines.
Table 7
Construction Equipment
445 South B Street - Bespoke
San Mateo, CA
Demolition
Site Preparation
Grading/Excavation
Building Construction
Paving
1488 of 11211
Worker Vendor Hauling Worker Vendor Hauling
Demolition 2026 40 28 -- 660 11.7 8.4 20 13,104 -- 13,200 Site Preparation 2026 10 18 -- 80 11.7 8.4 20 2,106 -- 1,600 Grading/Excavation 2026 40 15 -- 670 11.7 8.4 20 7,020 -- 13,400 Trenching/Foundation 2026 45 -- -- -- 11.7 8.4 20 -- -- -- Podium 2026 40 -- -- -- 11.7 8.4 20 -- -- --
2026 60 66 32 -- 11.7 8.4 20 46,332 16,128 --
2027 220 66 32 -- 11.7 8.4 20 169,884 59,136 --
2026 20 -- -- -- 11.7 8.4 20 -- -- --
2027 220 -- -- -- 11.7 8.4 20 -- -- --
Paving 2027 60 20 -- -- 11.7 8.4 20 14,040 -- --
EMFAC Data8
Trip Type EMFAC Settings Fleet Mix Fuel Type
Worker 25% LDA, 50% LDT1, 25% LDT2 Gasoline
Vendor 50% MHDT, 50% HHDT Diesel
Hauling 100% HHDT Diesel
Notes:
1. 2.
Abbreviations:
CalEEMod® - California Emissions Estimator Model®
EMFAC2021 - California Air Resources Board EMission FACtor model LDA - light-duty automobiles
LDT - light-duty trucks
HHDT - heavy-heavy duty trucks
MHDT - medium-heavy duty trucks
VMT - vehicle miles traveled
References:
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/ California Air Resources Board (ARB) 2021. EMFAC2021. Available at: https://ww2.arb.ca.gov/our-work/programs/mobile-source-emissions-inventory/msei-modeling-tools San Mateo County
Calendar Years 2026-2027
Annual Season
Aggregated Model Year
EMFAC2007 Vehicle
Categories
Worker and vendor daily trip rates were provided by the Project Applicant. Trip lengths are based on CalEEMod® Appendix G defaults for San Mateo County. The Applicant has confirmed that trips for the Trenching/Foundation, Podium, and Architectural Coating subphases are accounted for in other overlapping construction subphases.
Building Construction
Interior/Architectural Coating
Hauling trip rates are provided by the Project Applicant.
Year Construction Days Worker Trip Rates1
(one-way trips/day)
Vendor Trip Rates1
(one-way trips/day)
Hauling Trip Number2
(one-way
trips/phase)
Trip Lengths1
(miles/one way trip)
Vehicle Miles Traveled (VMT)
(miles) Phase
San Mateo, CA
445 South B Street - Bespoke
Construction Trips
Table 8
1489 of 11211
Phase Year Land Use Asphalt-Paved Area
(sqft)1
Asphalt-Paved Area
(acre)1
Asphalt Paving Off-Gassing
ROG Emission Factor
(lb/acre)2
Asphalt Paving Off-Gassing
ROG Emissions (lb)
Office Parking Garage 25,500 0.59 2.6 1.5
Residential Parking
Garage 22,000 0.51 2.6 1.3
Notes:
1. 2.
Abbreviations:
lb - pound
ROG - reactive organic gas
sqft - square foot
References:
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/ Table 9
Estimated Emissions from Construction Paving Off-Gassing 445 South B Street - Bespoke
San Mateo, CA
Paving 2027
Based on CalEEMod defaults, assumes 100% asphalt paving for the entire parking lot.
Emission factor from CalEEMod User's Guide, Appendix C. 1490 of 11211
Inputs1,2
Input Units
2.7 --
Non-Residential Surface Area to Floor Area Ratio 2.0
6% --
100% --
10% --
Interior Surfaces 75% --
Exterior Shell 25% --
Interior Surfaces 90% --
Exterior Shell 10% --
5% --
100 g/L
150 g/L
100 g/L
Emissions
Land Use Type Year
Square
Footage2
(square feet)
Building
Surface Area
Painted2
(square feet)
Interior Area
Painted3
(square feet)
Exterior Area
Painted3
(square feet)
Parking Area
for Stripes
and Symbols
(square feet)
Architectural Coating
VOC emissions
(lb)
2026 177
2027 1,425
2026 1.5
2027 12
2026 16
2027 130
2026 1.0
2027 11
2026 90
2027 999
2026 286
2027 2,576
Notes:
1. 2.
3. Abbreviations:
CalEEMod® - California Emissions Estimator Model g - grams lb - pound EF - Emission Factor L - liter VOC - Volatile Organic Compound References:
208,821 156,616 52,205 --
Total VOC Emissions by Year
Building type square footage is based on information provided by the Project sponsor. For residential land use types, building surface area are assumed to be 2.7 times the square footage; for non-residential land use types, building surface area are assumed to be 2.0 times the square footage; For parking land use types, building surface area is assumed to be 0.05 times the lot acreage (converted to square feet), consistent with CalEEMod® Appendix C.
For residential and commercial land use types: calculated based on CalEEMod® assumption that 1 gallon of paint covers 180 square feet and that building area is assumed to be 75% indoors and 25% outdoors. For parking land use types: calculated based on CalEEMod® assumption that 1 gallon of paint covers 180 square feet and that building area is assumed to be 90% indoors and 10% outdoors.
The California Emissions Estimator Model (CalEEMod). Available at: http://www.caleemod.com/ 307,122
1,100 990 110 1,320
1,530
Phase
153,561
Strip Mall Single Phase
Apartment Mid Rise
Architectural Coating
General Office Building
77,341
13,989
Enclosed Parking Structure (Office)
Table 10
Estimated Emissions from Construction Architectural Coating Off-Gassing 445 South B Street - Bespoke
San Mateo, CA
Parameter
Total surface for painting by acreage (in square feet) for parking lot Indoor Paint VOC Content
Residential Surface Area to Floor Area Ratio
Painted Area in Parking Structures
Application Rate
Reapplication Rate
Fraction of Surface Area (Non-Parking)
Fraction of Surface Area (Parking)
Exterior Paint VOC Content
Inputs and assumptions are consistent with CalEEMod® 2022.1 for BAAQMD. Indoor and outdoor paint VOC content parameters were obtained from CalEEMod Appendix G Table G-17 Architectural Coating Emissions Factors by Air District.
Enclosed Parking Structure
(Residential) 22,000
Parking VOC Content
230,342 76,781 --
27,978 20,984 6,995 --
25,500 1,275 1,148 128
1491 of 11211
Roadway Category Silt Loading1
(g/m2)
Travel Fraction1
Freeway 0.015 63%
Major 0.032 27%
Collector 0.032 5%
Local 0.32 5%
Weighted Silt Loading Factor 0.036 100%
Notes:
1. Abbreviations:
ARB - [California] Air Resources Board
g - gram
m
2 - meter squared
References:
Table 11
Silt Loading Emission Factors
445 South B Street - Bespoke
San Mateo, CA
California Air Resources Board. 2021. Miscellaneous Process Methodology 7.9, Entrained Road Travel, Paved Road Dust. March. Available online at:
https://ww3.arb.ca.gov/ei/areasrc/fullpdf/2021_paved_roads_7_9.pdf Entrained Roadway Dust Constants for San Mateo County
Travel fraction by roadway category and silt loading are from the ARB's Entrained Road Travel Emission Inventory Source Methodology, Tables 2 and 4, respectively. 1492 of 11211
Road Dust Equation1
E [lb/VMT] = k*(sL)^0.91 * (W)^1.02 * (1-P/4N)
Parameters Value
E = annual average emission factor in the same units as k [calculated] k = particle size multiplier for particle size range
PM2.5 (lb/VMT) 3.3E-04
sL = roadway silt loading [grams per square meter - g/m2] 0.036 W = average weight of vehicles traveling the road [tons] 2.4 P = number of “wet” days in county with at least 0.1 in of precipitation during the annual averaging period 17
N = number of days in the averaging period 365
Entrained Road Dust Emission Factors
PM2.5 Emission Factor [lb/VMT] 3.8E-05
Notes:
1. Abbreviations:
ARB - [California] Air Resources Board lb - pound
CalEEMod® - California Emissions Estimator Model PM2.5 - particulate matter less than 2.5 microns EMFAC - EMission FACtor Model PM10 - particulate matter less than 10 microns g - gram VMT - vehicle miles traveled
References:
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
Table 12
Emission Factors for Entrained Roadway Dust
445 South B Street - Bespoke
San Mateo, CA
Road dust equation and parameters are from the California Air Resources Board's (ARB) 2021 Miscellaneous Process Methodology 7.9 for Entrained Road Travel, Paved Road Dust. The silt loading emission factor assumes San Mateo county default roadway fractions and silt loading levels from ARB 2021. The number of "wet" days for San Mateo county is from CalEEMod® Appendix G Table 2. Other parameters (average weight of vehicles, size multipliers) are from ARB 2021. PM2.5 is assumed to be 15% of PM10 based on paved road dust sampling in California (ARB Speciation Profile #471), which is a more representative fraction than provided in the older AP-42 fugitive dust methodology as discussed in ARB 2021 (page 10).
California Air Resources Board. 2021. Miscellaneous Process Methodology 7.9, Entrained Road Travel, Paved Road Dust.
March. Available online at: https://ww3.arb.ca.gov/ei/areasrc/fullpdf/2021_paved_roads_7_9.pdf 1493 of 11211
PM2.5 Emission Factor [lb/VMT]
Total VMT (miles) Total Emissions
(lb)
Fugitive PM2.5
Demolition 2026 40 26,304 1.0
Site Preparation 2026 10 3,706 0.14
Grading/Excavation 2026 40 20,420 0.78
Trenching/Foundation 2026 45 -- --
Podium 2026 40 -- --
2026 60 62,460 2.4
2027 220 229,020 8.8
2026 20 -- --
2027 220 -- --
Paving 2027 60 14,040 0.54
Abbreviations:
lb - pound(s)
VMT - vehicle miles travelled
PM2.5 - particulate matter less than 2.5 microns
Building Construction
Interior/Architectural Coating
Year
Table 13
Emissions Calculations for Entrained Road Dust
445 South B Street - Bespoke
San Mateo, CA
Construction Days
Entrained Road Dust Emission Factors
Phase
3.8E-05
1494 of 11211
Emission Factor -
Mechanical or Explosive
Dismemberment2
Emission Factor -
Debris Loading3
Mitigated
Emissions4,5
PM2.5 PM2.5
days ton lb/ton lb/ton ton/yr ton/yr
Demolition 2026 40 1,472 4.5E-04 0.0031 2.6E-03 1.7E-03 Notes:
1. 2.
0.053 = k, PM2.5 particle size multiplier (dimensionless)
10.51 = U, mean wind speed (mph)
2 = M, material moisture content (%)
3. 0.053 = k, PM2.5 particle size multiplier (dimensionless)
0.058 = EFL-TSP, lb/ton
4. 5.
Abbreviations:
CalEEMod - California Emissions Estimator Model lb - pound(s) VMT - vehicle miles traveled cy - cubic yard(s) PM2.5 - particulate matter less than 2.5 microns yr - year(s) EF - emission factor
References:
Table 14
Construction Phase Year
Number
of Days
Building
Waste1
Unmitigated
Emissions4
PM2.5 PM2.5
San Mateo, CA
445 South B Street - Bespoke
Fugitive Dust Emissions from Building Demolition Waste
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
Fugitive PM emissions will be mitigated by watering the construction site two times per day, which is estimated to reduce emissions by 36% per CalEEMod® recommendation.
The mass emissions shown below are converted from ton per year to gram per second for the health risk assessment. The conversion is based on 365 days per year and 12 hours per day, consistent with the modeled hours from 7 AM - 7 PM.
Emission factor calculated following guidance in the CalEEMod User's Guide, Appendix C Debris Loading, which is based of AP 42 Section 13.2. The equation is:
EF = k*EFL-TSP
Emission factor calculated following guidance in the CalEEMod User's Guide, Appendix C Mechanical or Explosive Dismemberment, which is based of AP 42 Section 13.2.4.3 for batch drop operations. The equation is:
EF = k*(0.0032)*(U/5)1.3/(M/2)1.4 (lb/ton of debris)
Demolition building square footage was provided by the Project Applicant. Building waste in ton was converted from square footage using the CalEEMod default conversion 0.046 ton/ft2.
1495 of 11211
Unmitigated Emissions4 Mitigated
Emissions4,5
PM2.5 PM2.5
acre/day mile/day lb/VMT ton/yr ton/yr
Site Preparation 2026 Rubber Tired Dozers 0.50 0.34 0.17 2.9E-04 1.1E-04 Grading/Excavation 2026 Rubber Tired Dozers 0.50 0.34 0.17 1.1E-03 4.5E-04 Notes:
1. 2.
Equipment Acres Graded per
8 Hour Day
Crawler Tractors 0.5
Graders 0.5
Rubber Tired Dozers 0.5
Scrapers 1
3. AS
12 3.
7.1 0.031
4. 5.
Abbreviations:
CalEEMod® - California Emissions Estimator Model lb - pound(s) VMT - vehicle miles traveled EF - emission factor mph - miles per hour yr - year
ft - feet PM2.5 - particulate matter less than 2.5 microns References:
San Mateo, CA
445 South B Street - Bespoke
Fugitive Dust Emissions from Offroad Grading Activity
Maximum Area
Disturbed1
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/ Year
The mass emissions shown below are converted from ton per year to gram per second for the health risk assessment. The conversion is based on 365 days per year and 12 hours per day, consistent with the modeled hours from 7 AM - 7 PM.
Fugitive PM emissions will be mitigated by watering the construction site two times per day, which is estimated to reduce emissions by 61% per CalEEMod® recommendation.
Emission factors calculated following guidance in the CalEEMod® User's Guide, Appendix C, which is based on AP-42, Section 11.9 for grading equipment. The equations are:
EFPM2.5 = 0.04 x (S)2.5 x FPM2.5 where:
VMT per day calculated following guidance in the CalEEMod® User's Guide, Appendix C, which is based on AP-42, Section 11.9 for grading equipment. The equation is:
VMT = AS/Wb x (43,560 sqft/acre)/(5,280 ft/mile), where:
Based on CalEEMod® default daily acres graded by equipment type, below.
Maximum graded area calculated following guidance in the CalEEMod® User's Guide, Appendix C.
Construction Phase Grading VMT2Equipment
PM2.5
Emission Factor3
= FPM2.5, PM2.5 scaling factor (AP-42 default)
= S, mean vehicle speed (mph) (AP-42 default)
= Wb, blade width of grading equipment (CalEEMod® default) in ft = AS, acres graded per day (varies by sub-activity); in this case using maximum estimated disturbed acres/day Table 15
1496 of 11211
Emission Factor2
PM2.5
days # trips ton ton lb/ton ton/yr ton/yr
Demolition 2026 40 660 1,472 1,472 2.7E-05 1.0E-05
Site Preparation 2026 10 80 4,517 8.2E-05 3.2E-05
Grading 2026 40 670 37,832 6.9E-04 2.7E-04
Notes:
1. 2.
0.053 = k, PM2.5 particle size multiplier
4.7 = mean wind speed (U), meters per second
10.5 = mean wind speed (U), miles per hour
12 = material moisture content (M), %
3. 4.
Abbreviations:
CalEEMod - California Emissions Estimator Model lbs - pound(s) EF - emission factor PM2.5 - particulate matter less than 2.5 microns References:
Fugitive PM emissions will be mitigated by watering the construction site two times per day, which is estimated to reduce emissions by 61% per CalEEMod® recommendation.
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
445 South B Street - Bespoke
Fugitive Dust Emissions from Truck Loading Activity
42,350
Year
Number of
Days Haul Trips Total Material
Loaded1
Table 16
The mass emissions shown below are converted from ton per year to gram per second for the health risk assessment. The conversion is based on 365 days per year and 12 hours per day, consistent with the modeled hours from 7 AM - 7 PM.
3.6E-05
Total materials loaded for demolition phases were the building waste converted from square feet to tons assuming an average soil density of 1.5 grams per cubic centimeter. Total material loaded for other phases was calculated using the total material exported provided by Project Applicant and subtracted the total material loaded for demolition.
Emission factor calculated following guidance in the CalEEMod User's Guide, Appendix C, which is based on AP-42, Section 13.2.4 for aggregate handling. The equation is:
EF *= k x (0.0032) x (U/5)1.3 / (M/2)1.4 , where the following default values are used:
Mitigated
Emissions3,4
Unmitigated
Emissions3
PM2.5 PM2.5
San Mateo, CA
Construction Phase
Material
Loaded
1497 of 11211
Emission
Factor2
PM2.5
% hr/day lb/hr ton/yr ton/yr
Site Preparation Site Preparation Rubber Tired Dozers 2026 1 100% 8 0.41 0.017 0.006 Grading/Excavation Grading/Excavation Rubber Tired Dozers 2026 2 63% 8 0.41 0.083 0.033 Notes:
1. 2.
5.7 = CTSP
7.90 = M % (Material moisture content)
6.90 = s %, material silt content
0.105 = FPM2.5 ,scaling factor
3. 4.
Abbreviations:
CalEEMod® - California Emissions Estimator Model PM2.5 - particulate matter less than 2.5 microns EF - emission factor yr - year
lb - pound(s)
References:
The mass emissions shown below are converted from ton per year to gram per second for the health risk assessment. The conversion is based on 365 days per year and 12 hours per day, consistent with the modeled hours from 7 AM - 7 PM.
San Mateo, CA
445 South B Street - Bespoke
Fugitive Dust Emissions from Off-Road Bulldozing Activity Table 17
Unmitigated
Emissions3
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/ Fugitive dust emission factors from site preparation, and grading. The fugitive dust loading/unloading emission factors for paving are assumed to be negligible due to high moisture content of the material.
Fugitive PM emissions will be mitigated by watering the construction site two times per day, which is estimated to reduce emissions by 61% per CalEEMod® recommendation.
Emission factor for bulldozing calculated following guidance in the CalEEMod® User's Guide, Appendix C, which is based on AP-42, Section 11.9. The equation is:
EFPM2.5= CTSP*s^(1.2)/M^(1.3) * FPM2.5
Quantity
Utilization %
Avg. Usage
Hours per
Day Construction Phase1 Construction Subphase1 Equipment Year PM2.5
Mitigated
Emission3,4
PM2.5
1498 of 11211
Exhaust Fugitive
Unmitigated
Fugitive
Mitigated3 Exhaust Fugitive
Demolition 2026 4.8E-04 4.4E-04 1.5E-04 9.6E-05 6.0E-07 6.2E-07 4.2E-06 Site Preparation 2026 1.2E-04 1.1E-04 0.0010 3.8E-04 7.2E-08 7.7E-08 6.0E-07 Grading/Excavation 2026 6.5E-04 6.0E-04 0.0049 0.0019 6.1E-07 6.0E-07 3.3E-06 Trenching/Foundation 2026 9.0E-05 8.3E-05 -- -- -- -- -- Podium 2026 1.2E-04 1.1E-04 -- -- -- -- --
2026 8.1E-05 7.5E-05 -- -- 1.8E-06 2.0E-06 1.4E-05
2027 2.6E-04 2.4E-04 -- -- 6.2E-06 7.0E-06 5.2E-05
2026 -- -- -- -- -- -- --
2027 -- -- -- -- -- -- --
Paving 2027 4.1E-05 3.8E-05 -- -- -- 4.8E-08 2.3E-06
Notes:
1. 2.
3. Abbreviations:
DPM - diesel particulate matter
PM2.5 - particulate matter less than 2.5 microns
g/s - gram(s)/second
The offroad mitigated futigive dust emissions assume the BAAQMD Best Management Practices for controlling fugitive dust is applied.
Building Construction
Interior/Architectural Coating
Construction TAC emissions were estimated from on-site off-road and on-road emissions, where all PM10 tailpipe emissions from diesel fueled vehicles and equipment are assumed to be DPM (although a portion of this is likely not from diesel sources). On-road emissions from worker, hauling and vendor vehicles were estimated using a modeled trip length of 1.6 miles.
The modeled emission rates in g/s are calculated assuming a construction schedule between 7 am - 7 pm (12 hours).
Onroad
DPM
PM2.5
DPM
PM2.5
g/s
Table 18
Modeled Emission Rates from Proposed Project Construction Sources 445 South B Street - Bespoke
San Mateo, CA
Phase Year
Construction Emissions Rates1,2
Offroad
1499 of 11211
Emergency Engine Emission Factors for Diesel Engines
Minimum Maximum ROG NOx PM10 PM2.5 CO2e
Diesel Tier 2 750 9,999 0.26 4.6 0.15 0.15 523
Emergency Engine Information2
Size Size Annual
Operation3
kW hp hr/yr
Project Operation Generator Tier 2 1 0.73 563 755 Diesel 50 Emergency Engine Emissions
(MT/yr)
ROG NOx PM10 PM2.5 CO2e
Project Operation Generator 755 1 0.0078 0.14 0.0046 0.0046 16
0.0078 0.14 0.0046 0.0046 16
Notes:
1. 2.
3. Abbreviations:
ARB - [California] Air Resources Board MT - metric ton
BAAQMD - Bay Area Air Quality Management District N2O - nitrous oxide CalEEMod® - CALifornia Emissions Estimator MODel® NMHC - non-methanic hydrocarbons CH4 - methane NOx - oxides of nitrogen
CO2e - carbon dioxide equivalent PM - particulate matter EPA - US Environmental Protection Agency PM10 - PM less than 10 microns in aerodynamic diameter g/bhp-hr - grams per brake horsepower hour PM2.5 - PM less than 2.5 microns in aerodynamic diameter GWP - global warming potential ROG - reactive organic gases hp - horsepower yr - year
kW - kilowatt hr - hour
References:
California Air Pollution Control Officers Association (CAPCOA). California Emissions Estimator Model (CalEEMod®), Version 2022.1. Available online at http://www.caleemod.com/
California Air Resources Board. Non-road Diesel Engine Certification Tier Chart. Available online at:
https://ww2.arb.ca.gov/resources/documents/non-road-diesel-engine-certification-tier-chart USEPA. 2010. Conversion Factors for Hydrocarbon Emission Components, NR-002d. EPA-420-R-10-015. July. Available online at:
https://nepis.epa.gov/Exe/ZyPDF.cgi/P10081RP.PDF?Dockey=P10081RP.PDF Total Emissions
Engine emission factors for PM10 and PM2.5 (assumed all engines are diesel fueled and that all PM10 is diesel particulate matter) based on ARB standards for diesel generator engines. Emission factors for ROG were converted from NMHC values provided in the Tier standards using EPA hydrocarbon conversion factors. When an emission factor was specified as a combined NMHC+NOx factor, the NMHC/NOx ratio of 5%/95% were taken from BAAQMD guidance. The emission factors for CO2e are based on diesel emergency generator CO2, CH4, and N2O emission factors from CalEEMod® User's Guide Appendix G, Table G-40, along with a GWP of 25 for CH4 and 298 for N2O.
Number, size, and fuel of emergency engines were provided by the Project Applicant.
Per guidance from the City of San Mateo, operational hours include operation for routine maintenance and testing which was conservatively assumed to be 50 hours per year, the maximum allowable by the Airborne Toxics Control Measure (ATCM) for Stationary Compression Ignition Engines (17 CCR 93115).
BAAQMD. 2004. CARB Emission Factors for CI Diesel Engines - Percent HC in Relation to NMHC + NOx. Available at:
https://www.baaqmd.gov/~/media/files/engineering/policy_and_procedures/engines/emissionfactorsfordieselengines.pdf BAAQMD. 2022. Bay Area Air Quality Management District California Environmental Quality Act Air Quality Guidelines. Available at:
https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqa-guidelines-2022/ceqa-guidelines-chapter-5-project-air-qualityimpacts_final-pdf.pdf?la=en (ton/yr)
(g/bhp-hr)
Scenario Engine
Type
Engine
Control
Number of
Engines
Load
Factor Fuel Type
Scenario Engine
Type Size (hp) Quantity
Annual Emissions
Table 19
Emissions for Generator
445 South B Street - Bespoke
San Mateo, CA
Fuel Engine
Tier
Engine Size Range (hp) Engine Emission Factors1
1500 of 11211
Construction Area Sources
Source1 Source Type Number of Sources Area Source
Dimension (m2)
Release Height2
(m)
Initial Vertical
Dimension3 (m)
Construction Equipment - Exhaust Area2 1 2,374 5 1.16
Construction Equipment - Fugitive Dust Area2 1 2,374 0 1 Construction Volume Sources
Source1 Source Type Leg Top of Plume4
(m)
Width of Plume4
(m)
Release Height4
(m)
Initial Vertical
Dimension4 (m)
Initial Lateral
Dimension4 (m)
E. 3rd Ave 6.8 21 3.4 3.16 9.8
S. Claremont St 6.8 19 3.4 3.16 8.8
E. 4th Ave 6.8 20 3.4 3.16 9.3
9th Ave 6.8 19 3.4 3.16 8.8
South B St 6.8 19 3.4 3.16 8.8
Notes:
1. 2.
3. 4.
Abbreviations:
m - meter SCAQMD - South Coast Air Quality Management District m
2 - square meter LST - Localized Significance Thresholds AERMOD - Atmospheric Dispersion Modeling USEPA - United States Environmental Protection Agency References:
USEPA. 2022. User's Guide for the AMS/EPA Regulatory Model (AERMOD). U.S. EPA Office of Air Quality Planning and Standards, Research Triangle Park, North Carolina. Available at:
https://gaftp.epa.gov/Air/aqmg/SCRAM/models/preferred/aermod/aermod_userguide.pdf Modeled emission rates for emission sources are 1 gram/second to generate unit dispersion factors. The complete AERMOD input file can be found in Appendix C.
Exhaust area source release height is assumed to be 5 meters and fugitive area source release height is assumed to be 0 meters, consistent with SCAQMD LST Guidance.
Consistent with USEPA's AERMOD guidance, the initial vertical dimension of the modeled construction equipment exhaust area sources is the release height divided by 4.3. Fugitive emissions from construction equipment were modeled with an initial vertical dimension of 1, consistent with SCAQMD LST Guidance.
Consistent with USEPA Haul Road Guidance, the top of the plume was calculated as 1.7*the vehicle height, which was assumed to be 3 meters, and the width of the plume was calculated as the width of the roadway + 6 meters. USEPA Haul Guidance calculates the release height for haul trucks as 0.5 times the top of the plume. According to USEPA AERMOD guidance, the initial vertical dimension can be calculated as the top of the plume divided by 2.15 and the initial lateral dimension can be calculated as the width of the plume divided by 2.15. 2.15 is derived from the standard deviation of the estimated Gaussian normally distributed plume concentration which is 4.3. Since these volume sources are adjacent to one another, the plume expansion happens in only one direction (i.e., 4.3/2 = 2.15).
SCAQMD. 2008. Final Localized Significance Threshold Methodology. July. Available at: http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/final-lstmethodology-document.pdf?sfvrsn=2 BAAQMD. 2023. Bay Area Air Quality Management District California Environmental Quality Act Air Quality Guidelines. Available at: https://www.baaqmd.gov/~/media/files/planning-andresearch/ceqa/ceqa-guidelines-2022/ceqa-guidelines-chapter-5-project-air-quality-impacts_final-pdf.pdf?la=en Table 20
Construction Modeling Parameters
445 South B Street - Bespoke
San Mateo, CA
On-Road Haul Trucks Volume
1501 of 11211
Release
Height2
Exit
Temperature2 Exit Diameter2 Exit Velocity2
(m) (K) (m) (m/s)
Generator1 Point 1 3.66 735.9 0.203 45.3
Notes:
1. 2.
3. Abbreviations:
DPM - diesel particulate matter m - meter
g/s - grams per second m/s - meters per second
K - Kelvin PM2.5 - particulate matter less than 2.5 microns in diameter References:
One generator rated 755 horsepower would be located at the proposed building.
Generator parameters including exit diameter, exit temperature, and exit velocity were provided by the applicant for the specific engine.
Default parameters from the BAAQMD's 2022 CEQA guidelines were used for release height.
Annual emissions of DPM and PM2.5 were based on 50 hours of non-emergency operation, as shown in Table 19.
Bay Area Air Quality Management District (BAAQMD). 2023. Air Quality Guidelines Appendix E: Recommended Methods for Screening and Modeling Local Risks and Hazards. Available online at: https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqaguidelines-2022/appendix-e-recommended-methods-for-screening-and-modeling-local-risks-and-hazards_final-pdf.pdf?la=en Table 21
Generator Modeling Parameters
445 South B Street - Bespoke
San Mateo, CA
Source Source Type Number of
Sources
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Construction + Operation Scenario
Daily Breathing
Rate (DBR)1
Exposure
Duration (ED)2
Fraction of
Time at Home
(FAH)3
Exposure
Frequency
(EF)4
Averaging
Time (AT)6
Modeling
Adjustment Factor7
Adjusted Intake
Factor, Inhalation
(IFinh)
[L/kg-day] [years] [unitless] [days/year] [days] [unitless] [m3/kg-day] 3rd Trimester 361 0.27 1.0 10 1 0.014
Age 0-<2 1,090 0.73 1.0 10 1 0.109
2027 Age 0-<2 1,090 0.85 1.0 10 1 0.13
2027 Age 0-<2 1,090 0.15 1.0 10 1 0.023
Age 2-<16 572 14 1.0 3 1 0.33
Age >16 261 13.73 0.73 1 1 0.04
2026 Age 2-<16 520 1 -- 3 4.2 0.064
2027 Age 2-<16 520 1 -- 3 4.2 0.064
2027 Age 2-<16 520 0.15 -- 3 1 0.002
2028+ Age 2-<16 520 4 -- 3 1 0.061
2026 Age 0-<2 1,090 1 -- 10 4.2 0.628
2027 Age 0-<2 1,090 1 -- 10 4.2 0.63
2027 Age 2-<16 520 0.15 -- 3 1 0.002
2028+ Age 2-<16 520 4 -- 3 1 0.061
2026 Age 2-<16 520 1 -- 3 4.2 0.064
2027 Age 2-<16 520 1 -- 3 4.2 0.064
2027 Age 2-<16 520 0.15 -- 3 1 0.002
2028+ Age 2-<16 520 10 -- 3 1 0.15
2028+ Age 16-70 230 1 -- 1 4.2 9.5E-03
2028+ Age 16-70 230 1 -- 1 4.2 9.5E-03
2028+ Age 16-70 230 0.15 -- 1 1 3.4E-04
2028+ Age 16-70 230 23 -- 1 1 0.052
Operation Only Scenario
Daily Breathing
Rate (DBR)1
Exposure
Duration (ED)2
Fraction of
Time at Home
(FAH)3
Exposure
Frequency
(EF)4
Averaging
Time (AT)
Modeling
Adjustment Factor6
Adjusted Intake
Factor, Inhalation
(IFinh)
[L/kg-day] [years] [unitless] [days/year] [days] [unitless] [m3/kg-day] 3rd Trimester 361 0.25 1.0 10 1 0.012
Age 0-<2 1,090 2.00 1.0 10 1 0.30
Age 2-<16 572 14 1.0 3 1 0.33
Age 16-30 261 14 0.73 1 1 0.037
School Operation All Age 2-<16 520 6 -- 250 3 1 0.092
Operation All Age 0-<2 1,090 2 -- 350 10 1 0.30
Operation All Age 2-<16 520 4 -- 250 3 1 0.061
Pre K-8th Operation All Age 2-<16 520 12 -- 250 3 1 0.18 Worker Operation All Age 16-70 230 25 -- 250 1 1 0.056
2026
Table 22
Construction and Operational Exposure Parameters
445 South B Street - Bespoke
San Mateo, CA
Receptor Type Project Phase Year Receptor Age Group
Exposure Parameters
Age
Sensitivity
Factor5
Offsite Resident
Construction
350
25,500
School
Daycare
Operation
Construction
Construction 350
250
Receptor Age Group
Exposure Parameters
Operation
2028+
Age
Sensitivity
Factor5
250
Operation
250
Operation
25,500
Daycare
Pre K-8th
Construction
Resident Operation All 350
Offsite Worker
Construction
250
Operation
Receptor Type Project Phase Year
#
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Notes:
1. 2.
3. 4.
Residents: reflects default residential exposure frequency from Cal/EPA Worker: reflects default worker exposure frequency, consistent with 2022 BAAQMD CEQA Guidelines.
5. 6.
Calculation:
IFinh = DBR * FAH * EF * ED * CF / AT
CF = 0.001 (m3/L)
MAF=HResident/HSource*DResident/DSource*DF
DF=HCoin/HWorker*DCoin/DWorker
Abbreviations:
AT - averaging time IFinh - intake factor
BAAQMD - Bay Area Air Quality Management District kg - kilogram DBR - daily breathing rate L - liter
ED - exposure duration m
3 - cubic meter
EF - exposure frequency OEHHA - Office of Environmental Health Hazard Assessment FAH - fraction of time at home MAFcancer - Modeling Adjustment Factor for cancer risk HResident - Hours per day of residential exposure (24 hours) HSource - Number of hours per day that the source operates (hours) DResident - Number of days per week that the resident is exposed (7 days) DSource - Number of days per year that the source operates (days) DF - Discount Factor HWorker - Hours that the receptor is at the site per day (hours) HCoin - Hour per day that the receptor’s schedule coincides with when the source is emitting(hours) DCoin - Number of days per week that receptor’s schedule coincides with when the source isemitting (days) DWorker - Number of days that the receptor is at the site per week (days) References:
BAAQMD. 2022. Air Quality Guidelines Appendix E: Recommended Methods For Screening and Modeling Local Risks and Hazards. Available at: https://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqa-guidelines-2022/appendix-erecommended-methods-for-screening-and-modeling-local-risks-and-hazards_final-pdf.pdf?la=en Daily breathing rates by receptor type and age bin are consistent with Table 34 of Appendix E of the 2022 BAAQMD CEQA Guidelines.
Annual exposure duration represents one full year. The exposure duration for all years is 1, as the health risk assessment is based on annual emissions. For the construction and operation scenario, residential receptors are assumed to begin the third trimester at the begining of construction and continue exposure for 30 years after birth; School (elementary) receptor is assumed to be exposed during age 5-11; Daycare receptor is assumed to be exposed during age 0-6. Pre K-8th receptor is assumed to be exposed during age 2-14. For the operation-only scenario, exposure begins at the start of operations.
Fraction of time spent at home is conservatively assumed to be 1 (i.e., 24 hours/day) for age groups from the third trimester to less than 16 years old based on the recommendation from BAAQMD (BAAQMD 2022) and OEHHA (OEHHA 2015). The fraction of time at home for adults age 16-30 reflects default OEHHA guidance (OEHHA 2015) as recommended by BAAQMD (2022).
Exposure frequency is consistent with 2022 BAAQMD CEQA Guidelines and was determined as follows:
Daycare/School/Pre K-8th: reflects default residential exposure frequency for 0-2 age bin, consistent with 2022 BAAQMD CEQA Guidelines, and default worker exposure frequency for 2-16 age bin, assuming a child is at the daycare/school when the parents are at work.
Age Sensitive Factors account for an "anticipated special sensitivity to carcinogens" of infants and children as recommended in the OEHHA Technical Support Document and current OEHHA guidance. This is consistent with the 2022 BAAQMD CEQA Guidelines.
Modeling adjustment factors are calculated based on the methodology from OEHHA's Guidance Manual for Preparation of Health Risk Assessments (2015). For construction, the MAF for the school, daycare and pre-school receptors are calculated to adjust from 24 hours/day to 8 hours/day and from 7 days/week to 5 days/week ([24 hours/8 hours] * [7 days/5 days] = 4.20); Resident types are expected to be exposed 24 hours/day and 7 days/week; as a result, the MAF is 1. Operational sources are expected 24 hours/day and 7 days/week; as a result, the MAF is 1 for all receptors.
OEHHA. 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines. Guidance Manual for Preparation of Health Risk Assessments. Available at https://oehha.ca.gov/media/downloads/crnr/2015guidancemanual.pdf #
1504 of 11211
Chemical1 Cancer Potency Factor
(mg/kg-day)-1 Chronic REL (µg/m3)
Diesel PM 1.1 5.0
Notes:
1. Abbreviations:
µg/m3 - micrograms per cubic meter
ARB - California Air Resources Board
Cal/EPA - California Environmental Protection Agency
(mg/kg-day)-1 - per milligram per kilogram-day
OEHHA - Office of Environmental Health Hazard Assessment REL - reference exposure level
Reference:
California Air Resources Board (ARB)/ California Office of Environmental Health Hazard Assessment (OEHHA). 2023. Consolidated Table of OEHHA/ARB Approved Risk Assessment Health Values. Updated on: May 1, 2023. Available at:
https://ww2.arb.ca.gov/sites/default/files/classic/toxics/healthval/contable05012023.pdf Table 23
Toxicity Values
445 South B Street - Bespoke
San Mateo, CA
Chemicals presented in this table reflect air toxic contaminants in the proposed fuel types that are expected from off-road equipment and on-road truck trips.
1505 of 11211
Ramboll
FIGURES
1506 of 11211
* Cancer Risk MEI
(Con+Ope)
* Cancer Risk MEI (Ope
Only)
*
Chronic HI MEI
(Con+Ope), PM2.S
Concentration
(Con+Ope)
* Chronic HI (Ope Only)
PM2. 5 Concentration
MEI (Ope Only)
e Generator Building D Area Dow
nwash
MODELED SOURCES AND MAXIMALLY
EXPOSED INDIVIDUAL RECE
PTOR LOCATION
S Project Site
Haul Route
0 800 Feet
455 South B Street
San Mateo, California
FIGURE 01
RAMB LL
1507 of 11211
Receptor Type
0 Daycare
0 Hospital
0 Offsite Resident
0 Offsite Worker
0 Onsite Resident
0 Pre K-Bth
0 School
c::::I Project Site
0 500
PROJECT SITE AND MODELED RECEPTORS
1,000
I
2,000 Feet
I
455 South B Street
San Mateo, California
FIGURE 02
RAMB LL
1508 of 11211
APPENDIX A
MIXED LAND USE SCREENING TOOL FOR CRITERIA POLLUTANTS AND PRECURSORS 1509 of 11211
Multi-land Use Screening Tool Overview
Instructions
Land Use Category Land Use Type Unit Project
Land Use Size
Has Overlapping
Construction
Phases?
Commercial General Office Building KSF 154 TRUE
Retail Strip Mall KSF 14 TRUE
Residential Apartments Mid Rise DU 71.0 TRUE
Parking Enclosed Parking Structure Spaces 119.0 TRUE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
FALSE
Developed by
Last updated: 5/6/2022
This screening tool helps to determine whether the daily construction or operational emissions associated with a proposed land use development project with multiple land use types would exceed BAAQMD's average daily thresholds.
Exceeds Construction Threshold?
Exceeds Operational Threshold?
BAAQMD's Recommendation
Use the drop-down menus to select the land use category and land use type for each type of land use included in the project. Enter the proposed size of each land use based on the default units that are autopopulated in column D.
The tool will estimate whether the project may exceed the construction thresholds, operational thresholds, or both, and whether further analysis is needed before making a significance determination.
This tool will not work for projects which have construction-related activities overlapping with operational activities, and vice versa.
Construction and Operation Screening Tool
YES
NO
Further Analysis Required
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Ramboll
APPENDIX B
TRAFFIC STUDY
1511 of 11211
Existing Balanced Counts
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 25 42 51 31 58 72 7 260 14 12 102 7 30 72 84 38 46 81 17 496 32 19 117 19 15 E 4th Ave / S Railroad Ave 0 0 0 3 10 19 0 341 1 7 102 0 0 0 0 3 2 47 0 613 5 4 108 0 3 E 4th Ave / S Claremont St 6 78 32 44 65 13 14 326 4 6 90 11 8 66 45 82 88 31 9 598 9 4 73 5 17 E 5th Ave / S B St 42 90 28 3 52 29 19 165 38 18 117 9 28 110 45 6 69 22 54 256 65 20 128 22 18 E 5th Ave / S Railroad Ave 0 0 0 1 9 8 0 191 5 14 136 0 0 0 0 1 4 6 0 303 4 18 164 0 5 E 5th Ave / S Claremont St 15 84 18 8 60 7 17 154 21 62 128 15 17 65 40 19 70 12 29 260 15 45 153 25 Existing + Project
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 26 42 54 31 58 72 7 305 14 12 107 7 31 72 84 38 46 81 17 502 32 19 121 19 15 E 4th Ave / S Railroad Ave 0 0 0 3 10 19 0 345 46 40 106 0 0 0 0 3 2 47 0 613 14 10 108 0 3 E 4th Ave / S Claremont St 6 80 32 44 69 13 14 330 4 6 93 11 8 72 45 82 92 31 9 598 9 4 73 5 17 E 5th Ave / S B St 42 95 29 3 52 29 19 177 39 20 131 9 28 110 46 6 69 22 54 267 66 26 182 22 18 E 5th Ave / S Railroad Ave 0 0 0 12 9 19 0 204 5 14 141 0 0 0 0 47 4 51 0 315 4 18 179 0 5 E 5th Ave / S Claremont St 15 84 18 8 60 7 23 165 21 62 136 15 17 65 40 19 70 12 51 298 15 45 161 25 Opening Year
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 25 39 51 29 58 72 7 253 15 12 100 7 31 75 86 16 46 81 17 494 33 19 110 19 15 E 4th Ave / S Railroad Ave 0 0 0 3 10 19 0 341 1 7 102 0 0 0 0 3 2 47 0 613 5 4 108 0 3 E 4th Ave / S Claremont St 6 89 47 39 91 13 29 321 4 6 82 10 8 57 80 83 109 40 3 566 9 4 71 3 17 E 5th Ave / S B St 49 88 28 3 52 34 18 232 42 18 191 9 32 108 45 6 66 26 62 360 66 20 208 22 18 E 5th Ave / S Railroad Ave 1 1 5 0 9 40 28 225 6 15 204 2 2 0 2 0 4 33 28 381 6 23 207 0 5 E 5th Ave / S Claremont St 15 84 18 8 60 7 17 154 21 62 128 15 17 65 40 19 70 12 29 260 15 45 153 25 Opening Year + Project
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 26 39 54 29 58 72 7 298 15 12 105 7 32 75 86 16 46 81 17 500 33 19 114 19 15 E 4th Ave / S Railroad Ave 0 0 0 3 10 19 0 345 46 40 106 0 0 0 0 3 2 47 0 613 14 10 108 0 3 E 4th Ave / S Claremont St 6 91 47 39 95 13 29 325 4 6 85 10 8 63 80 83 113 40 3 566 9 4 71 3 17 E 5th Ave / S B St 49 93 29 3 52 34 18 244 43 20 205 9 32 108 46 6 66 26 62 371 67 26 262 22 18 E 5th Ave / S Railroad Ave 1 1 5 11 9 51 28 238 6 15 209 2 2 0 2 46 4 78 28 393 6 23 222 0 5 E 5th Ave / S Claremont St 15 84 18 8 60 7 23 165 21 62 136 15 17 65 40 19 70 12 51 298 15 45 161 25 Cumulative
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 39 60 77 50 90 110 10 335 20 20 145 10 39 110 120 60 70 120 30 724 50 30 166 30 15 E 4th Ave / S Railroad Ave 0 0 0 0 10 30 0 496 1 7 146 0 0 0 0 0 0 70 0 900 1 4 160 0 3 E 4th Ave / S Claremont St 10 108 60 60 156 20 30 426 10 10 217 20 30 74 110 110 116 40 10 680 10 20 130 10 17 E 5th Ave / S B St 60 125 39 0 80 40 30 228 59 28 156 10 40 160 69 10 100 30 80 369 99 24 136 30 18 E 5th Ave / S Railroad Ave 0 0 0 0 10 40 0 267 10 20 195 0 0 0 0 0 10 33 0 438 10 30 225 0 5 E 5th Ave / S Claremont St 20 90 20 0 50 10 24 199 20 90 252 20 20 90 40 10 80 10 28 312 30 30 282 20 Cumulative + Project
Int # Name NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR 14 E 4th Ave / S B St 40 60 80 50 90 110 10 380 20 20 150 10 40 110 120 60 70 120 30 730 50 30 170 30 15 E 4th Ave / S Railroad Ave 0 0 0 0 10 30 0 500 50 40 150 0 0 0 0 0 0 70 0 900 10 10 160 0 3 E 4th Ave / S Claremont St 10 110 60 60 160 20 30 430 10 10 220 20 30 80 110 110 120 40 10 680 10 20 130 10 17 E 5th Ave / S B St 60 130 40 0 80 40 30 240 60 30 170 10 40 160 70 10 100 30 80 380 100 30 190 30 18 E 5th Ave / S Railroad Ave 0 0 0 10 10 50 0 280 10 20 200 0 0 0 0 50 10 80 0 450 10 30 240 0 5 E 5th Ave / S Claremont St 20 90 20 0 50 10 30 210 20 90 260 20 20 90 40 10 80 10 50 350 30 30 290 20 AM PM
AM PM
AM PM
AM PM
AM PM
AM PM
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Ramboll
APPENDIX C
AERMOD INPUT FILES (PROVIDED ELECTRONICALLY)
1513 of 11211
Tree Inventory and Assessment
415 - 445 South B Street (Tablots)
San Mateo, CA
November 19, 2021
Revised February 14, 2023
Prepared for:
Harvest Properties
Prepared By:
Richard Gessner
ASCA - Registered Consulting Arborist ® #496
ISA - Board Certified Master Arborist® WE-4341B
© Copyright Monarch Consulting Arborists LLC, 2021
1514 of 11211
415 - 445 South B
San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Table of Contents
Summary.................................................................................................1 Introduction.............................................................................................1 Observations...........................................................................................3 Analysis...................................................................................................4 Discussion...............................................................................................5 Conclusion ..............................................................................................6 Recommendations..................................................................................6 Bibliography............................................................................................7 Appendix A: Tree Inventory Locations ....................................................8 Appendix B: Tree Inventory Table ...........................................................9 Appendix C: Photographs ....................................................................11 Qualifications, Assumptions, and Limiting Conditions .........................17 Certification of Performance.................................................................18 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 1 of 1
1515 of 11211
415 - 445 South B Street
San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Summary
There are seven “Heritage Trees” as defined by the ordinance and eighteen “Street Trees” (two are Heritage Trees). The inventory arbitrarily numbers (no affixed number tags were used for this assignment) the trees around the site clockwise starting at the Canary Island pines along 4th Street. Five trees are in good condition, fifteen fair, and three poor. All the trees will be highly impacted and are proposed for removal. The average L/U Value is 11.14 with a total of 256.263.
Street Trees were not considered to be in the “Buildable Area” for this assignment.
Introduction
Background
Harvest Properties asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements.
Assignment
• Provide an arborist’s report that includes an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter) and condition (health, structure, and form) ratings.
• Provide expected impact ratings for trees that may be affected by the project. • Provide LU values according to the City of San Mateo ordinance 27.71.150.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 1 of 18
1516 of 11211
415 - 445 South B Street
San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Limits of the assignment
• The information in this report is limited to the condition of the trees and site during my inspection on November 17, 2021. No tree risk assessments were performed. • Only the landscape plans were provided for this assignment.
Purpose and use of the report
The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the property owners, owner’s agents, and the City of San Mateo as a reference for existing tree and site conditions to help satisfy planning requirements.
Table 1: Plans Reviewed Checklist
Plan Date Sheet Reviewed Source Notes
Existing Site Topographic Map
or A.L.T.A with tree locations
No
Proposed Sit Plan A00,
A001,
A002
Yes RAAW
Demolition Plan No
Construction Staging No
Grading and Drainage No
Utility Plan and Hook-up
locations
No
Exterior Elevations No
Landscape Plan No
Irrigation Plan No
T-1 Tree Protection Plan No
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Tree Inventory, Assessment, and Protection
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Revised February 14, 2023
Observations
Tree Inventory
The inventory contains all the trees six inches in diameter and greater measured at forty-eight inches above grade. The City of San Mateo ordinance 13.52.020 defines “Heritage Trees” as the following:
13.52.020 Definition
A. Heritage tree is any of the following:
1. Any bay (Umbellularia californica), buckeye (Aesculus spp.), oak (Quercus spp.), cedar (Cedrus spp.) or redwood (Sequoia sp.) tree that has a diameter of ten (10) inches or more measured at forty-eight (48) inches above natural grade.
2. Any tree or stand of trees designated by resolution of the City Council to be of special historical value or of significant community benefit.
3. A stand of trees, the nature of which makes each dependent on the others for survival.
4. Any other tree with a trunk diameter of sixteen (16) inches or more, measured at forty-eight (48) inches above natural grade.
There are seven “Heritage Trees” as defined by the ordinance and twelve “Street Trees”.
The trees are arbitrarily numbered (no affixed number tags were used for this assignment) around the site clockwise starting at the Canary Island pines along 4th Street (Appendix A). There are twenty-three trees comprised of four different species as follows: Canary island pine (Pinus canariensis), hackberry (Celtis occidentalis), Chinese pistache (Pistacia chinensis), and one carrot wood (Cupaniopsis anacardioides). Eighteen trees are “Street Trees”.
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Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Analysis
27.71.150 PRESERVATION OF EXISTING TREES.
Landscape Unit Value (LU)
1. The tree species, condition, and location values of the trees shall be based on an evaluation by an experienced landscape appraiser recognized by the American Society of Consulting Arborists utilizing the most recent Guide for Plant Appraisal, published by the Council of Tree and Landscape Appraisers; and approved by the Zoning Administrator.
2. Trees not within the allowable building area shall receive a location factor of 1.0 (100%).
Trees located within the allowable building area shall receive a location factor of .70 (70%).
3. Trees designated as heritage trees shall receive a bonus percentage value of 1.25 (125%).
Trees located within the allowable building area shall receive a location factor of .70 (70%).
4. Trees designated as heritage trees shall receive a bonus percentage value of 1.25 (125%).
All existing trees to be removed shall be given a LU value based upon the following calculation:
(species value% X condition value% X location value%) /.35 X (caliper inches x bldg./ setback% x heritage tree% ) = LU
Tree condition ratings and percentages are defined in the “Condition Rating” section of this report. The location rating were established at 63 percent (the average of site (90%), placement (50%), and contribution (50%)).
The average L/U Value is 11.14 with a total of 256.263 (Appendix B). Street Trees were not considered to be in the “Buildable Area” for this assignment.
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Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Discussion
Condition Rating
A tree’s condition is a determination of its overall health, structure, and form (ISA 2018). The assessment considered all three characteristics for a combined condition rating. • 100% - Exceptional = Good health and structure with significant size, location or quality. • 61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site.
• 41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. • 21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use.
• 6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape.
• 0-5% - Dead/Unstable = Dead or imminently ready to fail.
Five trees are in good condition, fifteen fair, and three poor (Chart 1).
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Quantity
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San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Expected Impact Level
Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating:
• Low = The construction activity will have little influence on the tree. • Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems.
• High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope.
All the trees will be highly impacted and are proposed for removal.
Conclusion
There are seven “Heritage Trees” as defined by the ordinance and twelve “Street Trees” (two are Heritage Trees). The inventory arbitrarily numbers (no affixed number tags were used for this assignment) the trees around the site clockwise starting at the Canary Island pines along 4th Street, 5th Street, and then B. Five trees are in good condition, fifteen fair, and three poor. All the trees will be highly impacted and are proposed for removal. The average L/U Value is 11.14 with a total of 256.263. Street Trees were not considered to be in the “Buildable Area” for this assignment.
Recommendations
1. Obtain all necessary permits prior to removing or significantly altering any trees on the property
2. All tree maintenance, care, and removals shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices.
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Tree Inventory, Assessment, and Protection
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Revised February 14, 2023
Bibliography
American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print.
Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition.
Champaign, IL: International Society of Arboriculture, 2016.
ISA. Guide For Plant Appraisal. Savoy, IL: International Society Of Arboriculture, 2000. Print.
ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement.
Western Chapter ISA
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San Mateo
Tree Inventory, Assessment, and Protection
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November 19, 2021
Revised February 14, 2023
Appendix A: Tree Inventory Locations
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#1
#2#3
#4
#5
#6
#7
#8
#9
#10
#11
#12
#13 #14
#15
#16
#17
#18
#19
#20
#21
#22
#23
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Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
Appendix B: Tree Inventory Table
Table 2: Inventory Summary
Tree Species # Trunk
Diameter
(in.)
Condition Expected
Impact
Disposition LU Value
Canary island pine
(Pinus canariensis)
1 26 Fair High/
Remove
Heritage Tree 18.4275
Canary island pine
(Pinus canariensis)
2 24 Good High/
Remove
Heritage Tree 23.814
Canary island pine
(Pinus canariensis)
3 24 Good High/
Remove
Heritage Tree 23.814
Canary island pine
(Pinus canariensis)
4 24 Good High/
Remove
Heritage Tree 23.814
Canary island pine
(Pinus canariensis)
5 33 Good High/
Remove
Heritage Tree 32.74425
hackberry (Celtis
occidentalis)
6 10 Poor High/
Remove
Street Tree 3.78
Chinese pistache
(Pistacia chinensis)
7 12 Good High/
Remove
Street Tree 13.608
Chinese pistache
(Pistacia chinensis)
8 11 Fair High/
Remove
Street Tree 8.91
Chinese pistache
(Pistacia chinensis)
9 13 Fair High/
Remove
Street Tree 10.53
hackberry (Celtis
occidentalis)
10 11 Fair High/
Remove
Street Tree 6.93
hackberry (Celtis
occidentalis)
11 15 Fair High/
Remove
Street Tree/
Heritage Tree
11.8125
Chinese pistache
(Pistacia chinensis)
12 10 Poor High/
Remove
Street Tree 4.86
Chinese pistache
(Pistacia chinensis)
13 10 Fair High/
Remove
Street Tree 8.1
carrot wood
(Cupaniopsis
anacardioides)
14 20 Fair High/
Remove
Street Tree/
Heritage Tree
2.25 Chinese pistache
(Pistacia chinensis)
15 11 Fair High/
Remove
Street Tree 8.91
hackberry (Celtis
occidentalis)
16 11 Fair High/
Remove
Street Tree 6.93
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Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
hackberry (Celtis
occidentalis)
17 12 Fair High/
Remove
Street Tree 7.56
hackberry (Celtis
occidentalis)
18 14 Fair High/
Remove
Street Tree 7.56
hackberry (Celtis
occidentalis)
19 12 Fair High/
Remove
Street Tree 7.7175
hackberry (Celtis
occidentalis)
20 12 Fair High/
Remove
Street Tree 6.615
hackberry (Celtis
occidentalis)
21 16 Fair High/
Remove
Street Tree 6.615
hackberry (Celtis
occidentalis)
22 11 Fair High/
Remove
Street Tree 8.82
hackberry (Celtis
occidentalis)
23 11 Poor High/
Remove
Street Tree 6.06375
Tree Species # Trunk
Diameter
(in.)
Condition Expected
Impact
Disposition LU Value
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Tree Inventory, Assessment, and Protection
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November 19, 2021
Revised February 14, 2023
Appendix C: Photographs
C1: Canary Island Pines #1-#5
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#1
#2 #3 #4 #5
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Tree Inventory, Assessment, and Protection
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November 19, 2021
Revised February 14, 2023
C2: Tree #6
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#6
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San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
C3: #7
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#7
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San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
C4: Trees #8 and #9
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#9
#8
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San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
C5: Trees #10 through #13
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#11 #10
#12
#13
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San Mateo
Tree Inventory, Assessment, and Protection
Report
November 19, 2021
Revised February 14, 2023
C6: Trees #14 though #17
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#15 #14
#17 #16
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Tree Inventory, Assessment, and Protection
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November 19, 2021
Revised February 14, 2023
Qualifications, Assumptions, and Limiting Conditions
Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management.
All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations.
Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others.
The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services.
This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event.
Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference.
Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information.
Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future.
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Tree Inventory, Assessment, and Protection
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Revised February 14, 2023
Certification of Performance
I Richard Gessner, Certify:
That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment;
That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report.
That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998.
Richard J. Gessner
ASCA Registered Consulting Arborist® #496
ISA Board Certified Master Arborist® WE-4341B
Copyright
© Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author.
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historical resources evaluation report
4 th avenue and b street – block 10
san mateo, ca
completed for:
the city of san mateo
community development department
pa # 2022-023
september 25, 2023
submitted by:
architecture + history, llc
san francisco, ca
415 760 4318
[email protected]
www.architecture-history.com
1534 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com
I. Introduction
This historical resource evaluation was prepared by architecture + history, llc (a + h) at the request of the City of San Mateo Community Development Department, to determine whether there are any buildings within the block bounded by East 4th Avenue, South Railroad Avenue, South B Street, and East 5th Avenue, historically known as Block 10, in San Mateo qualify as historical resources under the criteria of the California Register of Historical Resources in accordance with Article 5, §15064.5 of the California Environmental Quality Act (CEQA). Additionally, because a future project at this site might utilize Federal grants or subsidies, the potential historic resources have also been evaluated under the National Register of Historic Places criteria, as required by the Federal National Environmental Policy Act (NEPA).
Recent aerial map of the subject block outlined in red. Source: Google Maps, 2021 1535 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 2
Summary Information
Block 10 – 6 Parcels
Address APN Current Use Age / Source
401-405 South B Street
(Address originally only
401)
034-179-010
(Block 10, Lot 5)
Tomatina Restaurant
(401); Bay Home &
Linens (405)
1917 San Mateo
Times; façade
completely
redone for
current
restaurant use in
2014 – Building
Permit
407, 409, 411 South B
Street
(Addresses originally
403, 405, 407 South B)
034-179-020
(Block 10, Lot 6)
Pokeatery (407);
Susan’s Salon (409);
Redwood Coast Cider
(411)
August 25, 1949;
Building Permit
#15780; three
stores
415-417 South B Street
(Addresses originally
411-415 South B)
034-179-030
(Block 10, Lot 7)
Talbot’s Cyclery February 1, 1950;
Building Permit
# 16648; two
retail stores; one
story
421-425 South B Street 034-179-040
(Block 10, Lots 8
and 1)
Shares parcel with
445 South B Street
Talbot’s Hobbies March 13, 1952;
Building Permit
#21291; retail
store; one story
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4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 3
Address APN Current Use Age / Source
445 South B 034-179-040
(Block 10, Lots 8
and 1)
Shares parcel with
421-425 South B
Street
Talbot’s Toyland March 11, 1953;
Building Permit
#23155
1987 2nd story
added
southeast corner
is covered
parking area.
402 South Railroad
Avenue
034-179-050
(Block 10, Lots 3
and 4)
Surface parking 1949 permit to
demolish
warehouse; no
new building
constructed
afterward
No address 034-179-060
(Block 10, Lot 2)
Surface parking None
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4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 4
II. Methodology
The methodological approach for this historical property evaluation consisted of a site visit and research on the history of the properties, the neighborhood, and associated persons and events through the collections of the San Mateo Public Library, the Redwood City Public Library, the San Francisco Public Library, the San Mateo County Historical Association research archives and with the City of San Mateo. Additional research was conducted online using Ancestry.com (Census Records) and the San Mateo County Genealogical Society databases. Further research was conducted using the in-house library of architecture + history, llc. Planning Staff at the San Mateo Community Development Department provided a + h with copies of building permit information for the property.
The research conducted included a review of San Mateo City Directories, census records, general histories of San Mateo, and the online library catalogue for any additional reference resources related to the properties. Additionally, the San Mateo Public Library’s California Collection was searched, including a portion of this collection within the Online Archive of California (OAC). The OAC was consulted with regard to long-term occupants and affiliated business of the properties and historic photographs of San Mateo.
Historic Sanborn Fire Insurance Company Maps of San Mateo for the years 1901 - 1961 were viewed and printed through the San Francisco Public Library’s online catalogue for this block of San Mateo. There is an August 1967 bound copy of the Sanborn Map in the City of San Mateo Planning Department. Full copies of the appropriate Sanborn Map sheets for each year are provided in an appendix to this report.
Research conducted through the San Mateo County Historical Association archives was via the Online Archive of California. Newspapers.com was consulted for articles in the San Mateo Times. Additionally, the 1989 City of San Mateo Historic Building Survey was consulted. No resources within the subject block were included in the 1989 Survey. 1538 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 5
In April 2023 a site visit was conducted to photograph the buildings and the surrounding setting and neighborhood. During the site visit, notes on the architectural features of the buildings were taken for later use to create building descriptions. Google Street Maps and Google Earth satellite images and maps were utilized for reference. 1539 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 6
III. Historical Overview of San Mateo
The City of San Mateo was officially incorporated in 1894.1 In the late nineteenth and early
twentieth centuries, the town of San Mateo was an outpost crossroads connecting the north-south rail lines with the east-west stagecoach route to the Pacific. San Mateo had its beginnings as a small village, with development typical of growth along the Peninsula below San Francisco. Train service to San Mateo commenced in October 1863. A wealthy San Franciscan and railroad director, Charles Polhemus, purchased a large swath of land near what became downtown San Mateo and laid out lots for sale in the late 1860s. As rail service expanded, San Mateo became a frequent stop for travelers. The town was ideally situated mid-point on the Peninsula, where roads and rail lines between San Francisco and San Jose connected. Initially a popular summer community, San Mateo soon became a commuter town, a suburb of San Francisco, with families establishing year-round homes, and businessmen commuting to the city via train service.
By the 1890s, the town had not extended much beyond Polhemus’ original lot demarcations. The 1891 Sanborn Maps shows that development was clustered around the Railroad Depot near 2nd Street and what became Railroad Avenue.2 Richard Jury
established a weekly newspaper, the Leader, in 1889. An industrious Irish carpenter, Robert Wisnom, built upon his earlier established lumber business and became a town leader at the turn of the century. The first two decades of the next century brought dramatic change to San Mateo; salt-harvesting operations dominated the Baylands, nurseries cropped up on the hillsides, a country club was founded for affluent weekenders, early large estates were subdivided for suburban residential development and a commercial downtown began to take shape. A large-scale hotel, the Peninsula Hotel, was established in 1908 on the former estate of Alvinza Hayward. The hotel was moderately popular as a destination until it was destroyed by fire in 1920. During this period, residential areas of San Mateo expanded through development of fairly large subdivisions such as the Western Addition (1889), Bowie Subdivision (1897), San Mateo 1540 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 7
Heights (1904) and Hayward’s Addition (also 1904 - which included the former Peninsula Hotel site).3 San Mateo Park was laid out in three sections above El Camino Real between 1902 and 1904.4
By 1900, San Mateo had 1,832 residents. In 1903 the town was linked to San Francisco by an additional mode of transportation, trolleys, which coupled with refugees from the 1906 earthquake, resulted in expanded residential construction in the first two decades of the twentieth century. From 1900 to 1910, the city’s population doubled to 4,384.
Downtown was growing and City Directories from this period list several general stores, two pharmacies, two bakeries, a jeweler, two furniture stores, three barbershops, and about a dozen saloons.
By 1920 there were almost 6,000 residents living in San Mateo. A second population boom occurred between 1920 and 1929, when San Mateo had 17,109 inhabitants.
Building on its reputation as a summer destination for the elite, the town began to attract middle-class residents who desired the recreational opportunities and mild climate afforded along the Peninsula. Also in the 1920s, the extensive William Kohl estate, once part of Polhemus’ lands, was subdivided, and an approximately 16-acre portion was purchased by the city to become Central Park, the first municipal park in the county.
During Prohibition, San Mateo and other parts of San Mateo County were known for their rum running, illegal saloons, and speakeasies. The money made by transporting illegal liquor was staggering and gambling and prostitution accompanied the contraband. Bay Meadows racetrack, where the famous thoroughbred Seabiscuit won two races, was founded in 1934 and became one of the most successful west coast racing venues. 1541 of 11211
4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 8
The expansion of the San Francisco International Airport (located on mudflats adjacent to San Bruno and purchased by the City of San Francisco in 1926) brought jobs and increased economic expansion to San Mateo, even during the Depression. Major Works Progress Administration (WPA) airport projects during the 1930s provided work relief and much needed economic stimulus to both San Francisco and the Peninsula.
World War II brought many service men and women to the Bay Area. Military installations and affiliated businesses further invigorated the post-Depression economy.
San Mateo’s Bay Meadow Racetrack was a popular entertainment venue for soldiers and civilians alike, looking to forget wartime troubles. The track remained open primarily because portions of the proceeds from race gambling were donated to the War effort.
More than 10,000 San Mateo county men entered World War II, with over 300 losing their lives during service. Upon return to California after the war, these former military personnel contributed to major postwar development and expansion that was unprecedented in San Mateo County history. The “build out” of San Mateo and other Peninsula towns was extensive during this period. By the 1960s, the Peninsula’s string of commuter towns contributed to the county’s population that swelled close to half a million people. El Camino Real, the old county road, became a major thoroughfare lined with early suburban sprawl.
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4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
architecture + history, llc
www.architecture-history.com Page 9
IV. Associated Historic Contexts
Downtown San Mateo Retail Core
Downtown San Mateo, like many of the smaller Peninsula suburban enclaves, includes a commercial core with some buildings pre-dating the 1906 earthquake. However, many structures date from the 1920s to the 1940s and are generally one to three stories in height, with a few larger-scale exceptions found in older hotel buildings. The 1989 City of San Mateo Historic Building Survey identified a concentrated area of historic commercial buildings constituting a Downtown Central Business Historic District. These buildings are found primarily along East 3rd Avenue between Railroad Avenue and El Camino Real and along South B Street between Baldwin Avenue and East 3rd Avenue, with the east side of South Ellsworth Avenue between Baldwin and East 3rd Avenue also included in the historic district.
5 The commercial buildings along East 4th and East 5th Avenues between El Camino Real and Railroad Avenue were not included in the 1989 Downtown Historic District. However, these streets and the intersecting perpendicular streets are included in the Downtown Retail Core subarea of the Downtown Area Plan (2009) boundaries.
Above: The map of the San Mateo Central Business District in the 1989 Historic Building Survey Report, a red arrow points to Block 10 which is located to the south and east of the historic district and which did not include any identified historic resources at that time. 1543 of 11211
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Subject Block Building Chronology
The following visual chronology was developed using a series of Sanborn Fire Insurance Maps for San Mateo from 1901 to 1967, San Mateo County Assessor Maps and an aerial photograph. Each of the full Sanborn Map sheets is included as Appendix One of this report; a detail of the block for each year is included below. Each map is oriented so that north is at the top of the map with Railroad Avenue at the east to the right side of the page.
This block was first laid out in September 1862 by C. B. Polhemus (see map on the following page). At that point, the Town of San Mateo included a small grid of streets south of San Mateo Creek and north of 5th Avenue. The north-south running streets were named “A” through “D” and ran parallel to the railroad tracks. The east-west streets were numbered.
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Above: The 1862 “Map of the Town of San Mateo.” The subject block is labeled as Block 10 and was at the southern edge of town at that time. The block was shown with eight subdivided parcels, with the two southern-most parcels being larger than the other six parcels in the block. The red arrow points to the subject block.
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1901 Sanborn Fire Insurance Map
On the 1901 Sanborn Map Block 10 is shown with four parcels: two with wood-frame dwelling and two with small, wood-frame sheds or barns (marked by an X). There was a “car house” along the railroad tracks that appears related to railroad use as it is shown outside the identified parcel. The southern-most dwelling had a small room and an outhouse, both wood-frame construction, at the northeast corner of the parcel.
Above: Detail of the 1901 Sanborn Map, Sheet 10.
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1908 Sanborn Fire Insurance Map
The 1908 Sanborn Map illustrated the same two wood-frame dwellings, but the parcel lines are marked differently. Additionally, the house parcels had addresses indicated – 405 and 445 South B Street. The parcel at the northeast corner of the block had several small, wood-frame buildings marked as “shanty.” The “car house” was shown on this parcel, a different location than on the 1901 Map. There was a large shed or barn the southeast corner parcel.
Above: Detail of the 1908 Sanborn Map, Sheet 15.
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1920 Sanborn Fire Insurance Map
By 1920, the block remained divided into four parcels, but with new buildings or changed building locations, then on the 1908 Map. The dwelling at 405 B Street had been moved south and a new Auto Repair Shop had been constructed at the northwest corner of the parcel. This building, 401 South B Street, was of masonry construction as indicated in blue.
It was of “reinforced concrete” construction. The dwelling, which shared this parcel, had a separate small garage, marked “auto,” and a one-story shed. The dwelling that had been indicated as “445 B Street” on the 1908 Map was labeled “419 South B Street.” There was a small dwelling on the large parcel at the northeast corner of the block, which had an address of 320 East 4th Avenue. An “outhouse” was situated on the parcel labeled 321 East 5th Avenue, which appears to have been the same shed shown on the 1908 Map. 1920 Sanborn Map, Sheet 26
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Circa 1920-1922 San Mateo County Assessor Map
This detail of Block 10 indicates B. A. Peckham owned the parcels and improvements at the northwestern portion of the Block including parcels labeled 5, 6, and 7. Of these parcels 5 and 7 were labeled as having improvements or buildings present. Parcels 2, 3 and 4, at the northeastern portion of Block 10, were identified as owned by the Southern Pacific Railroad (SPRR). Parcels 1 and 8, at the southern side of the block, were owned by E. A. Husing and Parcel 8 was indicated as having improvements present.
Above: Circa 1920-1922 San Mateo County Assessor Map
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1940s Aerial Photograph
This photograph shows Block 10 with mature trees at the southeastern corner, a residential dwelling at the southwest corner, and the flat roof of the auto garage is visible at the northwest corner. The railroad tracks run north-south to the east of the block. The south façade and marquee of the Baywood Theater building are visible in the block to the north.
Above: A 1940s aerial photograph of San Mateo looking north. The red arrows points to the subject block. Which at the time still had a residential building and the flat roof of the auto garage is visible at the northwest corner. The yellow arrow points to the Baywood Theater, which was in the block to the north, with the address of 345 South B Street.
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1950 Sanborn Fire Insurance Map
The 1950 Sanborn Map has the same parcel layout as the 1920 Map; however, the wood frame dwellings have been removed. The Auto Repair Building at 401 South B Street remained as shown on the 1920 Sanborn Map. It was joined on the parcel by a one-story, three-store building at 403, 405, and 407 South B Street. This building was also of reinforced concrete construction. Several small wood frame sheds or storage buildings were located toward the southeast portion of the block.
Above: Detail of the 1950 Sanborn Map, Sheet 26.
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1953 Sanborn Fire Insurance Map
The 1953 Sanborn Map shows the west side of the block had been built out with commercial buildings while the east side was being used for surface automobile parking.
The commercial buildings at 415-417, 421-423, and 445 South B Street joined the earlier two commercial buildings which were at the north end of the block face. All these buildings were of reinforced concrete construction. The building at 421-423 South B Street was Lshaped in plan with a section facing East 5th Avenue. There was a courtyard between 445 South B Street and the East 5th Avenue section of 412-423 South B Street.
Above: Detail of the 1953 Sanborn Map, Sheet 26. The red arrow points to the courtyard between the buildings.
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1956 Sanborn Fire Insurance Map
The 1956 Sanborn Map shows a warehouse had been constructed, filling in the courtyard between 445 South B Street and the East 5th Avenue section of 412-423 South B Street. No other changes had occurred since the 1953 Map.
Above: Detail of the 1956 Sanborn Map, Sheet 26. The red arrow points to the new warehouse constructed on what had been an open area or courtyard between the two buildings. 1553 of 11211
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1959 Historic Photograph
This photograph shows the subject block buildings along B Street about 1959. The Fuller Paint Company sign is on the storefront at 421 South B Street. The San Mateo Mutual Savings was located at 417 South B Street. AWashrite.sign indicated the use at 411 South B Street and the loan sign of Beneficial Finance is visible at 401 South B Street. Note the Baywood Theater Building in the next block. The opposite site of the street was a surface parking lot. This photograph was taken prior to the second story addition to the 421-425 South B Street building in 1991.
Above: Historic Photograph circa 1959, looking north along B Street. Images of America: San Mateo, Gregory Zompolis, Page 123.
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1961 Sanborn Fire Insurance Map
The 1961 Sanborn Map indicates the following changes from the 1956 Map: the building at 401-405 South B Street was labeled an office rather than a store and the southern portion of the building had been divided into a separate store.
Above: Detail of the 1961 Sanborn Map, Sheet 26.
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1967 Sanborn Fire Insurance Map
This version of the Sanborn Map does not show any physical or built changes from the 1961 Map; however, the building at 417-417 South B Street was labeled as a bank and was one storefront space rather than two as previously noted on the maps.
Above: Detail of the 1967 Sanborn Map, Sheet 26. Note the building at 415-417 South B Street was occupied by a bank at this time.
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V. Individual Property Descriptions, Occupants, & Building Chronologies 401-405 South B Street (APN 034-179-010)
Description – 4o1-405 South B Street
The building at 401-405 South B Street is a one-story, reinforced concrete, slightly bowed roof, commercial building with a rectangular footprint. This building has been significantly altered including during building campaigns in 1958, 1987, 2009, 2013 and most recently in 2014. While it retains its footprint, height, and massing, the building façade details and glazed storefront system reflect the most recent alterations in 2013 and 2014.
At the South B Street, or west, façade there are three bays. The bay at the north corner has a recessed and angled entry to the restaurant. The angled and recessed entry dates to 1958 and is shown in a 1958 drawing of the building. There is a pedimented parapet centered above the three bays at this façade. The parapet conceals the slight bow of the roof. Fixed, overhanging, awnings are centered above each bay along this façade.
The north façade, facing East 4th Street, has three storefront windows at the west and east ends of the facade, with each window having a fixed, overhanging awning. There is a section of blank wall between these two window groupings.
The east façade has no openings; there were historically openings at this façade, but they have been infilled. The south façade abuts the building to the south, 407-411 South B Street, except the eastern end of the façade projects beyond the adjacent building. This section of the façade does not have any openings and the horizontal board forms of the concrete construction are visible.
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Above: The northwest corner of 401-405 South B Street, looking southeast.
Below: Detail of the northwest corner of 401-405 South B Street, looking southeast. 1558 of 11211
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Above: The west front of 401-405 South B Street, looking east.
Below: The northwest corner of 401 South B Street, looking south. Note the angled, covered entry at the corner.
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Above: The east end of the north façade of 401 South B Street, looking southeast.
Below: The east façade of 401-405 South B Street, looking west. Note this façade has no openings. 1560 of 11211
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Above: The south and east façades of 401-405 South B Street, looking southeast.
Owner and Occupant History – 401-405 South B Street
The building at 401-405 South B Street originally had the address of only 401 South B Street. It was built in 1917 as the Fred E. Beer Ford Dealer with sales and service in the building. In August 1926, Beer announced in a San Mateo Times advertisement that the business was relocating to a new building constructed at 46-52 B Street.6
An advertisement from the
San Mateo Times, August 21,
1926 detailing the relocation
of the Fred E. Beer Ford Sales
Showroom.
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In 1928, the City Directory identified W. M. High as occupying the building, but it was unclear what this business entailed.
7 In these early years of the building, it shared a parcel with a single-family home that was occupied by Mrs. Florence Taber and B. A. Peckham, who was also identified as the owner of the parcel on a circa 1920 San Mateo County Assessor Map. The house was no longer present on the 1950 Sanborn Map.
The 1930 City Directory noted the commercial building was vacant. Between 1935 and at least 1939, the Home Furnishings Company occupied the building. The 1943 City Directory noted the building was vacant. From at least 1946 to 1950, the Franson Motor Company was the commercial tenant. By 1952, and extending to at least 1955, the Garden Seed and Feed store occupied the building. The 1957 City Directory noted the building was again vacant.8
An advertisement from the San Mateo Times, June 6, 1944 for the Franson Motor Company at 401 B Street at Fourth Avenue.
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In 1958, the building was remodeled, the angled entry constructed at the corner, and the building was split into the two storefront configuration that remains today.9 From 1960 to 1995, the Beneficial Finance Company was the tenant in the 401 South B Street space, or the northern-most storefront. In 1960, Chick’s Paint Pot was the tenant in the 405 South B Street storefront. From 1965 to 1995 a series of barber shops and beauty salons occupied the space.10
An advertisement from the San
Mateo Times, September 3, 1945
for the Franson Motor Company.
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Building Permits – 401-405 South B Street
An original building permit for this building not located in city records as it was constructed before 1920, or before the City of San Mateo issued building permits. A San Mateo Times article indicated the building was constructed in 1917.
Date Permit Number Names Description / Cost
November 22, 1937 4394 Estate of B. A
Peckham, owner; F.
H. Boring, Builder
$750.00; put balcony
and ceiling in store
building.
December 14, 1944 8447 W. B. Franson,
owner; M. J.
Terranova, builder
$300.00; interior
office partitions in
garage building
July 27, 1945 9072 Gordon & Tabor,
owners; Franson
Motor Co, lessee;
Day labor, builder
$1,800.00; display
room for garage
December 12, 1954 24814 Dr. Kenneth L.
Nesbitt; owner;
Stevenson Pacific,
builder
$4,280.00; repair fire
damage
January 8, 1958 34568 Ronald Dixon,
owner; Miller &
Steiner, architects;
O. L. Cavanagh &
Sons, builder
$38,000.00; alter
store and office
building
December 10, 1987 3992 Beneficial
Management
Group; lessee
Commercial
Alterations; builder
$18,550.o0; interior
remodel
March 3, 2009 BD2009-233932 A.P. Besier; owner;
Home Gallery;
lessee; RRS
Architecture,
architect; Marhah
Group, builder
$24,158.00; remodel
store interior; 405
South B St space only
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Date Permit Number Names Description / Cost
November 15, 2013 BD2013-247007 Rooster’s Men’s
Salon; tenant
$175,000.00; interior
remodel of 405 South
B St storefront space
July 17, 2014 BD2013-248420 Bruce Beiser Trust,
owner; Tomatina’s
Restaurant; tenant;
A & E National,
architect; Beals
Martin, contractor
$200,000.00; façade
improvements,
windows, doors,
sunshades, extension
of parapet
July 31, 2014 BD2013-248421 Bruce Beiser Trust,
owner; Tomatina’s
Restaurant; tenant;
Alberti & Alberti,
architect; Smith
Development,
contractor
$507,500.00; change
of use retail to
restaurant; interior
remodel
401-405 South B Street
Developers, Architects, Engineers, and Builders
No original Building Permit exists for this building. Further, it has been heavily altered from its original appearance and is reflective of alterations that occurred between 2013 and 2014.
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407, 409, 411 South B Street (APN 034-179-020)
Description – 4o7, 409, 411 South B Street
The building at 407-411 South B Street is a one-story, reinforced concrete, flat roofed, commercial building with a rectangular footprint. The South B Street, or west, façade has three storefront entries that are recessed under a deep overhang of the roof. There is an angled parapet covered in red standing steam roofing material. The storefronts are heavily glazed and are flanked at the north and south ends by a projecting wall with a veneer of buff-colored, thin, horizontally-oriented, Roman brick. The storefront configuration is likely original but based on historic photographs the parapet has been altered. The north and south exterior walls abut the adjacent commercial buildings. The east, rear, façade has three separate rear exit doors, small windows adjacent to the doors and a larger, multipane, industrial sash window above. These all appear to be original openings.
Above: 407-411 South B Street (center, looking southeast. 1566 of 11211
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Above: The west façade of 407-411 South B Street, looking east.
Below: The west, rear, façade of 407-411 South B Street. Red arrow points to rear of building. 1567 of 11211
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Owner and Occupant History – 4o7, 409, 411 South B Street The building at 407, 409, 411 South B Street was built in 1949.11 Its original owner was the Peninsula Title Company, and it was constructed by builder Albert E. Magnuson of Redwood City. Merryman and Stratta of San Bruno were listed on the building permit as the architect /engineer; however, there are no original drawings on file with the City of San Mateo. James L. Stratta was a civil engineer with California license number 7166. He was also the engineer or designer of the building at 415-417 South B Street.12 From 1950 to 1957 the occupants of the building were as follows: 407 South B Street, Personal Finance Company; 409 South B Street, San Mateo Title Company, and 411 South B Street, a laundromat. The laundromat, Bamboo Washrite occupied the storefront at 411 South B Street until 1995. The other two storefronts had rotating businesses from 1965 through 1995, including hair salons, insurance companies, loan agencies, women’s clothing boutiques, and a drapery store.13
An advertisement from the San
Mateo Times, August 22, 1951 for
the new Bamboo Washrite.
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In 2006, 409 South B Street was remodeled for use as a beauty salon.14 In 2008, 407 South B Street was remodeled for use as a frozen yogurt store.15 Then in 2015, 407 South B Street was remodeled again as Pokeatery Restaurant.16 In 2019, the storefront at 411 South B Street was remodeled to house Redwood Cider Company.17
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Building Permits – 407, 409, 411 South B Street
Date Permit Number Names Description / Cost
August 25, 1949 15780 Peninsula Title
Company, owner;
Albert E.
Magnuson, builder;
Merryman &
Stratta, architects
$24,000.00; 50 x 70
store building; 3
stores; concrete
August 24, 2006 BD2006-225723 B Street Trust,
owner; Susan’s
Salon, tenant; Tran
Gen Construction,
contractor;
$55,770.00; interior
remodel and
plumbing for Salon;
409 South B Street
storefront
January 31, 2008 BD-2007-230486 Robert Guglielmi,
owner;
Yogurtouille,
tenant; Allied
Teamwork,
contractor
$60,000.00; interior
improvements, 407
South B Street
storefront
September 22, 2015 BD-2015-254693 Robert Guglielmi,
owner; Pokeatery,
tenant; Restaurant
Design Cpts,
architect; SK
Remodeling,
contractor
$50,000.00; no façade
work, interior only
and elec and
plumbing upgrades;
407 South B Street
storefront
May 10, 2019 BD-2019-270363 Robert Guglielmi,
owner; Redwood
Coast Cider and
Menary
Investments,
tenant; Lewis
Architecture,
architect
$15,831.20; nonstructural interior
renovation; 411 South
B Street storefront
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407, 409, 411 South B Street
Developers, Architects, Engineers, and Builders
This building was developed by the Peninsula Title and Guarantee Company. It was designed by William B. Merryman, architect and James L. Stratta, engineer. Albert E.
Magnuson was the original builder and Arthur Brothers Construction, completed alterations on behalf of Talbot’s toys.18 William Blanchard Merryman, architect, was a native of Baltimore. He moved to Menlo Park in 1948. He was only in the Bay Area for a brief period before dying at age 43, in 1955. His brief obituary in the San Mateo Times did not list his educational or professional experience other than the location of his San Bruno office.19
James L. Stratta was a well-known civil and structural engineer who practiced in the Bay Area from just after World War II into the 1970s. He was educated in San Francisco at Galileo High School before attending the University of California, Berkeley. He served at the Ames Aeronautical Laboratory at Moffett Field during World War II. He worked at several San Francisco engineering firms before forming his own practice, Simpson and Stratta, with Albert T. Simpson in 1952. In 1961, he was elected president of the Structural Engineers Association of Northern California. He taught at the University of California, Berkeley. His long-term practice resulted in hundreds of projects across the Bay Area. Late in his career he consulted on the causes of several engineering disasters as a structural expert including the collapse of the Kemper Arena in Kansas City, Missouri. He was a long-time resident of Atherton and practiced into the 1970s.20 Albert E. Magnuson was a general contractor with offices in Redwood City. A review of the San Mateo Times did not result in many references to Magnuson projects. He was the builder of a similar commercial structure at 1616-1620 South El Camino Real in 1948.21 1571 of 11211
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Arthur Brothers Construction was a San Mateo and Peninsula Builder from the late 1940s into the early 1970s. Their work was widely mentioned in the San Mateo Times and they appear to have worked on both commercial and residential projects during that time period.22
415-417 South B Street (APN 034-179-030)
Description – 415-417 South B Street
The building at 415-417 South B Street is a two-story, reinforced concrete, flat roofed, commercial building with a rectangular footprint. The South B Street, or west, façade has a centered storefront entry, labeled 415 South B Street. The building originally had two storefronts, but in 1964, it was converted to a single storefront space. The storefront is recessed under a deep roof overhang. The outer portions of the storefront are solid concrete walls and the storefront windows that flank the glazed entry sit above a solid, undecorated base. The second story was added in 1991 and has a series of large, plate glass windows that are centered on the west façade. The façade has a smooth, undecorated finish except for a simple geometric cornice.
The north and south walls abut the adjacent buildings, however, the north wall project beyond the building to the north and is visible at the rear. 1572 of 11211
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Above: 415-417 South B Street, looking southeast.
Below: The west façade of 415-417 South B Street, looking east. Note the single storefront configuration despite the two addresses.
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Above: 415-417 South B Street, looking northeast.
Below: The rear, or east and north facades of 315-417 South B Street. 1574 of 11211
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Owner and Occupant History – 415-417 South B Street
The building at 415-417 South B Street was built in 1950 for the Peninsula Title & Guarantee Company. The building originally housed two storefronts; but was altered in 1964 to accommodate one business. Early tenants included Larry Devlin Kitchens and Bridge and Dugan carpets. By 1957 the San Mateo Mutual Savings & Loan Association occupied 417 South B Street. Then in 1964, the savings and loan remodeled the building for its exclusive use. It remained a Savings and Loan until the mid 1970s when Talbots Cyclery took over the space. Talbots remained in the building until very recently. 1575 of 11211
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Building Permits – 415-417 South B Street
Date Permit Number Names Description / Cost
June 3, 1948 13707 Lauren Smith,
owner
$500.00; Demolition
permit; “clear lot of
all buildings”
February 1, 1950 16648 Peninsula Title &
Guarantee
Company, owner;
William B.
Merryman,
architect Albert E.
Magnuson, builder;
$29,000.00; Retail –
two stores
November 10, 1955 29110 Owner, San Mateo
Mutual Savings and
Loan Assoc; The
Cunneen Company,
architects; Mattock
Construction,
contractor
$13,000.00; alter
offices, interior
alterations
March 6, 1964 43119 Owner, San Mateo
Mutual Savings and
Loan Assoc; Donald
Cleves, architect; V.
Nielson, contractor
$10,000; interior
alterations
March 5, 1974 57869 Owner, Talbot’s
Toys; Arthur
Brothers,
contractor
$10,000.00; add
mezzanine storage
area to existing
building
April 1, 1991 21552 Gordon & Joan
Moore, owners;
Talbots Cyclery,
tenant; GM
Associates,
architect; Arthur
Bros, contractor
$360,000; 2nd story
addition to one-story
building and interior
remodel
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415-417 South B Street
Developers, Architects, Engineers, and Builders
This building was developed by the Peninsula Title and Guarantee Company. It was designed by William B. Merryman, architect and James L. Stratta, engineer. Albert E.
Magnuson was the original builder and Arthur Brothers Construction, completed alterations on behalf of Talbot’s toys. See above discussion for 407-411 South B Street for information on these design and building professionals. Elevation drawings by Stratta and Merryman are below.
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421-425 South B Street (APN 034-179-040) (same parcel as 445 South B Street) Description – 421-425 South B Street
The building at 421-435 South B Street is a one-story, reinforced concrete, flat roofed, commercial building with an L-shaped footprint. The building was modified in 1956 to convert the two storefronts to a single space for one business. The building has a tall parapet that mimics the building height of the structure to the north. The parapet is a later alteration. The storefront is recessed under a deep overhang. The outer portions of the storefront are solid concrete walls and the storefront windows that flank the centered, double door, glazed entry sit above a solid, undecorated base. The façade has a smooth, undecorated finish except for a simple geometric cornice. The L-portion extends to 5th Avenue but is now integral with the building at 445 South B Street.
This building abuts the buildings on either side. At the rear the north façade is visible for the eastern portion. The rear, or east, façade, has a door at the south side and a slightly recessed concrete geometric pattern at the upper portion. 1579 of 11211
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Above: 421-425 South B Street, looking southeast.
Below: The west façade of 421-425 South B Street, looking east. Note the address sign reads 445, but this building has historically been 421-425 South B Street with 445 South B Street to its south. 1580 of 11211
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Above: The north and east facades of 421-425 South B Street, looking southeast. Red arrow points to building.
Owner and Occupant History – 421-425 South B Street
The building at 421-425 South B Street was built in 1952. It housed the W. P. Fuller Paint Company at 421 South B Street from its construction until the mid 1970s when it became part of Talbot’s Toyland and Hobby Shop. In the first few years after construction there was a cleaners, B Hive Cleaners, in the 425 South B Street space. However, a City of San Mateo Building Permit indicates interior alterations occurred in 1956 to create a single space that was occupied by Fuller Paints until the mid-1970s. 1581 of 11211
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Building Permits – 421-425 South B Street
Date Permit Number Names Description / Cost
April 5, 1937 4161 Ethel Cahalan,
owner; Taylor
House Wrecking,
contractor
$400.00; demolish
residence, barn and
shed
March 13, 1952 21291 Alfred Sorenson &
E. Ohlund, owners;
Ohlund & Co.,
builder
$50,000.00; store,
10,000 square feet,
May 11, 1956 29919 W. P Fuller, Co,
owner (or tenant);
Oscar Cavanagh &
Son, contractor
$1,500.00; interior
alterations
421-425 South B Street
Developers, Architects, Engineers, and Builders
Ohlund & Company
Eric Ohlund (1896-1970), a Swedish immigrant, started Ohlund & Company in San Mateo, and later in Burlingame, prior to World War II and his son Eric Ohlund, Jr. continued the family business.23 Based on search of San Mateo Times index the company was active in the 1930s through the 1960s. The company appears to have completed numerous residential projects in San Mateo, Burlingame and Hillsborough. The company branched out into real estate as well with listings of existing buildings for rent or sale.24 An advertisement for the opening of Talbots indicates Ohlund & Co as the general contractor.
Oscar L. Cavanagh
This building was altered by Oscar L. Cavanagh in 1956. Cavanagh was a long-time Peninsula resident and builder. A native of Nova Scotia, he immigrated to the United States in the 1880s. Cavanagh’s March 6, 1968 obituary in the San Mateo Times noted that he was “a well-known building contractor in the area for many years.”25 Cavanagh was 1582 of 11211
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known for the many houses he constructed, but also for a number of commercial properties including the J. C. Penny building, completed in September 1942.
The Cavanagh’s were a family of builders and real estate housing speculators, who also included Frank and Thomas Cavanagh, Oscar’s brothers, as well as their father. The family was particularly active in building the Baywood residential neighborhood in San Mateo.
Oscar Cavanagh lived on Occidental Street for a long period of time before moving to Hillsborough.26 He was a successful builder in San Mateo for over 50 years. 445 South B Street (APN 034-179-040) (same parcel as 421-425 South B Street) Description – 445 South B Street
This corner building was constructed in 1953. It received a second story addition in 1977.
The storefront is recessed under a deep overhang. The storefront windows that flank the centered, double door, glazed entry sit above a solid, undecorated base. The façade has a smooth, undecorated finish except for a simple geometric cornice. The fixed overhanging awning wraps the corner about 10 feet down the south facade and projects over sidewalk.
The storefront windows also wrap the corner and align with the fixed awning.
The building was also modified and extended in the 1950s, including a warehouse extension that fit between the original east wall of this building and the L-portion of the building at 421-425 South B Street. The far east end of the building has an open-air parking area with a second story office or storage space above.
The south façade has a series of vent openings at the center and there is a concrete knee wall at open air parking at the east with a curb cut at the exit. The east façade of the openair parking has the concrete knee wall. The north façade of the east extension has no openings.
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Above: The southwest corner of 445 South B Street.
Below: The west façade of 421-425 South B Street (right) and 445 South B Street (left). 1584 of 11211
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Above: The west façade of 445 South B Street.
Below: The west end of the south façade of 445 South B Street. 1585 of 11211
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Above: Overview of the south façade of 445 South B Street.
Below: The east end of the south façade of 445 South B Street. 1586 of 11211
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Above: The east façade of 445 South B Street with the open-air parking area.
Below: The north façade of the east end of 445 South B Street. 1587 of 11211
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Owner and Occupant History – 445 South B Street
The building at 445 South B Street was built in 1953 and it was occupied by July 1953 by Talbots Toys. This family business has been the only occupant of the building. Founded by W. A. and Betty Talbot in Sacramento, the toy store was the second of their stores.27 Mr. Talbot as pictured in the San Mateo Times July 16, 1953. 1588 of 11211
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Notice of the grand opening of Talbot’s Toyland San Mateo Times July 16, 1953. 1589 of 11211
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The business expanded into adjacent buildings on South B Street including 415-417 South B Street and 421-425 South B Street. Talbot’s Toyland appears to have owned the building.
Steve Moore and his wife Shirley were the last members of the family to own the building and the business.28 Talbots Toys was a downtown San Mateo fixture for over 65 years.
After the business closed in January 2020 the building has been vacant.
Building Permits – 445 South B Street
Date Permit Number Names Description / Cost
March 11, 1953 23155 Ohlund & Co.,
owner; Miller &
Steiner, architects
$20,000.00; store,
3,200 square feet,
one-story
February 28, 1980 68969 Talbot’s Toys,
Owner; Arthur
Brothers Contractor
$5,000.00; add
storage mezzanine to
existing building
March 31, 1977 6507 Gordon and Joan
Moore, Owner;
Talbot’s Toys,
Tenant; George
Mock, architect;
Arthur Brothers
Contractor
$419,000.00; second
story addition.
Developers, Architects, Engineers, and Builders
Ohlund & Company
(See discussion above under 421-425 South B Street).
Miller & Steiner Architects
Robert David Steiner was a Stanford University (Class of 1935) and Harvard University educated architect. During World War II he served in the Navy and achieved the rank of lieutenant commander. He started in the architecture field as an apprentice to Gardener Dailey After the war, he started the firm of Miller and Steiner Architects, retiring in 1993.
During his career, he designed many residences on the Peninsula. In 1952, he was co1590 of 11211 4th Avenue and B Street – Block 10, San Mateo, California – Historical Evaluation City of San Mateo September 25, 2023
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founder of Crystal Springs Uplands School and continued as board member and architectural consultant until his death. He was a founding member of the Hillsborough Architectural Design Review Board and was an architectural consultant for the town of Hillsborough. He died in 1998 at the age of 85.29
E. J. Miller died in 1982; however, little additional information was located on this member of the team. Miller and Steiner Architects appears to have formed in the late 1940s and were responsible for more than 500 building designs. Their notable projects include the Crystal Springs Uplands School in Hillsborough; the Martin Luther King Community Center; Bank of America's A.P. Giannini Memorial Building; and Borel Place office complex in San Mateo; and 12 regional offices of the California State Automobile Association. The firm also completed numerous custom homes in Hillsborough, Atherton and Woodside. A number of their residential designs were published in architectural journals.
Arthur Brothers Construction (alterations)
This general contracting company appears to have been active on the Peninsula from the late 1940s into the 1970s, completing both residential and commercial projects. Limited additional information was located on the firm.30
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402 South Railroad / 320 East 4th Avenue (APN 034-179-050) Description – 402 South Railroad / 320 East 4th Avenue
Surface parking; no buildings or structures
Above: View looking north of the surface parking at 402 South Railroad Avenue. 1592 of 11211
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No Street Address (APN 034-179-060)
Description – APN 034-079-060
This parcel includes surface parking; it has no buildings or structures Above: The surface parking parcel 034-079-060, to the east of 421-425 B Street, looking south. 1593 of 11211
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VII. Application of National Register and California Register Criteria The National Register of Historic Places is the official Federal list of districts, sites, buildings, structures, and objects significant in American History, architecture, archeology, engineering and culture. Properties may be identified as significant at the local, state or federal level. They may be significant under four criteria of evaluation that have to do with broad patterns of history, important persons, design or information potential. The National Historic Preservation Act of 1966 (Public Law 89-655) authorized the National Register of Historic Places. The National Park Service within the United States Department of the Interior administers the National Register and the Keeper of the Register makes final determinations on properties eligible for the National Register.
Under that California Environmental Quality Act (CEQA) resources that meet the criteria of the California Register of Historical Resources are considered historical resources for the purposes of CEQA. Determinations of historical significance require that several factors are considered including: the property's history (both construction and use); the history and context of the surrounding community; an association with important persons or uses; the number of resources associated with the property; the potential for the resources to be the work of a master architect, builder, craftsman, landscape gardener, or artist; the historical, architectural or landscape influences that have shaped the property’s design and its pattern of use; and alterations that have taken place, and lastly how these changes may have affected the property’s historical integrity.
These issues must be explored thoroughly before a final determination of significance can be established. To be eligible for the California Register historic resources must possess both historic significance and retain historic integrity. The following are the four significance criteria of the California Register. Upon review of the criteria, if historic significance is identified, then an integrity analysis is conducted. To be eligible for the 1594 of 11211
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California Register, an historical resource must be significant at the local, state, or national level under at least one of the following criteria.
National Register Criterion A: Event or Patterns of Events It is associated with events that have made a significant contribution to the broad patterns of our history
California Register Criterion 1: Event or Patterns of Events It is associated with events or patterns of events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States.
NR A / CR 1
None of the buildings within the subject block are individually eligible for the National Register or California Register under Criterion A / 1. While several of the buildings reflect the commercial development of this area of Downtown San Mateo, they do not rise to a level of significance within this context to justify individual eligibility under either criteria. Further, a number of the buildings in the subject block are associated with the post-war commercialization of this part of San Mateo, they do not rise to a level of significance within this context to justify individual eligibility under either criteria. Lastly, while the buildings at 415- 417, 421-425 and 445 South B Street has long been associated with the Talbot’s Toyland, Hobbies and Cyclery, this local business and its associated commercial storefront buildings do not appear to be individually eligible under either criteria within the commercial context of San Mateo.
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National Register Criterion B: Important Person(s)
It is associated with the lives of persons significant in our past.
California Register Criterion 2: Important Person(s)
It is associated with the lives of persons important to local, California, or national history.
NR B / CR 2
None of the individuals associated as property owners, tenants, or business owners of the buildings within the subject block appear to be significant within local, California, or national history. Therefore, none of these buildings is eligible for the National Register under Criterion B or the California Register under Criterion 2, important persons.
National Register Criterion C: Design/Construction
It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values, or that represents a significant and distinguishable entity whose components may lack individual distinction.
California Register Criterion 3: Design/Construction
It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values.
NR c / CR 3
None of the buildings in the subject block embody the characteristics of a type, period, region, style, or method of construction that would elevate them to individually eligibility for either the National Register under Criterion C or the California Register under Criterion 3. There are several examples of older 1596 of 11211
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commercial buildings, especially 410-405 South B Street which dates to 1917, but this building and others in the subject block are not distinctive examples of their type or style. Further, many of the buildings have been altered from their original appearance. While there are several examples of post-World War II commercial buildings, they are not distinctive examples of their type or style. No information about the designers, builders, architects, or engineers associated with the buildings indicates that they would meet either of the criteria as the work of a master architect, designer, or builder. None of the buildings in the subject block appear to be individually eligible at the local, state, or national level for the National Register Criterion C or California Register Criterion 3: architecture.
National Register Criterion D: Information Potential
It has yielded, or is likely to yield, information important in prehistory or history.
California Register Criterion 4: Information Potential
It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
Evaluation of archeological resources was outside the scope of this report. There is the possibility that archaeological resources could be present on the site. This should be taken into consideration and standard monitoring practices should be employed if construction involves extensive excavation. 1597 of 11211
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Integrity
To be considered an historic resource under either the National Register or the California Register, the resource must possess both historic significance and historic integrity. Under both criteria of evaluation there are seven aspects of integrity location, design, setting, materials, workmanship, feeling and association. As no buildings within the subject block were identified as historically significant under the criteria of evaluation, an assessment of the historic integrity of the buildings has not been undertaken. 1598 of 11211
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VIII. Application of CEQA
The California Environmental Quality Act (CEQA) Public Resources Code §21084.1 provides that any project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment.
Public Resources Code §5020.1(q) defines "substantial adverse change" as demolition, destruction, relocation, or alteration such that the significance of the historical resource would be impaired. According to Public Resources Code §5024.1, an historical resource is a resource that is listed in, or determined to be eligible for listing in the California Register of Historical Resources; included in a local register of historical resources; or is identified as significant in a historic resource survey if that survey meets specified criteria.
According to CEQA Guidelines §15064.5(a)(3), a lead agency can find a resource has been determined to be significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California, provided that the determination is supported by substantial evidence in light of the whole record.
None of the buildings in the subject block possess historical significance within any of the four criteria of evaluation. It is the professional opinion of architecture + history, llc (a + h) that these buildings are not eligible for the California Register of Historical Resources and therefore do not qualify as historic resources under CEQA Guidelines §15064.5(a)(3). 1599 of 11211
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IX. Bibliography
Blumenson, John. Identifying American Architecture: A Pictorial Guide to Styles and Terms:
1600 to 1945. New York: W. W. Norton & Co., 1981.
California State Office of Historic Preservation, http://www.ohp.parks.ca.gov.
Ching, Francis D. K. A Visual Directory of Architecture. New York: John Wiley & Sons Inc., 1997.
City of San Mateo. Community Development Department. Building Permit Records.
City of San Mateo. General Plan and Environmental Impact Report. 2010.
Cloud, Roy W. San Mateo County. Volumes I and II. S.J. Clarke Publishing Co., Chicago:
1928.
Gebhard, David. Architecture in San Francisco and Northern California. Salt Lake City:
Peregrine Smith, 1985.
Gelernter, Mark. A History of American Architecture: Buildings in the Cultural and Technological Context. Hanover: University Press of New England, 1999.
Goss, Gary. Index to the Architect and Engineer Volumes 1-95: 1905-1928. San Francisco:
California Historical Society, 1982.
Holmes, Marion C. Index to La Peninsula Journal. Volume 1 – 21. January 1941 – May 1984.
San Mateo County Historical Association and Museum, 1986.
Hynding, Alan. From Frontier to Suburb: The Story of the San Mateo Peninsula. Belmont Ca: Star Publishing, 1982.
Longstreth, Richard. The Buildings of Main Street: A Guide to American Commercial Architecture. National Trust for Historic Preservation Press, 1987.
Lowell, Waverly. Architectural Records in the San Francisco Bay Area: A Guide to Research.
New York: Garland, 1988.
Moore & DePue. Illustrated History of San Mateo County, California, 1878. Reprinted by Gilbert Richards Publications, Woodside, Ca, 1974.
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Peterson, Carol with Marion C Holmes. Index to La Peninsula Journal. Volume 22- 29. San Mateo County Historical Association and Museum, 1995.
Polk Publishing Company. Polk’s City Directories for San Mateo, c.1920 through c.1980.
Postel, Mitchell. Peninsula Portrait: An Illustrated History of San Mateo County.
Northridge, California: Windsor Publications, 1988.
Postel, Mitchell. San Mateo: A Centennial History. San Francisco, CA: Scottwall Associates, 1994.
Postel, Mitchell. San Mateo County: A Sesquicentennial History. Belmont, CA: Star Publishing, 2007.
Richards, Gilbert. Crossroads: People and Events of the Redwoods of San Mateo, California.
Woodside, Ca, G. Richards Publications, 1973.
Rifkind, Carol. A Field Guide to American Architecture. New American Library, 1980.
Ringler, Donald. San Mateo, USA, California: The Golden Years. San Mateo: San Mateo Bicentennial Committee, 1975.
Sanborn Fire Insurance Company Maps for San Mateo, various years.
San Mateo Chapter Japanese American Citizens League. 1872-1942: A Community Story.
San Mateo: San Mateo Chapter Japanese American Citizens League, 1981.
San Mateo Times, various articles as cited.
San Mateo Public Library. California Collection. Books, Manuscripts and Vertical Clippings File. (Second Floor).
Schade, Arthur. “The Development of San Mateo through Subdivisions and the History of the City Limits of San Mateo.” Student Manuscript San Mateo Junior College, June 1943. On file at the San Mateo County Historical Association archive.
Stanger, Frank. History of San Mateo County. Arthur H. Clawston, 1938.
Stanger, Frank. South of San Francisco: The Life Story of San Mateo County. San Mateo Historical Society, Times Printing, San Mateo, 1963.
United States Census Records. 1900 – 1950 (accessed via ancestry.com). 1601 of 11211
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United States Department of the Interior. National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria. Online Version Updated 2002.
Wickert, Linda, and The San Mateo County Historical Association. City of San Mateo Historic Building Survey Final Report. San Mateo, CA: 1989.
Zompolis, Gregory N. Images of America: San Mateo. San Francisco: Arcadia Publishing, 2004.
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Endnotes
1 Research for the Historical Overview section of this report was generally taken from Alan Hynding. From Frontier to Suburb: the Story of the San Mateo Peninsula (1982); Mitchell Postel.
San Mateo: A Centennial History (1994); and Frank Stanger. A History of San Mateo County (1938). 2 Sanborn Fire Insurance Map Company, 1891 San Mateo Map, Sheet 1. 3 Arthur Schade, “The Development of San Mateo Through Subdivision and the History of the City Limits of San Mateo,” Maps, 1 – 7, 9, and 12. 4 Ibid, Maps 8, 10 and 13. 5 Linda Wickert. City of San Mateo Historic Building Survey Final Report, 1989. 6 San Mateo Times, August 21, 1926: 7. 7 San Mateo City Directory 1928. 8 San Mateo City Directories 1930 to 1957.
9 City of San Mateo Building Permit 34668 and City of San Mateo Microfiche drawing records, Miller & Steiner Architects, “Additions and Alterations for Ronald F. Dixon,” December 12, 1958. 10 San Mateo City Directories 1960 to 1995. 11 City of San Mateo Building Permit 15780. 12 James L. Stratta, Registered Civil Engineer, “Store Building for Peninsula Title and Guaranty Company, December 28, 1949, 7 Sheets. 13 San Mateo City Directories 1950 to 1995. 14 City of San Mateo Building Permit BD2006-225723. 15 City of San Mateo Building Permit BD-2007-230486. 16 City of San Mateo Building Permit BD-2015-254693. 17 City of San Mateo Building Permit BD-2019-270363. 18 City of San Mateo Building Permits. 19 “William B. Merryman” Obituary, San Mateo Times. June 10, 1955: 24. 20 “Atherton Man to Head Engineers.” San Mateo Times. December 26, 1961: 13. 21 Bridget Maley, architecture + history, llc, “1600-1620 El Camino Real and 1541-1543 Jasmine Street, San Mateo, California, Historic Resource Evaluation,” June 13, 2018. 22 San Mateo Times as indexed on Newspapers.com. 23 United States Federal Census, San Mateo California, 1940 and 1950; Obituary of Eric Ohlund, Jr.
San Jose Mercury News, November 15, 2012. 24 San Mateo Times, as indexed Newspapers.com 25 “Oscar L. Cavanagh,” Obituary, San Mateo Times. March 6, 1968: 47. 26 San Mateo City Directories. 27 San Mateo Times, July 16, 1953: 3 28 “Talbot’s Toyland, a Longtime Fixture in San Mateo, is closing.” San Francisco Chronicle, December 30, 2019. 29 San Francisco Chronicle, April 23, 1998. 30 San Mateo Times, as indexed Newspapers.com 1603 of 11211
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APPENDIX ONE
San Mateo Sanborn Maps
1901 – Sheet 10
1908 – Sheet 15
1920 – Sheet 26
1950 – Sheet 26
1953 – Sheet 26
1956 – Sheet 26
1961 – Sheet 26
1967 – Sheet 26
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APPENDIX TWO
Original Building Permits
401 – 405 South B Street – earliest permit is November 22, 1937; Building Permit # 4394 407, 409 and 411 South B Street - August 25, 1949; Building Permit # 15780 415 and 417 South B Street - February 1, 1950; Building Permit # 16648 421-425 South B Street - March 13, 1952; Building Permit # 21291 445 South B Street - March 11, 1953; Building Permit #23155 402 South Railroad Avenue – Demolition Permit for warehouse; 1949 1613 of 11211
C
ITOF
Y
SAN
MA
TEO
A
PPLICATION
OF PERMIT
FOR
ALTER
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ilding
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rase+ F2 rr, J/ftr.?!.
rt ,
J
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n
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192,
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uilding Inspector.
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V
CITY OF SAN MATEO
Application for Building Alteration Permit
1937
Application is hereby made to the City of San Mateo £ or permission to alter, or repair, or demolish, a c c>.
on Lot No J
a
te!
Subdivision , situa ed on
in accordance with the plans and specifications submitted herewith.
Block No
fro
The building law shall be complied with in the alteration of the building, whether otherwise specified or not • by Estimated cost of work, $.
families.
Building to be used as.. l
Write plainly Full Description of Work to be Done if Specifications are Not Submitted There shall be no encroachments upon the street or sidewalk I hereby agree to save, indemnify and keep harmless the City of San Mateo against all liabilities, judgments, costs and expenses which may in any wise accrue against said city in consequence of the granting of this permit, or from the use or occupancy of any sidewalk, street or sub -sidewalk placed by virtue thereof, and will in all things strictly comply with the conditions of this permit, and the Building Law.
A
Architect ive"
Address
Builder ". . C,
Address_...- 7— 1..±-`
f /
2 Owner .... e•
Address 3_44 ' ems N Ld J
41J
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NOTE —The owner' s name must be signed by himself or by his Architect or authorized agent.) Applicant must indicate in ink correctly and distinctly on the back of this sheet, a diagram of the lot with street, alleys, location of existing building on the lot, if any, and location and dimensions of proposed buildings. Plans and specifications must be fastened together. 1615 of 11211
BUILDING
DEPARTMENT, '
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TERI
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L-- -
ve
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firt
APPROVED:
CITY
OF
SAN
MATEO PLANNIN
GCOMMISSION
By
No.
TOILET'.
P
BATHITLOOMS TILING OORS
WAINSCOT
FL
OOR
LET
ROOM
FL. &
WAINS.
OILET RO
OM
T. SHOWER - F FLOOR LOOR & WA
LLS
ST.
SHOWER - FLOOR
S
PAN
VALUA TION 50 .
NGCHECKI
PLA
N
FEE
TOTAL P LUMBING FIXTURES
FLUES '
F
KURITCH NAFIREPL ENACE
CE
Approv
ed:
By
GAS
F L. FURNAC
E
WATER H EAT
ER
OIL City
of San, bteM
o
Building
Inspecto
r.
NOTICE:
This
permit
d
NOT
oes
INC
UDE
Attenti
on
is
parti
arly
called
to
cu
the
utting
sewer ,
g
as or
elctric
connections.
Perm
is
of
occupancy
mustapplied be
far
bef
o a
in
the
ofecti
the
building
er
on
whether
oth
Applicant
must
indicate el
b
ow
c
orrectly
a
nd
l
ocati
of
existing o
building
on
the
lot,
if
Plans
i
and ngs.
specifications
must
be
faste
I
1 • .STREET . S
ETTRE
I
hereby
acknowledg
e
that
1 have
read
this
f
urther
I
agree
to
sav
indemnifye,'
and
ke
ep
judgm ents,
c
osts
and
expenses
which
may
in
of
the
granti
ng
of
this
permit,
or
from
th
e
s
dewalk
placed
by
virtu e
th
ereof,
and
will
in
permit,
the
B
uilding
Law,
and
zo
ordina ning
SUILDErl,
ADDRESS
ADD ARCH RESS ITECT
1616 of 11211
INSPECTION RECORD
DATE INSPECTOR REMARKS
FOUNDATION
FRAMING
a
ROOF -
PLUMBING ROUGH
FLUES & FIREPLACE
ELECTRIC WIRING
STUCCO & PLASTER
SEWER
GAS LINE TEST
ELECTRIC FIXTURES
PLUMBING FIXTURES
FURNACE
WATER HEATER
GAS RANGE
r -
1 .
FINAL• INSPECTION.
YBLDG. INSPECTOR
DATE
B Y • :.
I aSBLDG.
U(
PERMIT No 154x8
v
11 a"
D
D
B1
Building Inspector' s
Field Record i
CITY OF SAN MATEO
DATE ISSUED
BUILDING
VALUATION $ RED FEE $ 2.: 00
LOCATION
OF STRUCTURE 402406 So.- Fnilrnn Ayg
NoT 5'.k s No
BLOCK
iFi
Torn of San Mateo
SUBOI VISION'
PLANNING
OCCUP.
CLAsq
SETBACK:
FRONT-' FT SIDE— FT REAR— FT
NO. OF
STORIES
Us'' ZlrPhQ tR iTrprBLDG.
OF LOT
FLOOR
AREA
HEIGHT
60. FT
ZONE
NAM Jnman Winton
ADDRESB 900 309
CITY
San Mateo TEpi 3- 8136
NAM
MAIL
ADORES.
CITY
San Carlos
TEL
Standard Wreaking Co.
ELECTRICITY
PERMIT
No
NUMBER
OUTLETS FEE $
CONTRACTOR
MAIL
ADDRESS--
MISC - -
PLUMBING
AND
GAS
1 ELEC.
FIXTURES
PERMIT
No '
NUMBER
FI%TURES
FEE $
PORC
CONTRACTOR
MAIL
ADDRESS
MISC
PLUMBING No.
PERMIT NO. FIX FEE $
GAS APPLIANCE No.
PERMIT NO FIX FEE $
SEWER CONNECTION YES 1 I No (
CONTRACTOR
MAIL
ADDRESS
MISC
1617 of 11211
W
2 0 E 0 U rt
E
F
BUILDING
DEPARTMENT,
CITY
OF
SAN
MATEO
Lt. /.
1 NAME .
yPT /
r /
J
y, o .
hCL'
7 a,07e
AD¢ R
cSS
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rraY ORK
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OF W
NEW
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ATION
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TER
A
eels
e{
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DEPT .
COP1L AIR REP
DEMOLISH SPECIFICATIONS
MOVI
NG
FOUND
ATION EXTERIO
R
PIERS
VALUA TION
f/a0°
RIAL - MATE
O
g
E
LICENSENa. ` WIDT
H
OF
TOP
AM
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S ( `
i
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N
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O
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re
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isioN
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OCK
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TS • END FL.
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SIZE
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AR_, 5(,(/
DEPTTTHH3/7
SPS
JOIS
TS -
3R
D
FL.
JOIS
TS - CEILING;
EXTE
RIOR STUDS INTERIO
R
STU
DS
INFOR MATION
F
OR
P
LANN INGCOMMISSION
TYPE
OCCUPA NCY
OF
SIZE
OF
q• j)1 (
H( BUILDING
V
Mx
7, NUMBE OFSTO RIER
S
ROOF
RAFTER
S
BEARING
WAL
LS
TOTAL (
0 AR
FLOOR
EA
5 L/
B
EARING
WALL S
MATERI AL
T
OTA HELWV. IGHT/
COVERING
B
UILDI NG
FE
E
CHE
PLAN
CKIN G
FEE
TOTAL
NOTICE:
This
permit
d
oes
N
OT
INC
UDE
Attention
Is
portico
arly
called
to
the
utting
A
ewer,
or
gas
ele ctric
conne ctions.
Perm
is
mu
Q.. J
sot
occupancy
ust m
beapplied
for
befo
e
1 the
of erection
the
buildi
ng
whetheroth
Applicant
must
indicate
below
correctly
and
l
ocation
of
e
xisting
building
on
the
lot,
If
ngs.
Pions
and
specificatio ns
m
ust
be
at
Xa
SPA
SPA CI NG
N
NO .
RO
OF
S
N
O. FAM
OF
ILIES
E
f
wa
S FRONT
Y A S
ET
B
ACARK PROPERTY
CM
LINE SID REAR YAE
RD
EXTERIOR WALL
S
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NO. OOM S /
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IF
ANS SUB MITT EDTO ILE
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ILET
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RO OMF LOOR T.
SHO WE
R •
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OR &
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T.
TOTAL P SHOWER - FLOOR LUMBINGF IXT URES
FLUES
FKIT IREPLA CE
CHEN
FUR
NACE Approved: cfre
f
t
GASWAT FL. ERFUR NACE HEA TR OIL APPROVED:CITY
OF
SAN
MATEO
PLANNING
COMMISSIO
N
By
City
of
San
Mateo
Buildin
g
Inspector.
W
0 STREET STREET
i
I
hereby
ackn
owledge
th
at
I
h
ave
read
this
further
I
agree
to
save,
ind
emnify
and
ke
ep
judgments,
costs
and expenses
which
m
ay
of
the
gra
nti ofg
this
permit,
or
fr
om
the
sidewalk
pl
aced
by
virtu
e
thereof,
and
will
permit,
the
B
uilding
Law,
and
zoning
ordin
c
szh
styip
u
C
ITYYd4,
grow
O QSTA LICENSENO.TE
1618 of 11211
PERMIT No 17$ 0
Building Inspec
or' s Field Record
CITY OF SAN MATEO
Ter- i`
z Pz
DATE ISSUED
BUILDING
VALUATION $ / 2p4 GOO
i(074(09-FEE//$
41. 00
OF STRUCTURE RR. R Ri:.
LOCATION
AvE
LOT
6 BLOCK
1O NO
y.. p
SUBDIVISION nr of- San inter
u
2 Z
2 J
a
OCCUP.
CLASS
SETBACK:
FRONT -
NO. OF
STORIES
AREA
OF LOT
a L stored
B.
TYPE
LDG
F TbE='-" ' FT REAR1 HEIGHT 19, 6
AREAR360 ZONE Cu./
ELECTRICITY
PERMIT
No
OIUILETRS 77
52 zo
FEE $
16.0 2. 60
Electric Electric Const. Co.
5737 6759 72/ 41
n TI
MAIL
twit Mateo ' e7C SASS.
MAIL
ADDRESS eow
If II
MISC3 Sint
circ. . pAyrn. - . --
W
2 O
NAME Peninsula Title Co.
MAIL
2426 Broadway ADDRESS
NAME Albert B. Yn; 3lnsonMAILRESS 1129 Eooki. ns Ave.
ADD
CITY RAril eV! nit' TEL
SD - S TN 5- 45
FIXTURES
ELEC.
No
5737 %. i2 /_-
FEE $
i6.•
IO,
NUMBER- 66 FIXTURES
y, - -/
tPORC ( 6 CONTRACTOR Electric CCGenet. o.
MAIL
San teOE %.
rt- e. cG- G.
ADDRESS
Mlsc //
J' 4 VIQF e
PLUMBING 8415
PERMIT NO NIX
O.
I2 FEE $ MOO
0n
F
GAS APPLIANCELO23O NO.
PERMIT NO FIX
1 FEE $
SEWER CONNECTION
sj,YE{ SSyy(•-. )
NO (_)
CONTRACTOR
Belmont _ -
ADDRESS
051 fix; 20f P 11. 00
1u/ ob.- II Jr
3. 25
DATE INSPECTOR - REMARKS
FOUNDATION
V
9^
16 O A
FRAMING
7" -9r
ROOF
PLUMBING ROUGH•••" -----/
0 aiV
FLUES & FIREFLACE_
ELECTRIC WIRING -
sat - siwfNM ' IN iV
STUCCO &
IPLASTER
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s/
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t'
t" -. 7./.. )•a'>• f ' IA- 4422 n9- / J.Z ett..-- '
WATER HEATER
GAS RANGF
FINAL INSPECTION
DATF •
BLISG. INSPECTOR By
BUILDING
DEPT .
COPY
BUILDING
DEPARTMENT,
CITY
OF
SAN
MATEO
NAM
E
Title & Pen..
Guaranty
Co. .
ZDDREs82462 ° A
Bro
adw ayRedwood
City .CITY 2846 0: 8-
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Albert
E. DREss1129 Hopkins $
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City STA TEucEONo.
NSE
T
oL .
093 dNAME , 11Tilliam
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614
San
Mateo
Ave ..
o
c
ITY . San
Bruno
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OT % IY
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i
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STATE
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NO.
CLASS
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N
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ALTE
RATION REPAIADDITI ONMOL SH ' DE
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VI
NG
SPECIFIC
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8074 E3TEL sua 310N ' Tow
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n
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TION RIO EXTE
R
AL MATE RI
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TS •
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110OEPTH JOI
STS - 2N
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TREET
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3 INFOR FOR
MATION
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OMMISSION TYPEOF
OC
CUPANC RetailY
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UMBER OFSTO RIES' 3 -
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OF
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FRONTYARD
BAC
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FROK PROPERM
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ITING
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ATH ROO
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ROOMS LETILING T
BATH
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S
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OT
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BU
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admneva
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ESCRIBE
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WORK'
INLY
IF
PLANS
NO
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BMITTED
BATH
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R '
TOIL
ET
ROO
M
FL. &
TOWAINS.ILET
ROOM
FLOOR
LUATIO
VA
N
FEE
B
UILDING HECKING P
LAN
C
FEE
000
TOTAL "
NOTICE:
This
permit
does .OT
N
INC
articurly
Attenti
is
on
p
c
alled
to
the
sewer,
gaselectr or
cconnections.
P
ermits
of
must
oc
cup ancy
be
applied
f
or
bef
ore
in
the
erectionf
th
e
building
wh
ethr
Applicant
muht
Ind
c
ate
bel
ow
c
orrectly
locati on
ofexisting
b
uilding on
the
lot,
if
ings.
Pl
ans
andspecifications
must
be
S
T.
SH
OWER .
S T. SHOWE FLOOR & WALLS
R.
TOTAL - PLUMB INFLOOR
G
FIXTUR
ES FLUES
APPROVED:CITY
OF
SAN
M
ATEO
PLANNING
COMMISSION
K ITCHE
N
Appro FURNACE
ved:
STREE
T
STREET
7 I
hereby
acknowl
edge
that
I
ho
ve
r
ead
f
urther
I
agree
to
save,
i
ndemify and
judgme
nts,
costs
and expenses
which
of
the
granting
of
thi
s
p
ermit,
or
fr
om
sidewalk
placed
by
virtu
e
thereof,
and
permit,
the
Building
Law,
and
zoning
FIREPLA CE ' FL.FU RNACEzWL
D
ADDRES
S /
GAS
WATER
HEA
TER'
OIL City
of
Sa
n
Mateo Buildin
g
s'
Inspecto r
V
riJv
p
1621 of 11211
BLDG.
PERMIT
BATA
BUILDING
No esd5
Building Inspee or' s Field Record
CITY OF SAN MATEO
64 BUILDING
I
VALUATION $
n: L ...
00'
4/
z•
FEE $ ° C\.. 02
LOCATION . 2S-' -. $ T.
OFSTRUCPURF * —, n' gfrie eli - AVE
LOT F.( le BLOCK '
NO 7 .{!?'
e
f
SUBDIVISION
Toon of San late°
PLANNING
OccUP. BLDG.
CLASG r' -
USF stores TYPE -
SETBACK: fS
FRONT- FT SIDE- FT REAR10 FT
No. OF
STORIES i _ HEIGHT 17
AREA ' FLOOR
OF LOT AREA MOO ZONE Nr7
so. FT. -
Z
0 NAMF
Pena
Tii-,, 1e X
Ol} PTtrn
ea* 034
AD REss
2462 Brc' adtaJ
arYhedwood. City T
82846
Z
y No
FNUMBER *[
T}
14. 65 -
U
OUTLETS it7 - FEES
Ce
U CONTRALTO^ -San (Bruno Bloc.,- - --
ki
W
MAIL
ADDRESS Sans Bruno - - -
DATE ISSUED
1_ I C.
PERMIT
678a -sr - --
MISc
FIXTURES
ELEC.
PERMIT
C
No AIRS FEE $ 1 y J
NUMBER p - - -
FIXTURES
52 PORC
li!
CONTRACTOR San Bruno Elec.
MAIL _
San Biuno
ADDRESS
Mlsc -
I
O
T7
m
NAM
9FAtllbert
3. Pssgnuson - - -
ADDRESS 112•, Houlcirs Avo.
CITY
Redasood City TEL EH 61098
SD - B SM S - as
PLUMBING
9Gpl -
NO -
PERMITNO
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FIX O FEE$ :/
a•
JJVV
GAS APPLIANCE 0267
NO. _
2 -
PERMIT No FIX FEES
2y00
SEWER CONNECTIONy{
lit Hardison - - -
CONTRACTOR
MAIL _._._.
SO.
O
Ylo P.--.
MIsc
D . PECTION RECORD
A DATE
INSPECT OJR.
REMARKS -
FOUr- NDATION FRAMING 7 II
1*--:- / 6115.-: 0 Wr r9.-- 14T D°9
1 ?
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9 ACjY ( 4g
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FINAL INSPECTION
BLDG. INSPECTOR
DATE /
y
BY ® i
BUILDING
DEPARTMENT;
CITY
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SAN
MATEO
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DEPT.
COPY
6,,
31 TLN Z O
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Greenhouse Gas Emissions Assessment
445 South B Street (Bespoke) Project
San Mateo, California
Prepared For:
David J. Powers & Associates, Inc.
1736 Franklin Street, Suite 300
Oakland, CA 94612
Prepared By:
55 Hanover Lane, Suite A
Chico, CA 95973
January 2024
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CONTENTS
1.0 INTRODUCTION ................................................................................................................................................................... 1
1.1 Project Location & Description...................................................................................................................... 1
2.0 Greenhouse Gas Emissions .............................................................................................................................................. 2
2.1 Greenhouse Gas Setting ................................................................................................................................... 2
2.1.1 Sources of Greenhouse Gas Emissions ...................................................................................... 3
2.2 Regulatory Framework ...................................................................................................................................... 4
2.2.1 State ......................................................................................................................................................... 4
2.2.2 Local ......................................................................................................................................................... 6
2.3 Greenhouse Gas Emissions Impact Assessment .................................................................................. 10
2.3.1 Thresholds of Significance ........................................................................................................... 10
2.3.2 Methodology .................................................................................................................................... 12
2.3.3 Generation of GHG Emissions .................................................................................................... 13
2.3.4 Impact Analysis................................................................................................................................. 16
3.0 REFERENCES ........................................................................................................................................................................ 21
LIST OF TABLES
Table 2-1. Greenhouse Gases .......................................................................................................................................................... 3 Table 2-2. BAAQMD Best Management Practice for Construction-Related GHG Emissions ................................. 8 Table 2-3. Construction-Related Greenhouse Gas Emissions .......................................................................................... 13 Table 2-4. Annual Operational-Related Greenhouse Gas Emissions ............................................................................ 15 Table 2-5. Greenhouse Gas Emissions per Service Population ....................................................................................... 17
LIST OF ATTACHMENTS
Attachment A – CalEEMod Output File for Greenhouse Gas Emissions – Proposed Project Attachment B – CalEEMod Output File for Greenhouse Gas Emissions – Existing Conditions
LIST OF ACRONYMS AND ABBREVIATIONS
Term Description
AB Assembly Bill
ABAG Association of Bay Area Governments
APN Assessor’s Parcel Number
BAAQMD Bay Area Air Quality Management District
CalEEMod California Emissions Estimator Model
CAP Climate Action Plan
CAPCOA California Air Pollution Control Officers Association 1631 of 11211
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LIST OF ACRONYMS AND ABBREVIATIONS
CARB California Air Resources Board
CCR California Code of Regulations
CEQA California Environmental Quality Act
CH4 methane
City City of San Mateo
CO2 carbon dioxide
CO2e carbon dioxide equivalent
County San Mateo County
EO Executive Order
GHG greenhouse gas
HVAC heating, ventilation, and air conditioning systems IPCC Intergovernmental Panel on Climate Change
MTCO2e metric tons of carbon dioxide equivalents
N2O nitrous oxide
PRC Public Resources Code
Project 445 South B Street Project
ROW right-of-way
RTP Regional Transportation Plan
SB Senate Bill
sf square feet
SCS Sustainable Communities Strategy
TAC toxic air contaminants
USEPA U.S. Environmental Protection Agency
VMT vehicle miles traveled
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1.0 INTRODUCTION
This report documents the results of a Greenhouse Gas (GHG) Emissions Assessment completed for the 445 South B Street (Bespoke) Project (Project), which includes the demolition of four commercial buildings and a city-owned parking lot and the construction of one residential building and one commercial building in the City of San Mateo (City), California. This assessment is based on the methodology recommended by the City of San Mateo and the Bay Area Air Quality Management District (BAAQMD) and was prepared with consideration of the emissions reduction actions proposed by the Project. The purpose of this assessment is to estimate Project-generated GHG emissions attributable to the Project and to determine the level of impact the Project would have on the environment.
1.1 Project Location & Description
The Project Area is located at 445 South B Street in the City of San Mateo on approximately 1.16 acres comprised of Assessor’s Parcel Numbers (APNs) 034-179-010, 034-179-020, 034-179-030, 034-179-040, 034-179-050, and 034-179-060. It is bound by East 4th Avenue to the northwest, South Railroad Avenue to the northeast, South B Street to the southwest, and East 5th Avenue to the southeast. The Project Area is surrounded mainly by commercial, retail, and residential land uses. The Proposed Project proposes the demolition of four existing commercial building structures totaling 23,900 square feet (sf) and a city-owned parking lot in order to accommodate the construction of two buildings, a seven-story affordable housing building and a six-story commercial building, totaling 244,885 sf. The residential building would include 71 residential units, a subterranean parking garage, and a 5,964-sf support services center for the elderly. The commercial building would include 148,939 sf of office space and 13,995 sf of retail-restaurant space. The Proposed Project also includes on- and offsite improvements such as ground-level and terrace landscaping, a corner retail plaza, and public right-of-way (ROW) improvements. 1633 of 11211
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2.0 GREENHOUSE GAS EMISSIONS
2.1 Greenhouse Gas Setting
Certain gases in the earth’s atmosphere, classified as GHGs, play a critical role in determining the earth’s surface temperature. Solar radiation enters the earth’s atmosphere from space. A portion of the radiation is absorbed by the earth’s surface and a smaller portion of this radiation is reflected back toward space. This absorbed radiation is then emitted from the earth as low-frequency infrared radiation. The frequencies at which bodies emit radiation are proportional to temperature. Because the earth has a much lower temperature than the sun, it emits lower-frequency radiation. Most solar radiation passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead trapped, resulting in a warming of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on earth. Without the greenhouse effect, the earth would not be able to support life as we know it.
Prominent GHGs contributing to the greenhouse effect are carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O). Fluorinated gases also make up a small fraction of the GHGs that contribute to climate change.
Fluorinated gases include chlorofluorocarbons, hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride; however, it is noted that these gases are not associated with typical land use development. Human-caused emissions of these GHGs in excess of natural ambient concentrations are believed to be responsible for intensifying the greenhouse effect and leading to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming. More specifically, experts agree that human activities, principally through emissions of greenhouse gases, have unequivocally caused global warming, with global surface temperature reaching 1.1°C above 1850–1900 in 2011–2020. (Intergovernmental Panel on Climate Change [IPCC] 2023).
Table 3-1 describes the primary GHGs attributed to global climate change, including their physical properties, primary sources, and contributions to the greenhouse effect.
Each GHG differs in its ability to absorb heat in the atmosphere based on the lifetime, or persistence, of the gas molecule in the atmosphere. CH4 traps over 25 times more heat per molecule than CO2, and N2O absorbs 298 times more heat per molecule than CO2. Often, estimates of GHG emissions are presented in carbon dioxide equivalents (CO2e), which weigh each gas by its global warming potential. Expressing GHG emissions in CO2e takes the contribution of all GHG emissions to the greenhouse effect and converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted.
Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants (TACs), which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about one day), GHGs have long atmospheric lifetimes (one to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, or other forms. Despite the sequestration of 1634 of 11211
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CO2, human-caused climate change is already causing damaging effects, including weather and climate extremes in every region across the globe (IPCC 2023).
Table 2-1. Greenhouse Gases
Greenhouse Gas Description
CO2 Carbon dioxide is a colorless, odorless gas. CO2 is emitted in a number of ways, both naturally and through human activities. The largest source of CO2 emissions globally is the combustion of fossil fuels such as coal, oil, and gas in power plants, automobiles, industrial facilities, and other sources. A number of specialized industrial production processes and product uses such as mineral production, metal production, and the use of petroleumbased products can also lead to CO2 emissions. The atmospheric lifetime of CO2 is variable because it is so readily exchanged in the atmosphere.1
CH4 Methane is a colorless, odorless gas and is the major component of natural gas, about 87 percent by volume. It is also formed and released to the atmosphere by biological processes occurring in anaerobic environments. Methane is emitted from a variety of both human-related and natural sources. Human-related sources include fossil fuel production, animal husbandry (intestinal fermentation in livestock and manure management), rice cultivation, biomass burning, and waste management. These activities release significant quantities of CH4 to the atmosphere. Natural sources of CH4 include wetlands, gas hydrates, permafrost, termites, oceans, freshwater bodies, non-wetland soils, and other sources such as wildfires. The atmospheric lifetime of CH4 is about 12 years.2 N2O Nitrous oxide is a clear, colorless gas with a slightly sweet odor. Nitrous oxide is produced by both natural and human-related sources. Primary human-related sources of N2O are agricultural soil management, animal manure management, sewage treatment, mobile and stationary combustion of fossil fuels, adipic acid production, and nitric acid production.
N2O is also produced naturally from a wide variety of biological sources in soil and water, particularly microbial action in wet tropical forests. The atmospheric lifetime of N2O is approximately 120 years.3
Sources: 1U.S. Environmental Protection Agency (USEPA) 2023a, 2 USEPA 2023b, 3 USEPA 2023c The quantity of GHGs that it takes to ultimately result in climate change is not precisely known; it is sufficient to say the quantity is enormous, and no single project alone would measurably contribute to a noticeable incremental change in the global average temperature or to global, local, or microclimates. From the standpoint of the California Environmental Quality Act (CEQA), GHG impacts on global climate change are inherently cumulative.
2.1.1 Sources of Greenhouse Gas Emissions
In 2022, the California Air Resources Board (CARB) released the 2022 edition of the California GHG inventory covering calendar year 2020 emissions. In 2020, California emitted 369.2 million gross metric tons of CO2e (MTCO2e) including from imported electricity. Combustion of fossil fuel in the transportation sector was the single largest source of California’s GHG emissions in 2020, accounting for approximately 38 percent of total GHG emissions in the state. Continuing the downward trend from previous years, transportation emissions decreased 27 million metric tons of CO2e in 2020, though the intensity of this decrease was most likely from light duty vehicles after shelter-in-place orders were enacted in response to the COVID-19 pandemic. Emissions from the electricity sector account for 16 percent of the inventory and have remained 1635 of 11211
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at a similar level as in 2019 despite a 44 percent decrease in in-state hydropower generation (due to below average precipitation levels), which was more than compensated for by a 10 percent growth in in-state solar generation and cleaner imported electricity incentivized by California’s clean energy policies. California’s industrial sector accounts for the second largest source of the state’s GHG emissions in 2020, accounting for 23 percent (CARB 2022).
2.2 Regulatory Framework
2.2.1 State
2.2.1.1 Executive Orders S-3-05
Executive Order (EO) S-3-05, signed by Governor Arnold Schwarzenegger in 2005, proclaims that California is vulnerable to the impacts of climate change. It declares that increased temperatures could reduce the Sierra Nevada snowpack, further exacerbate California’s air quality problems, and potentially cause a rise in sea levels. To combat those concerns, the EO established total GHG emission targets for the State.
Specifically, emissions are to be reduced to the 2000 level by 2010, the 1990 level by 2020, and to 80 percent below the 1990 level by 2050.
2.2.1.2 Assembly Bill 32 Climate Change Scoping Plan and Updates In 2006, the California legislature passed Assembly Bill (AB) 32 (Health and Safety Code § 38500 et seq., or AB 32), also known as the Global Warming Solutions Act. AB 32 required CARB to design and implement feasible and cost-effective emission limits, regulations, and other measures, such that statewide GHG emissions are reduced to 1990 levels by 2020 (representing a 25 percent reduction in emissions). Pursuant to AB 32, CARB adopted a Scoping Plan in December 2008, which outlined measures to meet the 2020 GHG reduction goals. California exceeded the target of reducing GHG emissions to 1990 levels by the year 2017.
The Scoping Plan is required by AB 32 to be updated at least every five years. The latest update, the 2022 Scoping Plan Update, outlines strategies and actions to reduce greenhouse gas emissions in California. The plan focuses on achieving the state's goal of reaching carbon neutrality by 2045 and reducing greenhouse gas emissions to 40 percent below 1990 levels by 2030. The plan includes a range of strategies across various sectors, including transportation, industry, energy, and agriculture. Some of the key strategies include transitioning to zero-emission vehicles, expanding renewable energy sources, promoting sustainable land use practices, implementing a low-carbon fuel standard, and reducing emissions from buildings. Additionally, the plan addresses equity and environmental justice by prioritizing investments in communities most impacted by pollution and climate change. The plan also aims to promote economic growth and job creation through the transition to a low-carbon economy.
2.2.1.3 Senate Bill 32 and Assembly Bill 197 of 2016
In August 2016, Governor Brown signed SB 32 and AB 197, which serve to extend California’s GHG reduction programs beyond 2020. SB 32 amended the Health and Safety Code to include §38566, which contains 1636 of 11211
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language to authorize CARB to achieve a statewide GHG emission reduction of at least 40 percent below 1990 levels by no later than December 31, 2030.
2.2.1.4 Senate Bill 100 of 2018
In 2018, Senate Bill (SB) 100 was signed by Governor Brown, codifying a goal of 60 percent renewable procurement by 2030 and 100 percent by 2045 Renewables Portfolio Standard.
2.2.1.5 2022 Building Energy Efficiency Standards for Residential and Nonresidential Buildings
The Building and Efficiency Standards (Energy Standards) were first adopted and put into effect in 1978 and have been updated periodically in the intervening years. These standards are a unique California asset that have placed the State on the forefront of energy efficiency, sustainability, energy independence and climate change issues. The 2022 California Building Codes include provisions related to energy efficiency to reduce energy consumption and greenhouse gas emissions from buildings. Some of the key energy efficiency components of the codes are:
1. Energy Performance Requirements: The codes specify minimum energy performance standards for the building envelope, lighting, heating and cooling systems, and other components.
2. Lighting Efficiency: The codes require that lighting systems meet minimum efficiency standards, such as the use of energy-efficient light bulbs and fixtures.
3. Heating, ventilation, and air conditioning (HVAC) Systems: The codes establish requirements for HVAC systems, including the use of high-efficiency equipment, duct sealing, and controls.
4. Building Envelope: The codes include provisions for insulation, air sealing, glazing, and other building envelope components to reduce energy loss and improve indoor comfort.
5. Renewable Energy: The codes encourage the use of renewable energy systems, such as photovoltaic panels and wind turbines, to reduce dependence on non-renewable energy sources.
6. Commissioning: The codes require the commissioning of building energy systems to ensure that they are installed and operate correctly and efficiently.
Overall, the energy efficiency provisions of the 2022 California Building Codes aim to reduce the energy consumption of buildings, lower energy costs for building owners and occupants, and reduce the environmental impact of the built environment. The 2022 Building Energy Efficiency Standards improve upon the 2019 Energy Standards for new construction of, and additions and alterations to, residential and nonresidential buildings. The exact amount by which the 2022 Building Codes are more efficient compared to the 2019 Building Codes would depend on the specific provisions that have been updated and the specific building being considered. However, in general, the 2022 Building Codes have been updated to include increased requirements for energy efficiency, such as higher insulation and air sealing standards, which are intended to result in more efficient buildings. The 2022 standards are a major step toward meeting Zero Net Energy.
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2.2.2 Local
2.2.2.1 Bay Area Air Quality Management District
To provide guidance to local lead agencies on determining significance for GHG emissions in CEQA documents, BAAQMD CEQA Guidelines include guidance on assessing GHGs and climate change impacts as required under CEQA Section 15183.5(b). On April 20, 2023, the BAAQMD 2022 CEQA Guidelines were adopted. These guidelines present a project-level operational threshold of significance for GHG emissions based on compliance with a Qualified GHG Reduction Strategy or adherence to a suite of BAAQMD performance standards for land uses projects directly related to building design, transportation and consistency with the CEQA Guidelines Section 15183.5(b). This approach for analyzing potential impacts associated with GHG emissions is endorsed by the California Supreme Court in Center for Biological Diversity v. Department of Fish & Wildlife (2015) (62 Cal.4th 204), which evaluates a project based on its effect on California’s efforts to meet the state’s long-term climate goals. As the Supreme Court held in that case, a project that would be consistent with meeting those goals can be found to have a less-thansignificant impact on climate change under CEQA. If a project would contribute its “fair share” of what will be required to achieve those long-term climate goals, then a reviewing agency can find that the impact will not be significant because the project will help to solve the problem of global climate change (BAAQMD 2023). Applying this approach, the BAAQMD has analyzed what will be required of new land use development projects to achieve California’s long-term climate goal of carbon neutrality by 2045. The BAAQMD has found, based on this analysis, that a new land use development project being built today needs to incorporate the following design elements to do its “fair share” of implementing the goal of carbon neutrality by 2045:
1) Buildings
a) The project will not include natural gas appliances or natural gas plumbing (in both residential and nonresidential development).
b) The project will not result in any wasteful, inefficient, or unnecessary energy usage as determined by the analysis required under CEQA Section 21100(b)(3) and Section 15126.2(b) of the State CEQA Guidelines.
2) Transportation
a) Achieve a reduction in project-generated vehicle miles traveled (VMT) below the regional average consistent with the current version of the California Climate Change Scoping Plan (currently 15 percent) or meet a locally adopted Senate Bill 743 VMT target, reflecting the recommendations provided in the Governor’s Office of Planning and Research's Technical Advisory on Evaluating Transportation Impacts in CEQA:
i) Residential projects: 15 percent below the existing VMT per capita ii) Office projects: 15 percent below the existing VMT per employee iii) Retail projects: no net increase in existing VMT
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b) Achieve compliance with off-street electric vehicle requirements in the most recently adopted version of CALGreen Tier 2.
BAAQMD Best Management Practices
Because construction emissions are temporary and variable, the BAAQMD has not developed a quantitative threshold of significance for construction related GHG emissions. In order to minimize GHG emissions and emissions of other air quality pollutants, projects should incorporate the best management practices for reducing GHG emissions listed in Table 2-2 to reduce emissions from construction-related activities. 1639 of 11211
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Table 2-2. BAAQMD Best Management Practice for Construction-Related GHG Emissions Use zero-emission and hybrid-powered equipment to the greatest extent possible, particularly if emissions are occurring near sensitive receptors or located within a BAAQMD-designated Community Air Risk Evaluation area or Assembly Bill 617 community.
Require all diesel-fueled off-road construction equipment be equipped with EPA Tier 4 Final compliant engines or better as a condition of contract.
Require all on-road heavy-duty trucks to be zero emissions or meet the most stringent emissions standard, such as model year 2024 or 2026, as a condition of contract.
Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to no more than 2 minutes (A 5-minute limit is required by the state airborne toxics control measure [Title 13, Sections 2449(d)(3) and 2485 of the California Code of Regulations (CCR)]). Provide clear signage that posts this requirement for workers at the entrances to the site and develop an enforceable mechanism to monitor idling time to ensure compliance with this measure.
Prohibit off-road diesel-powered equipment from being in the “on” position for more than 10 hours per day.
Use California Air Resources Board–approved renewable diesel fuel in off-road construction equipment and on-road trucks.
Use USEPA SmartWay certified trucks for deliveries and equipment transport.
Require all construction equipment to be maintained and properly tuned in accordance with manufacturer’s specifications.
Equipment should be checked by a certified mechanic and determined to be running in proper condition prior to operation.
Where grid power is available, prohibit portable diesel engines and provide electrical hook ups for electric construction tools, such as saws, drills and compressors, and using electric tools whenever feasible.
Where grid power is not available, use alternative fuels, such as propane or solar electrical power, for generators at construction sites.
Encourage and provide carpools, shuttle vans, transit passes, and/or secure bicycle parking to construction workers and offer meal options onsite or shuttles to nearby meal destinations for construction employees.
Reduce electricity use in the construction office by using LED bulbs, powering off computers every day, and replacing heating and cooling units with more efficient ones.
Minimize energy used during site preparation by deconstructing existing structures to the greatest extent feasible.
Recycle or salvage nonhazardous construction and demolition debris, with a goal of recycling at least 15 percent more by weight than the diversion requirement in Title 24.
Use locally sourced or recycled materials for construction materials (goal of at least 20 percent based on costs for building materials and based on volume for roadway, parking lot, sidewalk and curb materials). Wood products used should be certified through a sustainable forestry program.
Use low-carbon concrete, minimize the amount of concrete used and produce concrete on-site if it is more efficient and lower emitting than transporting ready-mix.
Develop a plan to efficiently use water for adequate dust control since substantial amounts of energy can be consumed during the pumping of water.
Include all requirements in applicable bid documents, purchase orders, and contracts, with successful contractors demonstrating the ability to supply the compliant on- or off-road construction equipment for use prior to any grounddisturbing and construction activities.
Source: BAAQMD 2023
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2.2.2.2 Association of Bay Area Governments Final Plan Bay Area 2050 The Association of Bay Area Governments (ABAG) Plan Bay Area 2050 is the Regional Transportation Plan (RTP) and Sustainable Communities Strategy (SCS) for the San Francisco Bay Area. Plan Bay Area 2050 estimates a 22 percent reduction of automotive GHG emissions by 2035 compared to 2005. The region’s applicable GHG per capita emissions target, mandated by CARB, is a 19 percent reduction for 2035, compared to 2005. Plan Bay Area 2050 establishes means of establishing GHG reduction goals through transportation improvements, including a clean vehicle feebate and targeted transportation alternatives.
According to ABAG, the San Francisco Bay Area will exceed the mandated GHG reduction target of 19 percent for 2035 by implementing Plan Bay Area (ABAG 2021).
2.2.2.3 BAAQMD 2017 Clean Air Plan
The 2017 Clean Air Plan provides a regional strategy with the goal of protecting public health and protecting the climate. The 2017 Clean Air Plan is consistent with the California GHG reduction goals. To protect the climate, the 2017 Clean Air Plan defines a vision for transitioning the region to a “post-carbon economy” without fossil fuel combustion, as needed to achieve ambitious greenhouse gas reduction targets for 2030 and 2050 and provides a regional climate protection strategy that will put the Bay Area on a pathway to achieve those GHG reduction targets (BAAQMD 2017).
The 2017 Clean Air Plan includes numerous control measures designed to reduce GHG emissions from stationary and transportation sources. The plan lays the framework for reducing Bay Area GHG emissions 40 percent below 1990 levels by 2030 and 80 percent below 1990 levels by 2050 (BAAQMD 2017).
2.2.2.4 The City of San Mateo Climate Action Plan
The City adopted an updated community-wide Climate Action Plan (CAP) in April 2020, which updates and consolidates the various City’s GHG reduction efforts based on the vision of San Mateo residents, businesses, and local government. It is noted that at the time of this Report preparation, the CAP 2023 Technical Update was completed as part of the City’s General Plan 2040 update process that updates the 2020 CAP. However, the CAP 2023 Technical Update will not be adopted until the General Plan 2040 is adopted later in 2024 (City of San Mateo 2023), and therefore the 2020 CAP is considered in this analysis.
Until such time that the CAP 2023 Technical Update is adopted, the 2020 CAP provides the framework for San Mateo to reduce its community wide GHG emissions in a manner consistent with state reduction targets and goals for 2030 and 2050. The 2020 CAP was prepared consistent with CEQA Guidelines for Plans for the Reduction of Greenhouse Gas Emissions (California Code of Regulations [CCR] 15183.5). This facilitates the capacity of the 2020 CAP to facilitate and potentially streamline the environmental assessment of GHGs associated with future developmental initiatives within the City. The 2020 CAP is a direct revision of the 2015 CAP. The 2020 CAP evaluates San Mateo's advancements thus far in the City’s GHG targets and provides new insights to achieve more substantial and long-term reductions of GHGs.
A CAP is a comprehensive strategy for a community to reduce emissions of GHGs, which, according to scientific consensus, are primarily responsible for causing climate change. The CAP identifies a strategy, reduction measures, and implementation actions the City will use to achieve the targets, consistent with 1641 of 11211
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state recommendations, of 4.3 MTCO2e per person by 2030 and 1.2 MTCO2e per person by 2050. The City CAP includes five key pieces:
1. An inventory of the annual GHG emissions attributable to San Mateo based on the types of activities occurring within the community and guidance from various protocols and agencies.
2. A forecast of what GHG emissions are likely to look like in 2030 and 2050 based on expected population and economic growth as predicted in the City’s General Plan; with the consideration of major CO2e emission reduction policies.
3. A reduction target, which identifies goals for reducing GHG emissions by 2030 and 2050.
4. Reduction strategies, which describe the actions the community intends to take to achieve the reduction target. Each strategy identifies the amount of GHGs that will be reduced once the strategy is implemented. The CAP also estimates the benefits of existing programs.
5. An implementation and monitoring program to track progress toward the reduction target and the status of the reduction strategies. A CAP consistency checklist for future development projects is included in the implementation program.
As part of the CAP, the City developed a consistency checklist for land use projects. The CAP checklist is a streamlined tool that identifies mandatory GHG reduction strategies and provides an opportunity for project applicants to demonstrate project consistency with measures and actions described in the CAP. The checklist is also an opportunity to identify additional Project characteristics that support the GHG reduction targets and programs in the CAP.
2.3 Greenhouse Gas Emissions Impact Assessment
2.3.1 Thresholds of Significance
The impact analysis provided below is based on the following CEQA Guidelines Appendix G thresholds of significance. The Project would result in a significant impact to GHG emissions if it would:
1) Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.
2) Conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases or
The Appendix G thresholds for GHG emissions do not prescribe specific methodologies for performing an assessment, do not establish specific thresholds of significance, and do not mandate specific mitigation measures. Rather, the CEQA Guidelines emphasize the lead agency’s discretion to determine the appropriate methodologies and thresholds of significance consistent with the manner in which other impact areas are handled in CEQA. With respect to GHG emissions, the CEQA Guidelines Section 15064.4(a) states that lead agencies “shall make a good-faith effort, based to the extent possible on scientific and factual data, to describe, calculate or estimate” GHG emissions resulting from a project. The CEQA Guidelines note that an agency has the discretion to either quantify a project’s GHG emissions or rely on a “qualitative 1642 of 11211
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analysis or other performance-based standards.” (14 CCR 15064.4(b)). A lead agency may use a “model or methodology” to estimate GHG emissions and has the discretion to select the model or methodology it considers “most appropriate to enable decision makers to intelligently take into account the project’s incremental contribution to climate change.” (14 CCR 15064.4(c)). Section 15064.4(b) provides that the lead agency should consider the following when determining the significance of impacts from GHG emissions on the environment:
1. The extent a project may increase or reduce GHG emissions as compared to the existing environmental setting.
2. Whether the project emissions exceed a threshold of significance that the lead agency determines applies to the project.
3. The extent to which the project complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions (14 CCR 15064.4(b)).
In addition, Section 15064.7(c) of the CEQA Guidelines specifies that “[w]hen adopting or using thresholds of significance, a lead agency may consider thresholds of significance previously adopted or recommended by other public agencies, or recommended by experts, provided the decision of the lead agency to adopt such thresholds is supported by substantial evidence” (14 CCR 15064.7(c)). The CEQA Guidelines also clarify that the effects of GHG emissions are cumulative and should be analyzed in the context of CEQA’s requirements for cumulative impact analysis (see CEQA Guidelines Section 15130). As a note, the CEQA Guidelines were amended in response to Senate Bill 97. In particular, the CEQA Guidelines were amended to specify that compliance with a GHG emissions reduction plan renders a cumulative impact insignificant.
Per CEQA Guidelines Section 15064(h)(3), a project’s incremental contribution to a cumulative impact can be found not cumulatively considerable if the project would comply with an approved plan or mitigation program that provides specific requirements that would avoid or substantially lessen the cumulative problem within the geographic area of the project. To qualify, such plans or programs must be specified in law or adopted by the public agency with jurisdiction over the affected resources through a public review process to implement, interpret, or make specific the law enforced or administered by the public agency.
Examples of such programs include a “water quality control plan, air quality attainment or maintenance plan, integrated waste management plan, habitat conservation plan, natural community conservation plans [and] plans or regulations for the reduction of greenhouse gas emissions.” Put another way, CEQA Guidelines Section 15064(h)(3) allows a lead agency to make a finding of less than significant for GHG emissions if a project complies with adopted programs, plans, policies and/or other regulatory strategies to reduce GHG emissions.
The local air quality agency regulating the San Francisco Bay Area Air Basin is the BAAQMD, the regional air pollution control officer for the basin. As previously stated, BAAQMD CEQA Guidelines include guidance on assessing GHGs and climate change impacts as required under CEQA Section 15183.5(b) and establish thresholds of significance for impacts related to GHG emissions. The City has determined, in its discretion, that the BAAQMD recommended GHG significance thresholds are based on substantial evidence to attribute a fair share of GHG reductions necessary to reach statewide reduction goals to new land use 1643 of 11211
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development projects in the BAAQMD’s jurisdiction that are evaluated pursuant to CEQA. Therefore, the City uses the BAAQMD CEQA Guidelines to determine the level of impact from the project contributions of GHG emissions.
As previously described, BAAQMD’s 2022 CEQA Guidelines present a project-level operational threshold of significance for GHG emissions based on compliance with a Qualified GHG Reduction Strategy or adherence to a suite of BAAQMD performance standards for land uses projects directly related to building design, transportation, and consistency with the CEQA Guidelines Section 15183.5(b). The City CAP is a Qualified GHG Reduction Strategy. The 2020 City CAP is the most recently adopted update after the 2015 CAP and is written to align with the goals of SB 32. The CAP addresses estimate emissions beyond 2020, as informed by the post-2020 GHG reduction targets of SB 32 and EO S-3-05. Specifically, the City set emission reduction goals of 15 percent below 2005 emissions levels by 2020, 4.3 MTCO2e per person by 2030, and 1.2 MTCO2e per person by 2050. Therefore, Project compliance with the CAP adequately establishes Project compliance with statewide GHG reduction goals for the year 2030 associated with SB 32, and with statewide GHG reduction goals for the years beyond 2030. It is noted that at the time of this Report preparation, the CAP 2023 Technical Update was completed as part of the City’s General Plan 2040 update process that updates the 2020 CAP. However, the CAP 2023 Technical Update will not be adopted until the General Plan 2040 is adopted later in 2024 (City of San Mateo 2023), and therefore the 2020 CAP is considered in this analysis.
Until such time that the CAP 2023 Technical Update is adopted, the 2020 CAP provides the framework for San Mateo to reduce its community wide GHG emissions in a manner consistent with state reduction targets and goals for 2030 and 2050.
Additionally, the Project is compared to ABAG’s Plan Bay Area, the RTP/SCS for the San Francisco Bay Area, which establishes an overall GHG target for the Project region consistent with the GHG reduction goals of SB 32. The Project is also compared to the BAAQMD 2017 Clean Air Plan, which defines a vision for transitioning the region to a post-carbon economy needed to achieve ambitious GHG reduction targets for 2030 and 2050 and provides a regional climate protection strategy that will put the Bay Area on a pathway to achieve those GHG emissions reduction targets.
2.3.2 Methodology
GHG emissions-related impacts were assessed in accordance with methodologies recommended by the BAAQMD and the City of San Mateo. Where GHG emission quantification was required, emissions were modeled using the California Air Pollution Control Officers Association (CAPCOA) California Emissions Estimator Model (CalEEMod), version 2022.1.1. (CAPCOA 2022). CalEEMod is a statewide land use emissions computer model designed to quantify potential GHG emissions associated with both construction and operations from a variety of land use projects. Project construction generated GHG emissions were calculated using CalEEMod model defaults for San Mateo County (County). Operational GHG emissions were based on CalEEMod model defaults for the County; the site and building square footage identified in the Project’s site plans, which include 71 residential units, a subterranean parking garage with 128 parking spaces, a 5,964-sf support services center for the elderly, 148,939 sf of office space and 13,995 sf of retailrestaurant space; and design features outlined by the Project’s development plans such as the provision of 42 secured bike parking spaces and all below-market rate housing units. For purposes of disclosure, projected operational emissions associated with proposed operations are compared to the existing 1644 of 11211
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baseline, which includes four existing commercial building structures totaling 23,900 square feet sf and a city-owned parking lot.
2.3.3 Generation of GHG Emissions
2.3.3.1 Construction of Proposed Project
Construction-related activities that would generate GHG emissions include worker commute trips, haul trucks carrying supplies and materials to and from the Project Site, and off-road construction equipment (e.g., dozers, loaders, excavators). Table 2-3 illustrates the specific construction generated GHG emissions that would result from construction of the Project. Once construction is complete, the generation of these GHG emissions would cease.
Table 2-3. Construction-Related Greenhouse Gas Emissions Emissions Source CO2e (Metric Tons/ Year)
Construction Calendar Year 1 550
Construction Calendar Year 2 67
Total Construction Emissions 617
Source: CalEEMod version 2022.1.1. Refer to Attachment A for Model Data Outputs.
As shown in Table 2-3, Project construction would result in the generation of approximately 550 MTCO2e over year one of construction and 67 MTCO2e over year two of construction. Once construction is complete, the generation of these GHG emissions would cease. As previously stated, there are no adopted thresholds of significance for construction related GHG emissions. GHG emissions generated by the construction sector have been declining in recent years. For instance, construction equipment engine efficiency has continued to improve year after year. The first federal standards (Tier 1) for new off-road diesel engines were adopted in 1994 for engines over 50 horsepower and were phased in from 1996 to 2000. In 1996, a Statement of Principles pertaining to off-road diesel engines was signed between the USEPA, CARB, and engine makers (including Caterpillar, Cummins, Deere, Detroit Diesel, Deutz, Isuzu, Komatsu, Kubota, Mitsubishi, Navistar, New Holland, Wis-Con, and Yanmar). On August 27, 1998, the USEPA signed the final rule reflecting the provisions of the Statement of Principles. The 1998 regulation introduced Tier 1 standards for equipment under 50 horsepower and increasingly more stringent Tier 2 and Tier 3 standards for all equipment with phase-in schedules from 2000 to 2008. As a result, all off-road, diesel-fueled construction equipment manufactured in 2006 or later has been manufactured to Tier 3 standards. Tier 3 engine standards reduce precursor and subset GHG emissions such as nitrogen oxide by as much as 60 percent. On May 11, 2004, the USEPA signed the final rule introducing Tier 4 emission standards, which were phased in over the period of 2008 to 2015. The Tier 4 standards require that emissions of nitrogen oxide be further reduced by about 90 percent. All off-road, diesel-fueled construction equipment manufactured in 2015 or later will be manufactured to Tier 4 standards.
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2.3.3.2 Operation of Proposed Project
Operation of the Project would result in GHG emissions. Projected GHG emissions associated with proposed operations are quantified and compared to the existing baseline, which, as previously stated, includes four existing building structures totaling 23,900 sf and a city-owned parking lot. Table 2-4 summarizes all the direct and indirect annual GHG emissions associated with the Project. 1646 of 11211
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Table 2-4. Annual Operational-Related Greenhouse Gas Emissions Emission Source CO2e (Metric Tons/ Year)
Proposed Project (Residential, Support Services, Office, Retail-Restaurant) Mobile 2,262
Area 8
Energy 736
Water 68
Waste 113
Refrigerants 4
Total 3,190
Existing Onsite Land Uses (Commercial, Retail)
Mobile 594
Area 0
Energy 105
Water 6
Waste 14
Refrigerants 2
Total 721
Difference
Mobile +1,586
Area +8
Energy +626
Water +61
Waste +99
Refrigerants +2
Total +2,469
Source: CalEEMod version 2022.1.1. Refer to Attachments A and B for Model Data Outputs.
Notes: Emission projections predominately based on CalEEMod model defaults for San Mateo County. Operational GHG emissions were based on CalEEMod model defaults for the County; the site and building square footage identified in the Project’s site plans, which include 71 residential units, a subterranean parking garage with 128 parking spaces, a 5,964-sf support services center for the elderly, 148,939 sf of office space and 13,995 sf of retailrestaurant space; and design features outlined by the Project’s development plans such as the provision of 42 secured bike parking spaces and all below-market rate housing units.
As shown in Table 2-3, the Project would generate 3,190 MTCO2e annually. The increase in operational GHG emissions over the existing baseline would be 2,469 MTCO2e per year as a result of the Project. 1647 of 11211
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2.3.4 Impact Analysis
2.3.4.1 Generation of Greenhouse Gas Emissions Resulting in Conflicts with any Applicable Plan, Policy, or Regulation of an Agency Adopted for the Purpose of Reducing the Emissions of Greenhouse Gases
City of San Mateo Climate Action Plan
The City’s 2020 CAP is the most recently adopted update to the prior 2015 City CAP. As previously described, the CAP 2023 Technical Update has been drafted as a component of the City’s General Plan 2040 update.
However, the CAP 2023 Technical Update will not be adopted until the General Plan 2040 is adopted later in 2024 (City of San Mateo 2023), and therefore the 2020 CAP is considered in this analysis. Until such time that the CAP 2023 Technical Update is adopted, the 2020 CAP provides the framework for San Mateo to reduce its community wide GHG emissions in a manner consistent with state reduction targets and goals for 2030 and 2050. The CAP is a strategic planning document that identifies sources of GHG emissions within the City’s boundaries, presents current and future emissions estimates, identifies a GHG reduction target for future years, and presents strategic programs, policies, and projects to reduce emissions from the energy, transportation, land use, water use, and waste sectors. The CAP includes GHG reduction measures in the form of GHG reduction programs, policies, projects, and strategies. The BAAQMD Qualified Greenhouse Gas Emissions Reduction Program criteria, in conjunction with the BAAQMD’s CEQA Guidelines (2022), guided the development of the emissions reduction program developed by the City. All three guidelines comply with the requirements of statewide GHG-reduction targets and achieve the goals of the Scoping Plan.
The 2020 City CAP is written to align with the goals of SB 32. Specifically, the City has set a per capita emission rate of 4.3 MTCO2e per person by 2030. Therefore, to show consistency with the CAP the Project is compared to the threshold of 4.3 metric tons of CO2e per Project service population (Project Population) per year by 2030. This approach is used to identify the emissions level for which a project would not be expected to substantially conflict with existing California legislation adopted to reduce statewide GHG emissions. An advantage of the service population approach is its application to both residential land uses and employment-oriented land uses. The per capita or per service population metrics represent the rates of emissions needed to achieve a fair share of the state’s emission reduction mandate. The use of “fair share” in this instance indicates the GHG efficiency level that, if applied statewide or to a defined geographic area, would meet the 2030 emissions targets. The intent of SB 32 is to accommodate population and economic growth in California but to do so in a way that achieves a lower rate of GHG emissions, as evidenced in the statement from CARB’s Scoping Plan. If projects can achieve targeted rates of emissions per the sum of residents plus jobs (i.e., service population), California can accommodate expected population growth and achieve economic development objectives, while also abiding by SB 32’s emissions target.
The Project proposes two buildings, a 71-unit low-income residential building and a commercial building.
The majority of the service population that would be occupying the Project Site would be workers. In order to estimate the service population of the Project Area, the following steps are considered:
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The Project proposes 71 residential units and according to the California Department of Finance (2023), households in the City average 2.47 occupants. Thus, 175 Project residents are estimated (71 x 2.47= 175).
The Project proposes a 5,964-sf support services center for the elderly, which is expected to employ 12 workers.
The Project proposes 148,939 sf of general office space. According to the U.S. Green Building Council (2021), general office space can be expected to employ one person per 250 square-feet.
Thus, 595 office employees are estimated (148,939 ÷ 250 = ±595). The Project proposes 13,995 sf of retail-restaurant space. According to the U.S. Green Building Council (2021) retail-restaurant space can be expected to employ one person per 435 square-feet.
Thus, 32 retail-restaurant employees are estimated (13,995 ÷ 435 = ±32).
The residential building is estimated to have a residential population of 175 and the support services center is expected to employ 12 workers. The remaining service population (Project Population) would be employees in the commercial building associated with the proposed office space and retail-restaurant uses.
Per default occupancy counts provided by the U.S. Green Building Council (2021), the proposed commercial building is anticipated to accommodate a total of 627 employees (595 office workers + 32 retail-restaurant workers). Therefore, the total Project service population is 814 (175 residents + 12 support services employees + 627 office and retail-restaurant employees = 814). As shown in Table 2-5, dividing the GHG emissions by the Project service population yields a metric ton per service population ratio of 3.91.
Table 2-5. Greenhouse Gas Emissions per Service Population Project Emissions
Service Population
(Residents +
Employees)
Metric Tons of
CO2e/SP/Year CAP Threshold Exceed Threshold?
3,190 814 3.91 4.3 No
Source: CalEEMod version 2022.1.1. Refer to Attachment A for Model Data Outputs.
As shown in Table 2-5, the Proposed Project would not surpass the CAP’s efficiency-based significance thresholds. As such, the Project would be consistent with the City’s CAP.
BAAQMD Plan 2017 Clean Air Plan
The 2017 Clean Air Plan (BAAQMD 2017) provides a regional strategy to protect public health and the climate. The 2017 Clean Air Plan defines a vision for transitioning the region to a post-carbon economy needed to achieve ambitious GHG reduction targets for 2030 and 2050 and provides a regional climate protection strategy that will put the Bay Area on a pathway to achieve those GHG emissions reduction targets. The 2017 Clean Air Plan includes a wide range of control measures designed to reduce emissions of CH4 and other ‘super GHGs’ in the near term, and to decrease emissions of CO2 by reducing fossil-fuel combustion.
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The 2017 Clean Air Plan includes a diverse range of control measures designed to decrease GHG emissions.
Consistency of the Proposed Project with 2017 Clean Air Plan is demonstrated by assessing whether the Project supports all the Project-applicable Clean Air Plan control measures for GHG emissions. The GHGrelated control strategies of the Clean Air Plan include Mobile Source Measures, Transportation Control Measures and Energy and Climate Measures.
Note, the Land Use and Local Impact Measures of the 2017 Clean Air Plan address the exposure of sensitive receptors to toxic air contaminants and is thereby not applicable to this impact discussion of GHG emissions.
Additionally, the Stationary Source Measures in the Clean Air Plan such as those implemented to control emissions from metal melting facilities, cement kilns, refineries, and glass furnaces are not applicable to the Proposed Project.
Mobile Source and Transportation Control Measures
The BAAQMD identifies mobile source and transportation control measures as part of the Clean Air Plan to reduce emissions from these sources. The transportation control measures are designed to reduce emissions from motor vehicles by reducing vehicle trips and vehicle miles traveled (VMT) in addition to vehicle idling and traffic congestion. The Proposed Project is consistent with the Clean Air Plan’s mobile source and transportation control measures because it is a redevelopment of an existing urban environment, and it is located approximately 0.2 mile from the Downtown San Mateo Caltrain Station. The Project is considered “infill development” as it proposes to redevelop a built-out property and enhance the physical design of the urban environment. Under Public Resources Code (PRC) section 21061.3, an “infill site” is defined as a site that “has been previously developed for qualified urban uses.” In turn, a “qualified urban use” is defined, pursuant to PRC section 21072, as “a residential, commercial, or public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses.” Additionally, the Project Area is located in an “urbanized area,” which is defined under PRC section 21071 as “an incorporated city” that meets the criteria of having a population of at least 100,000 persons.
According to the USEPA, infill development can reduce development pressure on outlying areas and when it occurs near existing transit infrastructure, employment centers, and other destinations, it can help reduce the amount that people drive, thus improving air quality and reducing GHG emissions (USEPA 2014).
Furthermore, the Caltrain Downtown San Mateo Station is less than 0.2 mile from the Project Area. The Proposed Project’s proximity to the Caltrain station may also help to reduce GHG emissions. According to a report by the Bay Area Council Economic Institute (2022), there are positive influences on the utilization of transit ridership in areas of high job density. This indicates that the greater availability of jobs available around transit stations encourages individuals to opt for those modes of commuting, rather than driving.
Further, the report notes that mixed-use developments, such as that proposed by the Project, oriented around public transit have been found to reduce household GHG emissions by 2.5 to 3.7 tons per year and lower annual household rates of driving 20 to 40 percent for those living, working, and/or shopping within transit station areas. As the Proposed Project would provide accessibility to retail shops, office businesses, and employment opportunities in close proximity to the Downtown San Mateo Caltrain Station, and this may have a positive impact on the reduction of GHG emissions. 1650 of 11211
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Additionally, the Project can be identified for its “location efficiency.” Location efficiency describes the location of the Project relative to the type of urban landscape its proposed to fit within, such as an “urban area,” “compact infill,” or “suburban center.” The Project Area represents an urban/compact infill location within an area of the City developed with residential and commercial uses. The Project Area is within an active urban center surrounded by many existing retail, commercial, and restaurant developments. The Project would locate additional retail and business office land uses within a walkable distance to the Caltrain Downtown San Mateo station. Therefore, the Project would provide community members with greater work opportunities and commercial service options in close proximity to transit and in an urban developed area.
Additionally, the Project would locate potential employment opportunities for future residents of the Project, or existing residents already living in the vicinity. The location efficiency of the Project Area would result in synergistic benefits that would reduce vehicle trips and VMT compared to the statewide average and would result in corresponding reduction of transportation related GHG emissions.
These aspects of the Project would result in the generation of a reduced amount of GHG emissions. As a result, the Proposed Project would not conflict with the identified transportation and mobile source control measures of the Clean Air Plan.
Energy and Climate Control Measures
The Clean Air Plan also includes Energy and Climate Control Measures, which are designed to reduce ambient concentrations of emissions of CO2. Implementation of these measures is intended to promote energy conservation and efficiency in buildings throughout the community, promote renewable energy, reduce the “urban heat island” effect by increasing reflectivity of roofs and parking lots, promote the planting of (low volatile organic compound-emitting) trees to reduce biogenic emissions, lower air temperatures, provide shade, and absorb air pollutants. The measures include voluntary approaches to reduce the heat-island effect by increasing shade in urban and suburban areas through the planting of trees. The Proposed Project would increase landscaping throughout the Project Area which would help reduce the urban heat-island effect. Additionally, the Project would be constructed consistent with the standards of the 2022 Building and Efficiency Standards, which include provisions related to energy efficiency to reduce energy consumption and GHG emissions from buildings. The Project would be designed for energy efficiency and water conservation in accordance with the standards of the latest California Green Building Standards (CalGreen). CalGreen standards focus on the reduction of GHG emissions associated with building construction and operation, through water efficiency, material conservation, waste reduction, indoor air quality, and more. Furthermore, the Proposed Project’s building energy efficiency would exceed the minimum standards by CalGreen.
The Project is consistent with the 2017 Clean Air Plan. The Proposed Project would conform to the Projectapplicable control measures in the Clean Air Plan and would not disrupt or hinder the implementation of any other control measures.
ABAG Final Plan Bay Area 2050
ABAG’s Plan Bay Area is the RTP/SCS for the San Francisco Bay Area. Plan Bay Area establishes GHG emissions goals for automobiles and light-duty trucks, a potent source of GHG emissions attributable to land use development. As previously described, ABAG was tasked by CARB to achieve a 19 percent reduction 1651 of 11211
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of passenger car and light truck automotive GHG emissions by 2035 compared to 2005. Plan Bay Area 2050 establishes an overall mechanism to achieve these GHG targets for the Project region consistent with the target date of SB 32. According to ABAG, the San Francisco Bay Area will exceed the mandated GHG reduction target of 19 percent for 2035 by implementing Plan Bay Area (ABAG 2021).
The RTP/SCS contains thousands of individual transportation projects, including highway improvements, railway electrification, bicycle lanes, new transit hubs, and replacement bridges. These future investments seek to reduce traffic bottlenecks, improve the efficiency of the region’s network, and expand mobility choices. The RTP/SCS is an important planning document for the region, allowing project sponsors to qualify for federal funding. In addition, the RTP/SCS is supported by a combination of transportation and land use strategies that help the region achieve state GHG emission reduction goals and federal Clean Air Act requirements, preserve open space areas, improve public health and roadway safety, support the vital goods movement industry, and use resources more efficiently.
Plan Bay Area 2050’s core strategy is “focused growth” in existing communities along the existing transportation network. This strategy allows the best efficiency in achieving key regional economic, environmental, and equity goals: it builds upon existing community characteristics, efficiently leverages existing infrastructure, and mitigates impacts on areas with less development. Plan Bay Area 2050’s Growth Geographies identify a mix of locally identified Priority Development Areas, areas generally near existing job centers or frequent transit that are locally identified (i.e., identified by towns, cities, or counties) for housing and job growth. Meanwhile, areas outside of the existing urban footprint or in areas that are at a very high risk of wildfire are identified as areas where additional construction should be deprioritized (ABAG 2021).
Plan Bay Area 2050 considers development locations within close proximity to high-quality transit, such as the Proposed Project, and locations that are able to accommodate additional growth as ideal places to encourage urban growth. Furthermore, the Project is proposed within a built environment (infill development). The Project will increase employment density and land use diversity in the vicinity over current conditions. Increased employment density, measured in terms of persons, jobs, or building square footage, as well as increased land use diversity, potentially reduces emissions associated with transportation as it reduces the distance people travel for work or services and provides a foundation for the implementation of other strategies such as enhanced transit services. The Project would increase the Project Area density from four single-story commercial buildings to two multi-story buildings: one residential and one mixed-use commercial-retail building space.
For these reasons, the Project is consistent with Plan Bay Area. Based on the Project’s proximity to public transportation and its redevelopment of existing areas, it can be assumed that regional mobile emissions will decrease in line with the goals of Plan Bay Area with implementation of the Proposed Project.
Implementing ABAG’s RTP/SCS will greatly reduce the regional GHG emissions from transportation, and the Proposed Project will not obstruct the achievement of Plan Bay Area’s emission reduction targets. 1652 of 11211
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3.0 REFERENCES
Association of Bay Area Governments (ABAG). 2021. Final Plan Bay Area 2050.
Bay Area Air Quality Management District (BAAQMD). 2023. 2022 CEQA Guidelines. _____. 2017. Bay Area Final 2017 Clean Air Plan.
Bay Area Council Economic Institute. 2022. Optimizing Land Uses at Transit Stations. http://www.bayareaeconomy.org/files/pdf/OptimizingLandUsesNearTransitStations1.pdf.
California Air Pollution Control Officers Association (CAPCOA). 2022. California Emissions Estimator Model (CalEEMod), version 2022.1.1.
California Air Resources Board (CARB). 2022. California Greenhouse Gas Emission Inventory 2022 Edition, https://ww2.arb.ca.gov/ghg-inventory-data.
_____. 2008. Climate Change Scoping Plan Appendices (Appendix F).
California Department of Finance. 2023. E-5 Population and Housing Estimates for Cities, Counties, and the State, 2021-2023 with 2020 Census Benchmark.
Intergovernmental Panel on Climate Change (IPCC). 2023. Climate Change 2023 Synthesis Report – Summary for Policymakers,
https://www.ipcc.ch/report/ar6/syr/downloads/report/IPCC_AR6_SYR_SPM.pdf San Mateo, City of. 2023. Climate Action Plan, https://www.cityofsanmateo.org/2769/Climate-Action-Plan.
U.S. Environmental Protection Agency (USEPA). 2023a. Climate Change – Greenhouse Gas Emissions:
Carbon Dioxide, http://www.epa.gov/climatechange/emissions/co2.html. _____. 2023b. Methane, https://www3.epa.gov/climatechange/ghgemissions/gases/ch4.html. _____. 2023c. Nitrous Oxide, https://www3.epa.gov/climatechange/ghgemissions/gases/n2o.html. _____. 2014. Smart Growth and Economic Success: Investing in Infill Development, https://www.epa.gov/sites/default/files/2014-06/documents/developer-infill-paper-508b.pdf.
U.S. Green Building Council. 2021. LEED v4 Appendix 2. Default occupancy counts. https://www.usgbc.org/credits/new-construction-existing-buildings-commercial-interiors-coreand-shell-schools-new-constr-3?view=language. 1653 of 11211
LIST OF ATTACHMENTS
Attachment A – CalEEMod Output File for Greenhouse Gas Emissions – Proposed Project Attachment B – CalEEMod Output File for Greenhouse Gas Emissions – Existing Conditions 1654 of 11211
ATTACHMENT A
CalEEMod Output Files – Greenhouse Gas Emissions – Proposed Project 1655 of 11211
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445 South B Street - Proposed Project Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.2. Construction Emissions by Year, Unmitigated
2.3. Construction Emissions by Year, Mitigated
2.5. Operations Emissions by Sector, Unmitigated
2.6. Operations Emissions by Sector, Mitigated
3. Construction Emissions Details
3.1. Demolition (2024) - Unmitigated
3.3. Site Preparation (2024) - Unmitigated
3.5. Grading (2024) - Unmitigated
3.7. Building Construction (2024) - Unmitigated
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3.9. Building Construction (2025) - Unmitigated
3.11. Paving (2025) - Unmitigated
3.13. Architectural Coating (2025) - Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.1.2. Mitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.2. Electricity Emissions By Land Use - Mitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.2.4. Natural Gas Emissions By Land Use - Mitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
4.3.2. Mitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
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4.4.2. Mitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.5.2. Mitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
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5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.9.2. Mitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.11.2. Mitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.12.2. Mitigated
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5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name 445 South B Street - Proposed Project
Construction Start Date 4/2/2024
Operational Year 2024
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 4.60
Precipitation (days) 16.8
Location 445 S B St, San Mateo, CA 94401, USA
County San Mateo
City San Mateo
Air District Bay Area AQMD
Air Basin San Francisco Bay Area
TAZ 1239
EDFZ 1
Electric Utility Pacific Gas & Electric Company
Gas Utility Pacific Gas & Electric
App Version 2022.1.1.21
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
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Apartments Mid Rise 71.0 Dwelling Unit 0.56 68,160 0.00 — 204 — General Office
Building
149 1000sqft 0.69 148,939 0.00 — — —
General Office
Building
5.96 1000sqft 0.00 5,964 0.00 — — —
High Turnover (Sit
Down Restaurant)
14.0 1000sqft 0.00 13,995 0.00 — — —
Enclosed Parking
with Elevator
128 Space 0.00 51,200 0.00 — — —
1.3. User-Selected Emission Reduction Measures by Emissions Sector Sector # Measure Title
Transportation T-4 Integrate Aordable and Below Market Rate Housing
2. Emissions Summary
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily - Summer (Max) — — — — — — —
2024 — 66,077 66,077 9.84 10.4 125 69,534
Daily - Winter (Max) — — — — — — —
2024 — 4,100 4,100 0.23 0.24 0.18 4,178
2025 — 4,054 4,054 0.22 0.23 0.17 4,130
Average Daily — — — — — — —
2024 — 3,230 3,230 0.29 0.30 2.40 3,329
2025 — 396 396 0.02 0.02 0.26 403
Annual — — — — — — —
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2024 — 535 535 0.05 0.05 0.40 551
2025 — 65.6 65.6 < 0.005 < 0.005 0.04 66.8
2.3. Construction Emissions by Year, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily - Summer (Max) — — — — — — —
2024 — 66,077 66,077 9.84 10.4 125 69,534
Daily - Winter (Max) — — — — — — —
2024 — 4,100 4,100 0.23 0.24 0.18 4,178
2025 — 4,054 4,054 0.22 0.23 0.17 4,130
Average Daily — — — — — — —
2024 — 3,230 3,230 0.29 0.30 2.40 3,329
2025 — 396 396 0.02 0.02 0.26 403
Annual — — — — — — —
2024 — 535 535 0.05 0.05 0.40 551
2025 — 65.6 65.6 < 0.005 < 0.005 0.04 66.8
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Mobile — 25,168 25,168 0.96 0.85 92.9 25,538
Area 0.00 940 940 0.02 < 0.005 — 941
Energy — 4,413 4,413 0.57 0.05 — 4,443
Water 65.8 124 190 6.77 0.16 — 408
Waste 196 0.00 196 19.6 0.00 — 684
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Refrig.————— 22.7 22.7
Total 261 30,645 30,907 27.9 1.06 116 32,036
Daily, Winter (Max)———————
Mobile— 24,040 24,040 1.08 0.94 2.41 24,349
Area 0.00 890 890 0.02 < 0.005— 890
Energy— 4,413 4,413 0.57 0.05— 4,443
Water 65.8 124 190 6.77 0.16— 408
Waste 196 0.00 196 19.6 0.00— 684
Refrig.————— 22.7 22.7
Total 261 29,466 29,728 28.0 1.15 25.2 30,797
Average Daily———————
Mobile— 13,781 13,781 0.59 0.52 22.9 13,973
Area 0.00 46.7 46.7 < 0.005 < 0.005— 46.8
Energy— 4,413 4,413 0.57 0.05— 4,443
Water 65.8 124 190 6.77 0.16— 408
Waste 196 0.00 196 19.6 0.00— 684
Refrig.————— 22.7 22.7
Total 261 18,365 18,626 27.5 0.73 45.7 19,578
Annual———————
Mobile— 2,282 2,282 0.10 0.09 3.80 2,313
Area 0.00 7.72 7.72 < 0.005 < 0.005— 7.74
Energy— 731 731 0.09 0.01— 736
Water 10.9 20.6 31.5 1.12 0.03— 67.5
Waste 32.4 0.00 32.4 3.24 0.00— 113
Refrig.————— 3.77 3.77
Total 43.3 3,041 3,084 4.55 0.12 7.56 3,241
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2.6. Operations Emissions by Sector, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Mobile — 24,847 24,847 0.94 0.84 91.7 25,211
Area 0.00 940 940 0.02 < 0.005 — 941
Energy — 4,413 4,413 0.57 0.05 — 4,443
Water 65.8 124 190 6.77 0.16 — 408
Waste 196 0.00 196 19.6 0.00 — 684
Refrig. — — — — — 22.7 22.7
Total 261 30,324 30,585 27.9 1.05 114 31,710
Daily, Winter (Max) — — — — — — —
Mobile — 23,733 23,733 1.06 0.93 2.38 24,037
Area 0.00 890 890 0.02 < 0.005 — 890
Energy — 4,413 4,413 0.57 0.05 — 4,443
Water 65.8 124 190 6.77 0.16 — 408
Waste 196 0.00 196 19.6 0.00 — 684
Refrig. — — — — — 22.7 22.7
Total 261 29,159 29,421 28.0 1.14 25.1 30,485
Average Daily — — — — — — —
Mobile — 13,473 13,473 0.58 0.51 22.4 13,661
Area 0.00 46.7 46.7 < 0.005 < 0.005 — 46.8
Energy — 4,413 4,413 0.57 0.05 — 4,443
Water 65.8 124 190 6.77 0.16 — 408
Waste 196 0.00 196 19.6 0.00 — 684
Refrig. — — — — — 22.7 22.7
Total 261 18,057 18,318 27.5 0.72 45.2 19,265
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Annual — — — — — — —
Mobile — 2,231 2,231 0.10 0.08 3.71 2,262
Area 0.00 7.72 7.72 < 0.005 < 0.005 — 7.74
Energy — 731 731 0.09 0.01 — 736
Water 10.9 20.6 31.5 1.12 0.03 — 67.5
Waste 32.4 0.00 32.4 3.24 0.00 — 113
Refrig. — — — — — 3.77 3.77
Total 43.3 2,990 3,033 4.55 0.12 7.48 3,190
3. Construction Emissions Details
3.1. Demolition (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Off-Road Equipment — 2,494 2,494 0.10 0.02 — 2,502
Demolition — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Average Daily — — — — — — —
Off-Road Equipment — 137 137 0.01 < 0.005 — 137
Demolition — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 22.6 22.6 < 0.005 < 0.005 — 22.7
Demolition — — — — — — —
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Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Worker — 105 105 < 0.005 < 0.005 0.38 107
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 1,978 1,978 0.30 0.32 3.88 2,085
Daily, Winter (Max) — — — — — — —
Average Daily — — — — — — —
Worker — 5.47 5.47 < 0.005 < 0.005 0.01 5.54
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 108 108 0.02 0.02 0.09 114
Annual — — — — — — —
Worker — 0.91 0.91 < 0.005 < 0.005 < 0.005 0.92
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 17.9 17.9 < 0.005 < 0.005 0.02 18.9
3.3. Site Preparation (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Off-Road Equipment — 2,064 2,064 0.08 0.02 — 2,071
Dust From Material
Movement
— — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Average Daily — — — — — — —
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Off-Road Equipment — 11.3 11.3 < 0.005 < 0.005 — 11.3
Dust From Material
Movement
— — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 1.87 1.87 < 0.005 < 0.005 — 1.88
Dust From Material
Movement
— — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Worker — 63.2 63.2 < 0.005 < 0.005 0.23 64.1
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 63,560 63,560 9.74 10.3 125 67,007
Daily, Winter (Max) — — — — — — —
Average Daily — — — — — — —
Worker — 0.33 0.33 < 0.005 < 0.005 < 0.005 0.33
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 348 348 0.05 0.06 0.29 367
Annual — — — — — — —
Worker — 0.05 0.05 < 0.005 < 0.005 < 0.005 0.06
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 57.7 57.7 0.01 0.01 0.05 60.7
3.5. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
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Daily, Summer (Max)———————
Off-Road Equipment— 2,454 2,454 0.10 0.02— 2,462
Dust From Material
Movement
———————
Onsite truck— 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max)———————
Average Daily———————
Off-Road Equipment— 26.9 26.9 < 0.005 < 0.005— 27.0
Dust From Material
Movement
———————
Onsite truck— 0.00 0.00 0.00 0.00 0.00 0.00
Annual———————
Off-Road Equipment— 4.45 4.45 < 0.005 < 0.005— 4.47
Dust From Material
Movement
———————
Onsite truck— 0.00 0.00 0.00 0.00 0.00 0.00
Offsite———————
Daily, Summer (Max)———————
Worker— 84.2 84.2 < 0.005 < 0.005 0.31 85.5
Vendor— 0.00 0.00 0.00 0.00 0.00 0.00
Hauling— 63,539 63,539 9.74 10.3 125 66,986
Daily, Winter (Max)———————
Average Daily———————
Worker— 0.87 0.87 < 0.005 < 0.005 < 0.005 0.89
Vendor— 0.00 0.00 0.00 0.00 0.00 0.00
Hauling— 696 696 0.11 0.11 0.59 733
Annual———————
Worker— 0.14 0.14 < 0.005 < 0.005 < 0.005 0.15
Vendor— 0.00 0.00 0.00 0.00 0.00 0.00
1669 of 11211
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Hauling — 115 115 0.02 0.02 0.10 121
3.7. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Off-Road Equipment — 1,801 1,801 0.07 0.01 — 1,807
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Off-Road Equipment — 1,801 1,801 0.07 0.01 — 1,807
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment — 832 832 0.03 0.01 — 835
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 138 138 0.01 < 0.005 — 138
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Worker — 1,079 1,079 0.02 0.04 3.94 1,095
Vendor — 1,280 1,280 0.13 0.19 3.15 1,342
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Worker — 1,019 1,019 0.03 0.04 0.10 1,032
Vendor — 1,280 1,280 0.13 0.19 0.08 1,339
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
1670 of 11211
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Average Daily — — — — — — —
Worker — 472 472 0.01 0.02 0.79 479
Vendor — 591 591 0.06 0.09 0.62 619
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker — 78.2 78.2 < 0.005 < 0.005 0.13 79.3
Vendor — 97.9 97.9 0.01 0.01 0.10 102
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment — 1,801 1,801 0.07 0.01 — 1,807
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment — 159 159 0.01 < 0.005 — 159
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 26.3 26.3 < 0.005 < 0.005 — 26.4
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker — 997 997 0.02 0.04 0.09 1,010
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Vendor — 1,257 1,257 0.13 0.18 0.08 1,313
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker — 88.0 88.0 < 0.005 < 0.005 0.13 89.3
Vendor — 111 111 0.01 0.02 0.12 116
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker — 14.6 14.6 < 0.005 < 0.005 0.02 14.8
Vendor — 18.3 18.3 < 0.005 < 0.005 0.02 19.2
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
3.11. Paving (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment — 992 992 0.04 0.01 — 995
Paving — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment — 27.2 27.2 < 0.005 < 0.005 — 27.3
Paving — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 4.50 4.50 < 0.005 < 0.005 — 4.51
Paving — — — — — — —
1672 of 11211
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Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker — 97.3 97.3 < 0.005 < 0.005 0.01 98.5
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker — 2.67 2.67 < 0.005 < 0.005 < 0.005 2.71
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker — 0.44 0.44 < 0.005 < 0.005 < 0.005 0.45
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
3.13. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment — 134 134 0.01 < 0.005 — 134
Architectural Coatings — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment — 3.66 3.66 < 0.005 < 0.005 — 3.67
1673 of 11211
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Architectural Coatings — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment — 0.61 0.61 < 0.005 < 0.005 — 0.61
Architectural Coatings — — — — — — —
Onsite truck — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker — 199 199 < 0.005 0.01 0.02 202
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker — 5.48 5.48 < 0.005 < 0.005 0.01 5.56
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker — 0.91 0.91 < 0.005 < 0.005 < 0.005 0.92
Vendor — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling — 0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 1674 of 11211
445 South B Street - Proposed Project Custom Report, 3/6/2024 20 / 40
Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — 1,123 1,123 0.05 0.04 4.10 1,141
General Office Building — 9,510 9,510 0.36 0.32 35.1 9,649 High Turnover (Sit
Down Restaurant)
— 14,535 14,535 0.55 0.49 53.7 14,748
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 25,168 25,168 0.96 0.85 92.9 25,538
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 1,074 1,074 0.06 0.05 0.11 1,089
General Office Building — 9,083 9,083 0.40 0.35 0.91 9,199 High Turnover (Sit
Down Restaurant)
— 13,883 13,883 0.61 0.54 1.39 14,061
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 24,040 24,040 1.08 0.94 2.41 24,349
Annual — — — — — — —
Apartments Mid Rise — 178 178 0.01 0.01 0.29 181
General Office Building — 1,077 1,077 0.05 0.04 1.79 1,092 High Turnover (Sit
Down Restaurant)
— 1,027 1,027 0.04 0.04 1.71 1,041
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 2,282 2,282 0.10 0.09 3.80 2,313
4.1.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
1675 of 11211
445 South B Street - Proposed Project Custom Report, 3/6/2024 21 / 40
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — 802 802 0.04 0.03 2.93 815
General Office Building — 9,510 9,510 0.36 0.32 35.1 9,649 High Turnover (Sit
Down Restaurant)
— 14,535 14,535 0.55 0.49 53.7 14,748
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 24,847 24,847 0.94 0.84 91.7 25,211
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 767 767 0.04 0.03 0.08 778
General Office Building — 9,083 9,083 0.40 0.35 0.91 9,199 High Turnover (Sit
Down Restaurant)
— 13,883 13,883 0.61 0.54 1.39 14,061
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 23,733 23,733 1.06 0.93 2.38 24,037
Annual — — — — — — —
Apartments Mid Rise — 127 127 0.01 0.01 0.21 129
General Office Building — 1,077 1,077 0.05 0.04 1.79 1,092 High Turnover (Sit
Down Restaurant)
— 1,027 1,027 0.04 0.04 1.71 1,041
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 0.00 0.00
Total — 2,231 2,231 0.10 0.08 3.71 2,262
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
1676 of 11211
445 South B Street - Proposed Project Custom Report, 3/6/2024 22 / 40
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — 135 135 0.02 < 0.005 — 137
General Office Building — 1,833 1,833 0.30 0.04 — 1,851 High Turnover (Sit
Down Restaurant)
— 355 355 0.06 0.01 — 358
Enclosed Parking with
Elevator
— 106 106 0.02 < 0.005 — 107
Total — 2,428 2,428 0.39 0.05 — 2,452
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 135 135 0.02 < 0.005 — 137
General Office Building — 1,833 1,833 0.30 0.04 — 1,851 High Turnover (Sit
Down Restaurant)
— 355 355 0.06 0.01 — 358
Enclosed Parking with
Elevator
— 106 106 0.02 < 0.005 — 107
Total — 2,428 2,428 0.39 0.05 — 2,452
Annual — — — — — — —
Apartments Mid Rise — 22.4 22.4 < 0.005 < 0.005 — 22.6
General Office Building — 303 303 0.05 0.01 — 306
High Turnover (Sit
Down Restaurant)
— 58.8 58.8 0.01 < 0.005 — 59.3
Enclosed Parking with
Elevator
— 17.5 17.5 < 0.005 < 0.005 — 17.7
Total — 402 402 0.07 0.01 — 406
4.2.2. Electricity Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
1677 of 11211
445 South B Street - Proposed Project Custom Report, 3/6/2024 23 / 40
Apartments Mid Rise — 135 135 0.02 < 0.005 — 137
General Office Building — 1,833 1,833 0.30 0.04 — 1,851 High Turnover (Sit
Down Restaurant)
— 355 355 0.06 0.01 — 358
Enclosed Parking with
Elevator
— 106 106 0.02 < 0.005 — 107
Total — 2,428 2,428 0.39 0.05 — 2,452
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 135 135 0.02 < 0.005 — 137
General Office Building — 1,833 1,833 0.30 0.04 — 1,851 High Turnover (Sit
Down Restaurant)
— 355 355 0.06 0.01 — 358
Enclosed Parking with
Elevator
— 106 106 0.02 < 0.005 — 107
Total — 2,428 2,428 0.39 0.05 — 2,452
Annual — — — — — — —
Apartments Mid Rise — 22.4 22.4 < 0.005 < 0.005 — 22.6
General Office Building — 303 303 0.05 0.01 — 306
High Turnover (Sit
Down Restaurant)
— 58.8 58.8 0.01 < 0.005 — 59.3
Enclosed Parking with
Elevator
— 17.5 17.5 < 0.005 < 0.005 — 17.7
Total — 402 402 0.07 0.01 — 406
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — 200 200 0.02 < 0.005 — 201
1678 of 11211
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General Office Building — 1,179 1,179 0.10 < 0.005 — 1,182 High Turnover (Sit
Down Restaurant)
— 605 605 0.05 < 0.005 — 607
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 1,985 1,985 0.18 < 0.005 — 1,990
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 200 200 0.02 < 0.005 — 201
General Office Building — 1,179 1,179 0.10 < 0.005 — 1,182 High Turnover (Sit
Down Restaurant)
— 605 605 0.05 < 0.005 — 607
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 1,985 1,985 0.18 < 0.005 — 1,990
Annual — — — — — — —
Apartments Mid Rise — 33.2 33.2 < 0.005 < 0.005 — 33.3
General Office Building — 195 195 0.02 < 0.005 — 196
High Turnover (Sit
Down Restaurant)
— 100 100 0.01 < 0.005 — 100
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 329 329 0.03 < 0.005 — 329
4.2.4. Natural Gas Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — 200 200 0.02 < 0.005 — 201
General Office Building — 1,179 1,179 0.10 < 0.005 — 1,182 1679 of 11211
445 South B Street - Proposed Project Custom Report, 3/6/2024 25 / 40
High Turnover (Sit
Down Restaurant)
— 605 605 0.05 < 0.005 — 607
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 1,985 1,985 0.18 < 0.005 — 1,990
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — 200 200 0.02 < 0.005 — 201
General Office Building — 1,179 1,179 0.10 < 0.005 — 1,182 High Turnover (Sit
Down Restaurant)
— 605 605 0.05 < 0.005 — 607
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 1,985 1,985 0.18 < 0.005 — 1,990
Annual — — — — — — —
Apartments Mid Rise — 33.2 33.2 < 0.005 < 0.005 — 33.3
General Office Building — 195 195 0.02 < 0.005 — 196
High Turnover (Sit
Down Restaurant)
— 100 100 0.01 < 0.005 — 100
Enclosed Parking with
Elevator
— 0.00 0.00 0.00 0.00 — 0.00
Total — 329 329 0.03 < 0.005 — 329
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Hearths 0.00 890 890 0.02 < 0.005 — 890
Consumer Products — — — — — — —
1680 of 11211
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Architectural Coatings — — — — — — —
Landscape Equipment — 50.1 50.1 < 0.005 < 0.005 — 50.3
Total 0.00 940 940 0.02 < 0.005 — 941
Daily, Winter (Max) — — — — — — —
Hearths 0.00 890 890 0.02 < 0.005 — 890
Consumer Products — — — — — — —
Architectural Coatings — — — — — — —
Total 0.00 890 890 0.02 < 0.005 — 890
Annual — — — — — — —
Hearths 0.00 3.63 3.63 < 0.005 < 0.005 — 3.64
Consumer Products — — — — — — —
Architectural Coatings — — — — — — —
Landscape Equipment — 4.09 4.09 < 0.005 < 0.005 — 4.11
Total 0.00 7.72 7.72 < 0.005 < 0.005 — 7.74
4.3.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Hearths 0.00 890 890 0.02 < 0.005 — 890
Consumer Products — — — — — — —
Architectural Coatings — — — — — — —
Landscape Equipment — 50.1 50.1 < 0.005 < 0.005 — 50.3
Total 0.00 940 940 0.02 < 0.005 — 941
Daily, Winter (Max) — — — — — — —
Hearths 0.00 890 890 0.02 < 0.005 — 890
Consumer Products — — — — — — —
1681 of 11211
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Architectural Coatings — — — — — — —
Total 0.00 890 890 0.02 < 0.005 — 890
Annual — — — — — — —
Hearths 0.00 3.63 3.63 < 0.005 < 0.005 — 3.64
Consumer Products — — — — — — —
Architectural Coatings — — — — — — —
Landscape Equipment — 4.09 4.09 < 0.005 < 0.005 — 4.11
Total 0.00 7.72 7.72 < 0.005 < 0.005 — 7.74
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise 4.93 9.32 14.3 0.51 0.01 — 30.6
General Office Building 52.8 99.6 152 5.43 0.13 — 327
High Turnover (Sit
Down Restaurant)
8.14 15.4 23.5 0.84 0.02 — 50.4
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 65.8 124 190 6.77 0.16 — 408
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise 4.93 9.32 14.3 0.51 0.01 — 30.6
General Office Building 52.8 99.6 152 5.43 0.13 — 327
High Turnover (Sit
Down Restaurant)
8.14 15.4 23.5 0.84 0.02 — 50.4
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
1682 of 11211
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Total 65.8 124 190 6.77 0.16 — 408
Annual — — — — — — —
Apartments Mid Rise 0.82 1.54 2.36 0.08 < 0.005 — 5.06
General Office Building 8.73 16.5 25.2 0.90 0.02 — 54.1 High Turnover (Sit
Down Restaurant)
1.35 2.55 3.89 0.14 < 0.005 — 8.35
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 10.9 20.6 31.5 1.12 0.03 — 67.5
4.4.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise 4.93 9.32 14.3 0.51 0.01 — 30.6
General Office Building 52.8 99.6 152 5.43 0.13 — 327
High Turnover (Sit
Down Restaurant)
8.14 15.4 23.5 0.84 0.02 — 50.4
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 65.8 124 190 6.77 0.16 — 408
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise 4.93 9.32 14.3 0.51 0.01 — 30.6
General Office Building 52.8 99.6 152 5.43 0.13 — 327
High Turnover (Sit
Down Restaurant)
8.14 15.4 23.5 0.84 0.02 — 50.4
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 65.8 124 190 6.77 0.16 — 408
1683 of 11211
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Annual — — — — — — —
Apartments Mid Rise 0.82 1.54 2.36 0.08 < 0.005 — 5.06
General Office Building 8.73 16.5 25.2 0.90 0.02 — 54.1 High Turnover (Sit
Down Restaurant)
1.35 2.55 3.89 0.14 < 0.005 — 8.35
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 10.9 20.6 31.5 1.12 0.03 — 67.5
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise 28.2 0.00 28.2 2.82 0.00 — 98.8
General Office Building 77.6 0.00 77.6 7.76 0.00 — 272
High Turnover (Sit
Down Restaurant)
89.8 0.00 89.8 8.97 0.00 — 314
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 196 0.00 196 19.6 0.00 — 684
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise 28.2 0.00 28.2 2.82 0.00 — 98.8
General Office Building 77.6 0.00 77.6 7.76 0.00 — 272
High Turnover (Sit
Down Restaurant)
89.8 0.00 89.8 8.97 0.00 — 314
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 196 0.00 196 19.6 0.00 — 684
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Annual — — — — — — —
Apartments Mid Rise 4.67 0.00 4.67 0.47 0.00 — 16.4
General Office Building 12.9 0.00 12.9 1.28 0.00 — 45.0 High Turnover (Sit
Down Restaurant)
14.9 0.00 14.9 1.49 0.00 — 52.0
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 32.4 0.00 32.4 3.24 0.00 — 113
4.5.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise 28.2 0.00 28.2 2.82 0.00 — 98.8
General Office Building 77.6 0.00 77.6 7.76 0.00 — 272
High Turnover (Sit
Down Restaurant)
89.8 0.00 89.8 8.97 0.00 — 314
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 196 0.00 196 19.6 0.00 — 684
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise 28.2 0.00 28.2 2.82 0.00 — 98.8
General Office Building 77.6 0.00 77.6 7.76 0.00 — 272
High Turnover (Sit
Down Restaurant)
89.8 0.00 89.8 8.97 0.00 — 314
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 196 0.00 196 19.6 0.00 — 684
Annual — — — — — — —
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Apartments Mid Rise 4.67 0.00 4.67 0.47 0.00 — 16.4
General Office Building 12.9 0.00 12.9 1.28 0.00 — 45.0 High Turnover (Sit
Down Restaurant)
14.9 0.00 14.9 1.49 0.00 — 52.0
Enclosed Parking with
Elevator
0.00 0.00 0.00 0.00 0.00 — 0.00
Total 32.4 0.00 32.4 3.24 0.00 — 113
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily, Summer (Max) — — — — — — —
Apartments Mid Rise — — — — — 0.49 0.49
General Office Building — — — — — 0.38 0.38
High Turnover (Sit
Down Restaurant)
— — — — — 21.9 21.9
Total — — — — — 22.7 22.7
Daily, Winter (Max) — — — — — — —
Apartments Mid Rise — — — — — 0.49 0.49
General Office Building — — — — — 0.38 0.38
High Turnover (Sit
Down Restaurant)
— — — — — 21.9 21.9
Total — — — — — 22.7 22.7
Annual — — — — — — —
Apartments Mid Rise — — — — — 0.08 0.08
General Office Building — — — — — 0.06 0.06
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High Turnover (Sit — — — — — 3.62 3.62
Down Restaurant)
Total — — — — — 3.77 3.77
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Demolition Demolition 4/2/2024 4/30/2024 5.00 20.0 —
Site Preparation Site Preparation 5/1/2024 5/3/2024 5.00 2.00 — Grading Grading 5/4/2024 5/9/2024 5.00 4.00 —
Building Construction Building Construction 5/10/2024 2/14/2025 5.00 200 — Paving Paving 2/15/2025 3/1/2025 5.00 10.0 —
Architectural Coating Architectural Coating 3/2/2025 3/16/2025 5.00 10.0 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Tractors/Loaders/Backh
oes
Diesel Average 3.00 8.00 84.0 0.37
Site Preparation Rubber Tired Dozers Diesel Average 1.00 7.00 367 0.40 Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 1687 of 11211
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Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Tractors/Loaders/Backh
oes
Diesel Average 2.00 7.00 84.0 0.37
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Forklifts Diesel Average 1.00 6.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Cranes Diesel Average 1.00 6.00 367 0.29 Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 1.00 6.00 84.0 0.37
Paving Pavers Diesel Average 1.00 6.00 81.0 0.42
Paving Paving Equipment Diesel Average 1.00 8.00 89.0 0.36 Paving Rollers Diesel Average 1.00 7.00 36.0 0.38
Paving Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Paving Cement and Mortar
Mixers
Diesel Average 1.00 6.00 10.0 0.56
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition — — — —
Demolition Worker 12.5 11.7 LDA,LDT1,LDT2
Demolition Vendor — 8.40 HHDT,MHDT
Demolition Hauling 24.6 20.0 HHDT
Demolition Onsite truck — — HHDT
Site Preparation — — — —
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Site Preparation Worker 7.50 11.7 LDA,LDT1,LDT2
Site Preparation Vendor— 8.40 HHDT,MHDT
Site Preparation Hauling 791 20.0 HHDT
Site Preparation Onsite truck—— HHDT
Grading————
Grading Worker 10.0 11.7 LDA,LDT1,LDT2
Grading Vendor— 8.40 HHDT,MHDT
Grading Hauling 790 20.0 HHDT
Grading Onsite truck—— HHDT
Building Construction————
Building Construction Worker 128 11.7 LDA,LDT1,LDT2
Building Construction Vendor 43.7 8.40 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck—— HHDT
Paving————
Paving Worker 12.5 11.7 LDA,LDT1,LDT2
Paving Vendor— 8.40 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck—— HHDT
Architectural Coating————
Architectural Coating Worker 25.6 11.7 LDA,LDT1,LDT2
Architectural Coating Vendor— 8.40 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck—— HHDT
5.4. Vehicles
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5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction Water unpaved roads twice daily 55% 55%
Limit vehicle speeds on unpaved roads to 25 mph 44% 44%
5.5. Architectural Coatings
Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 138,024 46,008 253,347 84,449 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (Cubic Yards) Material Exported (Cubic Yards) Acres Graded (acres) Material Demolished (Ton of Debris)
Acres Paved (acres)
Demolition 0.00 0.00 0.00 1,966 —
Site Preparation — 12,642 1.88 0.00 —
Grading — 25,284 4.00 0.00 —
Paving 0.00 0.00 0.00 0.00 0.00
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PM10 Reduction PM2.5 Reduction Water Exposed Area 2 61% 61%
Water Demolished Area 2 36% 36%
5.7. Construction Paving
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Land Use Area Paved (acres) % Asphalt
Apartments Mid Rise — 0%
General Office Building 0.00 0%
General Office Building 0.00 0%
High Turnover (Sit Down Restaurant) 0.00 0%
Enclosed Parking with Elevator 0.00 100%
5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2024 0.00 204 0.03 < 0.005
2025 0.00 204 0.03 < 0.005
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Apartments Mid Rise 226 226 226 82,410 1,429 1,429 1,429 521,554 General Office
Building
1,066 0.00 0.00 278,027 9,992 0.00 0.00 2,604,948
General Office
Building
239 0.00 0.00 62,258 2,237 0.00 0.00 583,323
High Turnover (Sit
Down Restaurant)
503 1,712 1,995 324,457 4,714 16,039 18,692 3,039,971
Enclosed Parking
with Elevator
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
5.9.2. Mitigated
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Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Apartments Mid Rise 161 161 161 58,841 1,020 1,020 1,020 372,390 General Office
Building
1,066 0.00 0.00 278,027 9,992 0.00 0.00 2,604,948
General Office
Building
239 0.00 0.00 62,258 2,237 0.00 0.00 583,323
High Turnover (Sit
Down Restaurant)
503 1,712 1,995 324,457 4,714 16,039 18,692 3,039,971
Enclosed Parking
with Elevator
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
Hearth Type Unmitigated (number)
Apartments Mid Rise —
Wood Fireplaces 0
Gas Fireplaces 36
Propane Fireplaces 0
Electric Fireplaces 0
No Fireplaces 35
Conventional Wood Stoves 0
Catalytic Wood Stoves 0
Non-Catalytic Wood Stoves 0
Pellet Wood Stoves 0
5.10.2. Architectural Coatings
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Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
138024 46,008 253,347 84,449 —
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 180
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Apartments Mid Rise 242,213 204 0.0330 0.0040 625,089
General Office Building 3,152,835 204 0.0330 0.0040 3,537,344 General Office Building 126,250 204 0.0330 0.0040 141,647 High Turnover (Sit Down
Restaurant)
635,076 204 0.0330 0.0040 1,888,218
Enclosed Parking with Elevator 189,001 204 0.0330 0.0040 0.00
5.11.2. Mitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Apartments Mid Rise 242,213 204 0.0330 0.0040 625,089
General Office Building 3,152,835 204 0.0330 0.0040 3,537,344 General Office Building 126,250 204 0.0330 0.0040 141,647 1693 of 11211
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High Turnover (Sit Down 635,076 204 0.0330 0.0040 1,888,218 Restaurant)
Enclosed Parking with Elevator 189,001 204 0.0330 0.0040 0.00
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Apartments Mid Rise 2,574,914 0.00
General Office Building 26,471,487 0.00
General Office Building 1,060,004 0.00
High Turnover (Sit Down Restaurant) 4,247,954 0.00
Enclosed Parking with Elevator 0.00 0.00
5.12.2. Mitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Apartments Mid Rise 2,574,914 0.00
General Office Building 26,471,487 0.00
General Office Building 1,060,004 0.00
High Turnover (Sit Down Restaurant) 4,247,954 0.00
Enclosed Parking with Elevator 0.00 0.00
5.13. Operational Waste Generation
5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Apartments Mid Rise 52.4 —
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General Office Building 139 —
General Office Building 5.55 —
High Turnover (Sit Down Restaurant) 167 —
Enclosed Parking with Elevator 0.00 —
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Apartments Mid Rise Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Apartments Mid Rise Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00
General Office Building Household refrigerators
and/or freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office Building Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
General Office Building Household refrigerators
and/or freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office Building Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
High Turnover (Sit
Down Restaurant)
Household refrigerators
and/or freezers
R-134a 1,430 0.00 0.60 0.00 1.00
High Turnover (Sit
Down Restaurant)
Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
High Turnover (Sit
Down Restaurant)
Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
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ATTACHMENT B
CalEEMod Output Files – Greenhouse Gas Emissions – Existing Conditions 1696 of 11211
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445 South B Street - Baseline Detailed Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
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4.3.1. Unmitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated 1698 of 11211
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5. Activity Data
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.15. Operational Off-Road Equipment
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5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
6.2. Initial Climate Risk Scores
6.3. Adjusted Climate Risk Scores
6.4. Climate Risk Reduction Measures
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7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
7.2. Healthy Places Index Scores
7.3. Overall Health & Equity Scores
7.4. Health & Equity Measures
7.5. Evaluation Scorecard
7.6. Health & Equity Custom Measures
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name 445 South B Street - Baseline
Operational Year 2023
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 4.60
Precipitation (days) 16.8
Location 445 S B St, San Mateo, CA 94401, USA
County San Mateo
City San Mateo
Air District Bay Area AQMD
Air Basin San Francisco Bay Area
TAZ 1239
EDFZ 1
Electric Utility Pacific Gas & Electric Company
Gas Utility Pacific Gas & Electric
App Version 2022.1.1.21
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
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Fast Food 3.40 1000sqft 0.08 3,400 0.00 — — —
Restaurant w/o Drive
Thru
Quality Restaurant 5.70 1000sqft 0.13 5,700 0.00 — — —
Parking Lot 17.5 1000sqft 0.40 0.00 0.00 — — —
1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 2.46 2.47 2.09 20.1 0.05 0.06 4.59 4.65 0.05 1.16 1.22 29.2 5,820 5,849 3.21 0.20 35.1 6,023 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 2.43 2.43 2.41 19.7 0.05 0.06 4.59 4.65 0.05 1.16 1.22 29.2 5,586 5,615 3.23 0.22 14.8 5,775 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.72 1.78 1.73 13.6 0.04 0.05 3.25 3.29 0.05 0.82 0.87 29.2 4,182 4,211 3.16 0.15 20.7 4,357 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.31 0.32 0.32 2.48 0.01 0.01 0.59 0.60 0.01 0.15 0.16 4.83 692 697 0.52 0.03 3.42 721
2.5. Operations Emissions by Sector, Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 2.42 2.23 1.76 19.8 0.05 0.03 4.59 4.62 0.03 1.16 1.19 — 5,177 5,177 0.20 0.18 20.9 5,256 Area — 0.22 — — — — — — — — — — — — — — — —
Energy 0.04 0.02 0.33 0.28 < 0.005 0.03 — 0.03 0.03 — 0.03 — 633 633 0.07 0.01 — 636 Water — — — — — — — — — — — 5.29 10.00 15.3 0.54 0.01 — 32.8 Waste — — — — — — — — — — — 23.9 0.00 23.9 2.39 0.00 — 83.7 Refrig. — — — — — — — — — — — — — — — — 14.2 14.2
Total 2.46 2.47 2.09 20.1 0.05 0.06 4.59 4.65 0.05 1.16 1.22 29.2 5,820 5,849 3.21 0.20 35.1 6,023 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 2.39 2.19 2.08 19.5 0.05 0.03 4.59 4.62 0.03 1.16 1.19 — 4,943 4,943 0.22 0.20 0.54 5,008 Area — 0.22 — — — — — — — — — — — — — — — —
Energy 0.04 0.02 0.33 0.28 < 0.005 0.03 — 0.03 0.03 — 0.03 — 633 633 0.07 0.01 — 636 Water — — — — — — — — — — — 5.29 10.00 15.3 0.54 0.01 — 32.8 Waste — — — — — — — — — — — 23.9 0.00 23.9 2.39 0.00 — 83.7 Refrig. — — — — — — — — — — — — — — — — 14.2 14.2
Total 2.43 2.43 2.41 19.7 0.05 0.06 4.59 4.65 0.05 1.16 1.22 29.2 5,586 5,615 3.23 0.22 14.8 5,775 Average
Daily
— — — — — — — — — — — — — — — — — —
Mobile 1.68 1.53 1.40 13.3 0.03 0.02 3.25 3.27 0.02 0.82 0.84 — 3,539 3,539 0.15 0.14 6.45 3,590 Area — 0.22 — — — — — — — — — — — — — — — —
Energy 0.04 0.02 0.33 0.28 < 0.005 0.03 — 0.03 0.03 — 0.03 — 633 633 0.07 0.01 — 636 Water — — — — — — — — — — — 5.29 10.00 15.3 0.54 0.01 — 32.8 Waste — — — — — — — — — — — 23.9 0.00 23.9 2.39 0.00 — 83.7 1704 of 11211
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Refrig. — — — — — — — — — — — — — — — — 14.2 14.2
Total 1.72 1.78 1.73 13.6 0.04 0.05 3.25 3.29 0.05 0.82 0.87 29.2 4,182 4,211 3.16 0.15 20.7 4,357 Annual — — — — — — — — — — — — — — — — — —
Mobile 0.31 0.28 0.26 2.43 0.01 < 0.005 0.59 0.60 < 0.005 0.15 0.15 — 586 586 0.03 0.02 1.07 594 Area — 0.04 — — — — — — — — — — — — — — — —
Energy 0.01 < 0.005 0.06 0.05 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 105 105 0.01 < 0.005 — 105 Water — — — — — — — — — — — 0.88 1.66 2.53 0.09 < 0.005 — 5.43 Waste — — — — — — — — — — — 3.96 0.00 3.96 0.40 0.00 — 13.8 Refrig. — — — — — — — — — — — — — — — — 2.36 2.36
Total 0.31 0.32 0.32 2.48 0.01 0.01 0.59 0.60 0.01 0.15 0.16 4.83 692 697 0.52 0.03 3.42 721
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
0.99 0.91 0.72 8.10 0.02 0.01 1.88 1.89 0.01 0.48 0.49 — 2,114 2,114 0.08 0.07 8.54 2,147 Quality
Restaurant
1.43 1.32 1.04 11.7 0.03 0.02 2.72 2.74 0.02 0.69 0.71 — 3,063 3,063 0.12 0.11 12.4 3,109 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 1705 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 10 / 32
Total 2.42 2.23 1.76 19.8 0.05 0.03 4.59 4.62 0.03 1.16 1.19 — 5,177 5,177 0.20 0.18 20.9 5,256 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
0.98 0.89 0.85 7.95 0.02 0.01 1.88 1.89 0.01 0.48 0.49 — 2,019 2,019 0.09 0.08 0.22 2,045 Quality
Restaurant
1.42 1.29 1.23 11.5 0.03 0.02 2.72 2.74 0.02 0.69 0.71 — 2,924 2,924 0.13 0.12 0.32 2,962 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 2.39 2.19 2.08 19.5 0.05 0.03 4.59 4.62 0.03 1.16 1.19 — 4,943 4,943 0.22 0.20 0.54 5,008 Annual — — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
0.13 0.11 0.10 0.99 < 0.005 < 0.005 0.24 0.24 < 0.005 0.06 0.06 — 239 239 0.01 0.01 0.44 243 Quality
Restaurant
0.18 0.17 0.15 1.44 < 0.005 < 0.005 0.35 0.35 < 0.005 0.09 0.09 — 347 347 0.01 0.01 0.63 352 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.31 0.28 0.26 2.43 0.01 < 0.005 0.59 0.60 < 0.005 0.15 0.15 — 586 586 0.03 0.02 1.07 594
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 1706 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 11 / 32
Daily,——————————————————
Summer
(Max)
Fast
Food
Restaurant
w/o Drive
Thru
———————————— 86.2 86.2 0.01 < 0.005— 87.1
Quality
Restaurant—
——————————— 145 145 0.02 < 0.005— 146
Parking
Lot
———————————— 8.57 8.57 < 0.005 < 0.005— 8.65
Total———————————— 239 239 0.04 < 0.005— 242
Daily,
Winter
(Max)
——————————————————
Fast
Food
Restaurant
w/o Drive
Thru
———————————— 86.2 86.2 0.01 < 0.005— 87.1
Quality
Restaurant—
——————————— 145 145 0.02 < 0.005— 146
Parking
Lot
———————————— 8.57 8.57 < 0.005 < 0.005— 8.65
Total———————————— 239 239 0.04 < 0.005— 242
Annual——————————————————
Fast
Food
Restaurant
w/o Drive
Thru
———————————— 14.3 14.3 < 0.005 < 0.005— 14.4
Quality
Restaurant—
——————————— 23.9 23.9 < 0.005 < 0.005— 24.2
Parking
Lot
———————————— 1.42 1.42 < 0.005 < 0.005— 1.43
1707 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 12 / 32
Total — — — — — — — — — — — — 39.6 39.6 0.01 < 0.005 — 40.0
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
0.01 0.01 0.12 0.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 147 147 0.01 < 0.005 — 147 Quality
Restaurant
0.02 0.01 0.21 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 246 246 0.02 < 0.005 — 247 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.04 0.02 0.33 0.28 < 0.005 0.03 — 0.03 0.03 — 0.03 — 393 393 0.03 < 0.005 — 395 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
0.01 0.01 0.12 0.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 147 147 0.01 < 0.005 — 147 Quality
Restaurant
0.02 0.01 0.21 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 246 246 0.02 < 0.005 — 247 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.04 0.02 0.33 0.28 < 0.005 0.03 — 0.03 0.03 — 0.03 — 393 393 0.03 < 0.005 — 395 Annual — — — — — — — — — — — — — — — — — —
1708 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 13 / 32
Fast < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 24.3 24.3 < 0.005 < 0.005 — 24.4 Food
Restaurant
w/o Drive
Thru
Quality
Restaurant
< 0.005 < 0.005 0.04 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 40.8 40.8 < 0.005 < 0.005 — 40.9 Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.01 < 0.005 0.06 0.05 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 65.1 65.1 0.01 < 0.005 — 65.3
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 0.20 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.03 — — — — — — — — — — — — — — — —
Total — 0.22 — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 0.20 — — — — — — — — — — — — — — — —
1709 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 14 / 32
Architect — 0.03 — — — — — — — — — — — — — — — —
ural
Coatings
Total — 0.22 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Consum
er
Products
— 0.04 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— < 0.005 — — — — — — — — — — — — — — — —
Total — 0.04 — — — — — — — — — — — — — — — —
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — 1.98 3.73 5.71 0.20 < 0.005 — 12.3 Quality
Restaurant
— — — — — — — — — — — 3.32 6.26 9.58 0.34 0.01 — 20.5
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 5.29 10.00 15.3 0.54 0.01 — 32.8 1710 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 15 / 32
Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — 1.98 3.73 5.71 0.20 < 0.005 — 12.3 Quality
Restaurant
— — — — — — — — — — — 3.32 6.26 9.58 0.34 0.01 — 20.5
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 5.29 10.00 15.3 0.54 0.01 — 32.8 Annual — — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — 0.33 0.62 0.95 0.03 < 0.005 — 2.03 Quality
Restaurant
— — — — — — — — — — — 0.55 1.04 1.59 0.06 < 0.005 — 3.40 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 0.88 1.66 2.53 0.09 < 0.005 — 5.43
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
1711 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 16 / 32
Fast
Food
Restaurant
w/o Drive
Thru
——————————— 21.1 0.00 21.1 2.11 0.00— 73.8
Quality
Restaurant—
—————————— 2.80 0.00 2.80 0.28 0.00— 9.81
Parking
Lot
——————————— 0.00 0.00 0.00 0.00 0.00— 0.00
Total——————————— 23.9 0.00 23.9 2.39 0.00— 83.7
Daily,
Winter
(Max)
——————————————————
Fast
Food
Restaurant
w/o Drive
Thru
——————————— 21.1 0.00 21.1 2.11 0.00— 73.8
Quality
Restaurant—
—————————— 2.80 0.00 2.80 0.28 0.00— 9.81
Parking
Lot
——————————— 0.00 0.00 0.00 0.00 0.00— 0.00
Total——————————— 23.9 0.00 23.9 2.39 0.00— 83.7
Annual——————————————————
Fast
Food
Restaurant
w/o Drive
Thru
——————————— 3.49 0.00 3.49 0.35 0.00— 12.2
Quality
Restaurant—
—————————— 0.46 0.00 0.46 0.05 0.00— 1.62
Parking
Lot
——————————— 0.00 0.00 0.00 0.00 0.00— 0.00
Total——————————— 3.96 0.00 3.96 0.40 0.00— 13.8
1712 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 17 / 32
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — — — — — — 5.32 5.32
Quality
Restaurant
— — — — — — — — — — — — — — — — 8.91 8.91
Total — — — — — — — — — — — — — — — — 14.2 14.2
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — — — — — — 5.32 5.32
Quality
Restaurant
— — — — — — — — — — — — — — — — 8.91 8.91
Total — — — — — — — — — — — — — — — — 14.2 14.2
Annual — — — — — — — — — — — — — — — — — —
Fast
Food
Restaurant
w/o Drive
Thru
— — — — — — — — — — — — — — — — 0.88 0.88
1713 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 18 / 32
Quality
Restaurant
— — — — — — — — — — — — — — — — 1.48 1.48
Total — — — — — — — — — — — — — — — — 2.36 2.36
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
1714 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 19 / 32
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 1715 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 20 / 32
Vegetatio TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 1716 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 21 / 32
Daily,
Summer
(Max)
——————————————————
Avoided——————————————————
Subtotal——————————————————
Sequest
ered
——————————————————
Subtotal——————————————————
Remove d——————————————————
Subtotal——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided——————————————————
Subtotal——————————————————
Sequest
ered
——————————————————
Subtotal——————————————————
Remove d——————————————————
Subtotal——————————————————
———————————————————
Annual——————————————————
Avoided——————————————————
Subtotal——————————————————
Sequest
ered
——————————————————
Subtotal——————————————————
1717 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 22 / 32
Remove — — — — — — — — — — — — — — — — — —
d
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
5. Activity Data
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Fast Food
Restaurant w/o Drive
Thru
285 0.00 0.00 74,221 2,667 0.00 0.00 695,405
Quality Restaurant 412 0.00 0.00 107,502 3,863 0.00 0.00 1,007,235 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
0 0.00 13,650 4,550 1,050
5.10.3. Landscape Equipment
1718 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 23 / 32
Equipment Type Fuel Type Number Per Day Hours per Day Hours per Year Horsepower Load Factor
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Fast Food Restaurant w/o Drive
Thru
154,288 204 0.0330 0.0040 458,731
Quality Restaurant 258,659 204 0.0330 0.0040 769,049
Parking Lot 15,330 204 0.0330 0.0040 0.00
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Fast Food Restaurant w/o Drive Thru 1,032,015 0.00
Quality Restaurant 1,730,142 0.00
Parking Lot 0.00 0.00
5.13. Operational Waste Generation
5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Fast Food Restaurant w/o Drive Thru 39.2 —
Quality Restaurant 5.20 —
Parking Lot 0.00 —
1719 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 24 / 32
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Fast Food Restaurant
w/o Drive Thru
Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Fast Food Restaurant
w/o Drive Thru
Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
Fast Food Restaurant
w/o Drive Thru
Household refrigerators
and/or freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Quality Restaurant Household refrigerators
and/or freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Quality Restaurant Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Quality Restaurant Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor
5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr) 1720 of 11211
445 South B Street - Baseline Detailed Report, 12/20/2023 25 / 32
5.17. User Defined
Equipment Type Fuel Type
— —
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.
Climate Hazard Result for Project Location Unit
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Temperature and Extreme Heat 7.57 annual days of extreme heat Extreme Precipitation 6.10 annual days with precipitation above 20 mm Sea Level Rise — meters of inundation depth
Wildfire 0.00 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events.
Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation 2 0 0 N/A
Sea Level Rise 1 0 0 N/A
Wildfire 1 0 0 N/A
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 0 0 0 N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures. 1722 of 11211
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6.3. Adjusted Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation 2 1 1 3
Sea Level Rise 1 1 1 2
Wildfire 1 1 1 2
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 1 1 1 2
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.
Indicator Result for Project Census Tract
Exposure Indicators —
AQ-Ozone 10.6
AQ-PM 24.5
AQ-DPM 79.7
Drinking Water 23.4
Lead Risk Housing 64.0
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Pesticides 0.00
Toxic Releases 35.4
Traffic 75.6
Effect Indicators —
CleanUp Sites 58.2
Groundwater 95.7
Haz Waste Facilities/Generators 94.9
Impaired Water Bodies 83.0
Solid Waste 63.7
Sensitive Population —
Asthma 51.6
Cardio-vascular 27.2
Low Birth Weights 23.7
Socioeconomic Factor Indicators —
Education 47.8
Housing 39.7
Linguistic 65.2
Poverty 28.4
Unemployment 18.3
7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
Indicator Result for Project Census Tract
Economic —
Above Poverty 66.93186193
Employed 79.81521879
Median HI 57.94944181
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Education—
Bachelor's or higher 66.39291672
High school enrollment 1.591171564
Preschool enrollment 80.84178109
Transportation—
Auto Access 20.53124599
Active commuting 91.64634929
Social—
2-parent households 79.72539458
Voting 76.77402797
Neighborhood—
Alcohol availability 12.19042731
Park access 81.35506224
Retail density 97.69023483
Supermarket access 85.87193635
Tree canopy 65.69998717
Housing—
Homeownership 28.53843193
Housing habitability 32.54202489
Low-inc homeowner severe housing cost burden 37.41819582 Low-inc renter severe housing cost burden 82.29180033
Uncrowded housing 40.60053895
Health Outcomes—
Insured adults 29.96278712
Arthritis 17.5
Asthma ER Admissions 42.4
High Blood Pressure 37.6
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Cancer (excluding skin) 12.2
Asthma 72.9
Coronary Heart Disease 21.3
Chronic Obstructive Pulmonary Disease 47.8
Diagnosed Diabetes 58.5
Life Expectancy at Birth 68.2
Cognitively Disabled 29.3
Physically Disabled 54.0
Heart Attack ER Admissions 91.9
Mental Health Not Good 73.6
Chronic Kidney Disease 27.1
Obesity 70.8
Pedestrian Injuries 98.2
Physical Health Not Good 60.5
Stroke 29.9
Health Risk Behaviors—
Binge Drinking 61.9
Current Smoker 74.7
No Leisure Time for Physical Activity 54.9
Climate Change Exposures—
Wildfire Risk 0.0
SLR Inundation Area 32.3
Children 55.0
Elderly 13.4
English Speaking 26.0
Foreign-born 78.6
Outdoor Workers 23.3
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Climate Change Adaptive Capacity —
Impervious Surface Cover 13.7
Traffic Density 75.4
Traffic Access 72.4
Other Indices —
Hardship 46.0
Other Decision Support —
2016 Voting 77.0
7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 48.0 Healthy Places Index Score for Project Location (b) 62.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535) No Project Located in a Low-Income Community (Assembly Bill 1550) Yes Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
7.4. Health & Equity Measures
No Health & Equity Measures selected.
7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.
7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.
8. User Changes to Default Data
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Screen Justification
Operations: Vehicle Data Vehicle data updated per trip generation report for the Proposed Project. 1728 of 11211
Prepared for DTSM Housing, LLC
FINAL GEOTECHNICAL INVESTIGATION
PROPOSED MIXED-USE DEVELOPMENT
401-445 S. B STREET
SAN MATEO, CALIFORNIA
UNAUTHORIZED USE OR COPYING OF THIS DOCUMENT IS STRICTLY
PROHIBITED BY ANYONE OTHER THAN THE CLIENT FOR THE SPECIFIC
PROJECT
April 19, 2023
Project No. 20-1869
1729 of 11211
April 19, 2023
Project No. 20-1869
DTSM Housing, LLC
c/o Mr. Scotty Nowak | Project Manager
Harvest Properties, Inc.
180 Grand Avenue, Suite 1400
Oakland, California 94612
Subject: Final Geotechnical Investigation Report
Proposed Mixed-Use Development
401-445 S. B Street
San Mateo, California
Dear Mr. Nowak:
We are pleased to present the results of our final geotechnical investigation for the proposed mixed-use development to be constructed at 401 through 445 S. B Street and the 4th and Railroad Lot (existing public parking lot) in San Mateo, California. Our services were provided in accordance with our proposal dated October 26, 2021.
The project site consists of six contiguous parcels encompassing a total of about 1.2 acres on the block bordered by S. B Street to the southwest, E. 4th Avenue to the northwest, S.
Railroad Avenue to the northeast, and E. 5th Avenue to the southeast. The combined parcels are rectangular shaped and have maximum plan dimensions of about 220 by 230 feet and are currently occupied by one- to two-story commercial buildings, asphalt parking areas, and landscaped areas. We previously performed a preliminary geotechnical paper study for the site, the results of which were presented in our report dated July 29, 2021.
Current development plans1include demolishing the existing buildings and parking lot at the site and constructing a seven-story above grade affordable housing building at the northern corner of the site and a five-story office building in the remainder of the site.
The affordable housing building will be rectangular-shaped with maximum plan dimensions of approximately 110 feet by 120 feet and will consist of five levels of woodframed construction over a two-level concrete podium. The office building will be Lshaped with maximum plan dimensions of approximately 110 feet by 220 feet and will consist of mass timber construction. Both buildings will be constructed over a single 1 Planning Application Submission for Bespoke, 401-445 S B Street, San Mateo, CA 94401 and Planning Application Submission for 4th & Railroad, 307 E 4th Avenue, San Mateo, CA 94401 by RMW Architecture Interiors, dated January 31, 2022
February 1, 2023 1730 of 11211
DTSM Housing, LLC
c/o Scotty Nowak | Project Manager
Harvest Properties, Inc.
April 19, 2023