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HomeMy WebLinkAboutReso 2001-398 DOE 2001-0921194 DEE 14, 2001 11:59 .~)079't2 Recording requested OFFICIAL RECORDS by: ~ DIEGO COUNTY RECORDER'8 OFFICE City of Chula Vista C~RY J. SMITH, COUNff RECORDER FEES: 0.00 Al{er record{ng re{urn City of Chula Vista 2?6 Fourth Avenue Chula Vista, CA 91910 ~l~uce jor l{ecorder's use only RESOLUTION NO. 2001-398 Document Title 307943 RESOLUTION NO. 2001-398 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA GRANTING A CONDITIONAL USE PERMIT FOR REDUCED PARKING STANDARDS ON AFFORDABLE AND SENIOR HOUSING IN NEIGHBORHOODS R-47 AND C-1 IN THE VILLAGE ONE CORE, AND ADOPT THE ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT 95-01 WHEREAS, the property which is the subject matter of this resolution is identified as Exhibit "A," attached hereto and described on Chula Vista Tract 96-04A, and is commonly known as the Village One core area ("Property"); and WHEREAS, a duly verified application (PCC 01-14) for a Conditional Use Permit ("Project") to permit a reduced off-street parking standard for affordable and senior housing in Neighborhoods R-47 and C-1 in the Otay Ranch Village One core mixed-use development was filed with the City of Chula Vista Planning and Building Department on June 12, 2001, by Otay Project, LLC, The Otay Ranch Company ("Applicant"); and WHEREAS, the Otay Ranch Sectional Planning Area (SPA) One Plan, Planned Community District Regulation permits reduced off-street parking standards for affordable and senior housing subject to the grant of a Conditional Use Permit pursuant to SPA One Plan, Section II.3-J; and WHEREAS, the development of the Property has been the subject matter of a Sectional Planning Area One Plan ("SPA One Plan") previously approved by the City Council on June 4, 1996 by Resolution No. 18286, wherein the City Council, in the environmental evaluation of said SPA One Plan, relied in part on the original Otay Ranch SPA One Plan Final Environmental Impact Report No. 95-01, SCH//94101046 ("EIR 95-01"); and WHEREAS, the City's Environmental Review Coordinator has reviewed the Project and has determined that only minor technical changes or additions are necessary and none of the conditions requiring preparation of a subsequent or supplemental EIR, as identified in Sections 15162 and 15163 exist; therefore, an Addendum to SPA One Plan FEIR 95-01was prepared in accordance with State CEQA Guidelines Section 15164 and adopted pursuant hereto, and identified as Exhibit "B," to this Resolution; and WHEREAS, the Planning Commission set the time and place for a heating on said Project and notice of said heating, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the Project site at least ten days prior to the hearing; and WHEREAS, a duly noticed heating was held at the time and place as advertised, namely 6:00 p.m. October 30, 2001, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed. WHEREAS, a duly noticed public heating was scheduled before the City Council of the City of Chula Vista on said Project; and Resolution 2001-398 Page 2 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: I. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing held on October 30, 2001, and the minutes and resolutions resulting therefrom, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision makers, shall comprise the entire record of the proceedings for any California Environmental Quality Act (CEQA) claims. II. COMPLIANCE WITH CEQA The City Council hereby finds that the Project, as described and analyzed in the Second- Tier Final EIR 95-01, would have no new effects that were not examined in said Final EIR [Guideline 15168 (c)(2)], and therefore, has prepared an Addendum to that document identified as Exhibit "B" to this Resolution. III. ACTION The City Council hereby adopts the Addendum to FEIR 95-01 and grants the Conditional Use Permit to allow for a reduced parking standard for affordable and seniors housing in Neighborhoods R-47 and C-1 in the Otay Ranch Village One core based upon findings contained herein and is consistent with the City of Chula Vista General Plan, the Otay Ranch General Development Plan, and all other applicable Plans, and that the public necessity, convenience, general welfare and good planning and zoning practice support their approval and implementation. IV. CONDITIONAL USE PERMIT FINDiNGS The City Council of the City of Chula Vista does hereby make the findings required by the City's rules and regulations for the issuance of conditional use permits, as hereinbelow set forth, and sets forth, thereunder, the evidentiary basis that permits the stated finding to be made. The City Council findings of fact are as follows: 1. That the proposed use at this location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed reduced parking standard for affordable and senior housing in Neighborhoods R-47 and C-1 provides a necessary and desirable service that will contribute to the general well being of the neighborhood or community in that reduced parking standards serve as an incentive to promote development of affordable and seniors housing projects. 2. That such use will not under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. Resolution 2001-398 Page 3 A total of 501 parking spaces have been provided for the project. The parking requirement for the Project is 613 spaces pursuant to the SPA One PC District Regulations. The reduced parking rate this location has been analyzed and compared with other affordable and senior development with reduced parking standards proximity to mass transit opportunities and subject to a parking study. The off-street parking facilities in the mixed use development will be subject to meeting all health, safety and general welfare standards and regulations set forth by the City of Chula Vista in that the off-street parking areas must comply with the Uniform Building Code, Uniform Fire Code and all other applicable codes prior to occupancy. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The Project requires compliance with all conditions, codes and regulations, as applicable, prior to any occupancy of the Project's off-street parking facilities. 4. That the granting of this Conditional Use Permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. This use is in compliance with the Chula Vista General Plan land use designation, the Otay Ranch General Development Plan, and the Otay Ranch SPA One Plan regulations. The granting of the Conditional Use Permit will be in compliance with the provisions of the Otay Ranch SPA One Plan if the conditions identified in Section V of this Resolution are implemented. V. CONDITIONS OF APPROVAL The City Council hereby approves the Project subject to the conditions set forth below: 1. Prior to the issuance of final occupancy for the Multi-Family component of the Project, the Applicant shall enter into an agreement to the satisfaction of the City Engineer with PMB Chula Vista, LLC, or their successor or assigns, to allow for Project to use available parking spaces in the adjacent parking lot of the Sharp Rees-Stealy Medical Clinic located at 1400 East Palomar Street, Chula Vista, California. 2. The Project is subject to all conditions of approval identified in DRC-01-23 approved by the City' Design Review Committee on January 22, 2001. 3. This Conditional Use Permit shall become void and ineffective if not utilized within one year from the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. Failure to comply with any conditions of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. VI. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and 007946 Resolution 2001-398 - Page 4 maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny, revoke or further condition issuance of all future building permits issued under the authority of approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. VII. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this Resolution is dependent upon the enforceabi!~ity of each and every term, provision and condition herein stated; and that in the event that any one or more terms, provisions, or conditions are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to be automatically revoked and of no further force and effect ab initio. VIII. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL The property owner and the applicant shall execute this document by signing the lines provided below, said execution indicating that the property owner and applicant have each read, understood, and agreed to the conditions contained herein. Upon execution, this document shall be recorded with the County Clerk of the County of San Diego, at the sole expense of the property owner and/or applicant, and a signed, stamped copy of this recorded document within ten days of recordation to the City Clerk shall indicate the property owners/applicant's desire that the project, and the corresponding application for building permits and/or a business license, be held in abeyance without approval. Said document will also be on file in the City Clerk's Office. Signatur6 of Property Owner t Date Signature of Representative of Date Property Owner IX. ADDITIONAL TERM OF GRANT This permit shall expire ten (10) years after the date of its approval by the City Council. After the first five (5) years, the Zoning Administrator shall review this Conditional Use Permit for compliance with the conditions of approval, and shall determine, in consultation with the applicant whether the Conditional Use Permit shall be extended for an additional five (5) years. At any time prior to the ten (10) year expiration date, the applicant may apply for an extension. 00'? 47 Resolution 2001-398 Page 5 Presented by Approved as to form by Robert A. Leiter Joh~nS~. Kaheny ~' ~) Planning and Building Director £4~ty Attorney PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista, California, this 20th day of November, 2001, by the following vote: AYES: Councilmembers: Davis, Padilla, Rindone, Salas and Horton NAYS: Councilmembers: None ABSENT: Councilmembers: None Shirley Horto/~/Mayor ATTEST: Susan Bigelow, City Clerk ~' STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) CITY OF CHULA VISTA ) I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing Resolution No. 2001-398 was duly passed, approved, and adopted by the City Council at a regular meeting of the Chula Vista City Council held on the 20th day of November, 2001. Executed this 20th day of November, 2001. Susan Bigelow, City Clerk CHULA VISTA PLANNING AIXD BUILDING DEPARTMENT LOCATOR PROJECT OTAY PROJECT, LP. PROJECT D~:SDRIPTION:  APPL,O^.,: SPA AMENDMENT PROJECT S. OF E. PALOMAP, SI-. between Request Otay Ranch SPA One Village One Core; Allocate 97 MF ADDRESS: Santa Rita St. & Santa Andrea St. affordable units, amend the PC Distdct Regulations to allow for protit ~--,,, child care facilities, proposa~ to reduce parking requirement from 640 SCALE: to 501 to sene mixed use, senior & affordable multFfamily & CPF uses. I FILE I~1~~'~ NORTH No Scale DRC-01-23 Related Case: PCM-97-11, PCM-01-14 h:\home\planning\carlos\locators\drc0123.cdr 10 1801 -- ~ ~ I'? 007949 ADDENDUM TO THE FINAL EIR FOR THE OTAY RANCH SECTIONAL PLANNING AREA ONE AND ANNEXATION EIR-95-01 SCH #94101046 PROJECT NAME: Conditional Use Permit for Reduced Parking to Serve Senior and Affordable Housing PROJECT LOCATION: City of Chula Vista PROJECT APPLICANT: The Otay Ranch Company DATE: October 23, 2001 1.0 INTRODUCTION The Final Second-Tier EIR, Otay Ranch Sectional Planning Area One and Annexation, EIR 95~01, certified in 1996 ("EIR 95-01"), contains a comprehensive disclosure and analysis of potential environmental effects associated with the implementation of the Sectional Planning Area (SPA) One project, including Villages One and Five of Otay Ranch. In addition to EIR 95-01, The Final Second Tier ElR for Otay Ranch SPA One and GDP/SRP Amendments, EIR 97-03, certified in 1998 (EIR 97-03) analyzed the addition of land area in the western portion of SPA One, as well as amendments and refinements to the SPA One plan. Therefore, while this Addendum is identified as an addendum to E[R 95-01, it is also closely associated with EIR 97-03, in that E1R 97-03 analyzed many of the same issues related to an updated SPA One plan. While EIR 97 03 provided a comprehensive analysis of project impacts, it relied upon and referenced EIR 95-01. For that reason, the City of Chula Vista has determined that it is more procedurally appropriate to base the Addendum on EIR 95-01 as the primary document. However, the analysis contained in this Addendum also considers the analysis and documentation provided in EIR 97-03. The project Applicant for portions of Village One, the Otay Ranch Company, has submitted an application for a Conditional Use Permit to allow reduced parking standards to serve the proposed senior and affordable housing components of the village core. The purpose of this Addendum is to discuss the minor changes in parking requirements for the Village One Mixed-Use area. 2,0 CEQA REQUIREMENTS Sections 15162 through 15164 of the CEQA guidelines discuss a lead agency's responsibilities in handling new information that was not included in a project's final environmental impact report (EIR). Section 15162 of the CEQA Guidelines provides: (a) When an EIR has been certified.., for a project, no subsequent EIR shall be prepared for that project unless the City determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the EIR...due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the cimumstances under which the project is undertaken which will require major revisions of the EIR... due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with the exemise of reasonable diligence at the time the EIR was certified as complete .... shows any of the following: (A)The project will have one or more significant effects not discussed in the [Final] Ell*,; (B)Significant effects previously examined will be substantially more severe than shown in the [Final] EYR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the [Final] EIR would -- substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. In the event that one of these conditions would require preparation of a subsequent EIR, but "only minor additions or changes would be necessary to make the [Final] EIR adequately apply to the project in the changed situation," the City could choose instead to issue a supplement to the Final EIR. (CEQA Guidelines, § 15163, subd. (a).) In the alternative, where the changes or new information will result in no new impacts, or no more severe impacts, than any that were disclosed in the Final EIR for the Project, it is appropriate for the City to prepare an addendum pursuant to CEQA Guideline, § 15164. That section states that an addendum should include a "brief explanation of the decision not to prepare a subsequent EIR pursuant to § 15162," and that the explanation needs to be supported by substantial evidence. (CEQA Guidelines, § 15164, subd. (e).) The addendum need not be circulated for public review, but may simply be attached to the Final EIR. (Ibid.; CEQA Guideline, § 15164, subd. (c).) Likewise, under CEQA Guideline Section 15088.5, where the Final EIR has not yet been certified, recirculation for public review is not required unless "significant new information" is added to the document (CEQA Guideline, § 15088.5, subds. [al, [b]). City of Chula Vista 2 Addendum to Final EIR SPA One Village One Amendment 10/25/01 "Significant new nformatmn reqmnng rec~rculatmn includes, for example, a disclosure showing that: (1) A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented. (2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. (3) A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the significant environmental impacts of the project, but the project's proponents decline to adopt it. (4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded. Recirculation is not required when new information added to the EIR merely clarifies or amplifies or tnakes insignificant modifications to an adequate EIR. (CEQA Guideline, 15088.5, subd. (b).) Thus, in the following inquiry the City considers under the standards articulated above whether each of these three changed circumstances reveal or create previously-undisclosed significant environmental impacts or a substantial increase in the severity of previously disclosed impacts. (CEQA Guidelines, §§15162, 15163, 15164, subd. (a); 15088.5, subds. [a], [b]). As the discussion demonstrates, it is appropriate for the City to prepare this Addendum to the Final Second-Tier EIR, Otay Ranch Sectional Planning Area One andAnnexation, E1R 95-01, pursuant to CEQA Guideline, § 15164. 3.0 PROJECT SETTING The proposed project is located in the northern portion of the Otay Valley Parcel within the boundaries of Otay Ranch SPA One, Village One. The project is located east of 1-805 in the City of Chula Vista. More specifically, the area proposed for reduced parking standards is within the village core of Village One, located in the central portion of the village, at the southeast corner of East Palomar Street and Santa Rita Street. Existing roadways in the vicinity of the proposed project include Telegraph Canyon Road/Otay Lakes Road, East Palomar Street, and Paseo Ranchero. Telegraph Canyon Road forms the northern boundary of the Village One area. La Media Road forms the eastern boundary of Village One. The future extension of Olympic Parkway forms the southern boundary of Village One and Paseo Ranchero forms the western boundary. East Palomar Street bisects the Village One area, connecting Paseo Rachero with La Media Road. East-west access to the project is provided along Telegraph Canyon Road/Otay Lakes Road. Interstate 805 is a north-south freeway located to the west of the prqiect area, which originates in south county and terminates at its connection with the I-5 freeway in City of Chula Vista SPA One Village One Amendment 3 Addendum to Final EIR 10/25/01 Carmel Valley. Local interchanges in the project vicinity are at Olympic Parkway, Telegraph Canyon Road, and East H Street. The Village One project area has been mass graded in accordance with the City of Chula Vista Grading Ordinance and development is ongoing. In addition, the required infrastructure is in place. Due to the Village One area having been mass graded, the majority of the project mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP) have been successfully implemented. 4.0 PROJECT DESCRIPTION The proposed project involves the issuance of a Conditional Use Permit that would allow for a reduced number of parking spaces in conjunction with the development of a mixed-use project the Village One Core area. The mixed-use project is comprised of 271 multi-family units, 29,714 square feet of commercial/office use, and a 9,875 square-foot day care facility. The proposed parking reduction is as follows: Land Use City Proposed Reduced Project Use Quantity Standard Requirement Difference Requirement Commercial/Retail 20,780 s.f. 96 83 -13 Office 8,934 s.f. 27 36 19 - Day Care 9,875 s.f. 42 42 0 Affordable Senior Residential 91 DU 137 69 -68 Affordable Multi- Family Residential 180 DU 338 270 -67 TOTALS 640 501 -139 s.f. = gross square feet DU = dwelling units The CUP proposes to reduce the SPA One standards for parking for the commercial/retail/office portion of the project by 4 spaces, and by 135 spaces for the Affordable Senior and Multi-family project. Reduction in parking requirements is considered by the City of Chula Vista on a case-by-case basis, but is often allowed in association with affordable housing. A parking study (Technical Memorandum: review of Site Plan and Parking Requirements for the Otay Ranch Village i Mixed- Use Affordable/Senior Housing Development, URS/BRW, March 5, 2001 - "Parking Study") was prepared in support of the CUP application. The findings of that study are referenced in the following discussion. City qf £7~ula Vista 4 Addendum to Final EIR SPA One Village One Amendment 10/25/01 5.0 IDENTIFICATION OF ENVIRONMENTAL EFFECTS The following environmental analysis provided in Section 6.0 determines that the Conditional Use Permit for reduced parking in the Village One village core would not result in any additional significant environmental effects beyond those previously covered under EIR 95-01. 6.0 ANALYSIS Land Use, Planning and Zoning Insufficient parking in the village core resulting from the proposed CUP would be considered a potentially significant land use impact. Insufficient parking could result in inconveniences to residents and potential loss of business to commercial uses. The Parking Study examined the specific type and density of residential uses involved in the village core, as well as access to public transit available at the site. Based on standards of the Institute of Traffic Engineers (Parking Generation Manual), and the Cities of San Diego, Coronado, and E1 Cajon, all of which contain lower parking ratios for senior and affordable housing projects, the study found that the 501 parking spaces proposed under the CUP would be adequate to meet parking needs. Therefore, since the Parking Study determined that adequate parking is available to meet the needs of future land uses in the village core, issuance of the CUP would not result in any new or increased levels of significant impacts identified to land uses. Since there would be no significant land use impacts as a result of the CUP, its approval would not represent an inconsistency with the land use goals and policies of the SPA Plan and GDP. Landform Alteration/Aesthetics View impacts of the Village One project site would not be substantially changed with the provision of reduced parking for the village core. The proposed CUP would not result in any perceptible difference in visual characteristics for Village One. Therefore, no new or increased levels of impact to landform or aesthetics beyond those identified in EIR 95-01 would result from issuance of the CUP. Biological Resources The proposed project site has been mass graded in accordance with the City's grading ordinance and no vegetation remains onsite. Implementation of the reduced parking requirements under the CUP would not have the ability to affect any biological resources in the project vicinity. The proposed CLIp will not require additional conveyance of land by the project applicant into the Otay Ranch Resource Management Preserve (RMP). Therefore, no new or increased levels of impact to biological resources beyond those identified in EIR 95-01 would result from issuance of the CUP. Cultural Resources City of Chula Vista 5 Addendum to Final EIR SPA One Village One Amendment 10/25/01 0079 4'": The proposed CUP will not increase the development a~ea from that what was analyzed in the Final EIR. All of the archaeological and historical investigations for the Final EIR were completed in accordance with the guidelines of the City of Chuia ¥ista and the County of San Diego (Guidelines for the Implementation of the California Environmental Quality Act 1991). All impacts to cultural resources have been mitigated to a less than significant level, and the issuance of the proposed CUP would not change that conclusion. Therefore, no new or increased levels of impact to cultural resources beyond those identified in EIR 95-01 would result from issuance of the CLIP. Geology and Soils The Final EIR determined that no significant impacts associated with ground surface rapture (faulting) or liquefaction would occur on the project site. The Final EIR proposes specific mitigation measures for ground shaking, soils, and slope stability that reduce potential impacts to a less than significant level. The applicant has complied with the mitigation measures requiring the submittal of site specific geotechnical analysis prepared by a licensed geotechnical consultant. As the area of potential effect for the proposed CLIP will not change and with compliance with the Final EIR mitigation measures, impacts to geology and soils are mitigated to a less than significant level. Therefore, no new or increased levels of impact to geology and soils beyond those identified in EIR 95-01 would result from issuance of the CUP. Paleontological Resources The Final EIR determined that the project ama contains areas of "High Sensitivity" and "Moderate Sensitivity" for paleontological resources. The Final Ell?, indicated that development of the SPA One project would result in ma~sive grading over the entire project site and that significant impacts would occur to paleontological resources in the areas comprised of "High" and "Moderate" sensitivity. This grading activity has been completed and the project applicant has complied with the MMRP mitigation requirements. Since issuance of the CUP will not change the development area of Village One, no new or increased levels of impact to paleontological resources beyond those identified in E1R 95-01 would result from issuance of the CUP. Agricultural Resources No new impacts to agricultural resources would result from the proposed CUP, since the reduction in parking would be entirely within development envelope addressed in the Final EIR. The proposed CUP would not impact any additional areas that are currently or have historically been used for agriculture. Therefore, no new or increased levels of impact to agricultural resources beyond those identified in EIR 95~01 would result from issuance of the CUP. Population and Housing The proposed CUP would not change the overall residential unit counts or density from what was analyzed in Final EiR 95-01. Therefore, no new or increased levels of impact to population and housing beyond those identified in EIR 95-01 would result from issuance of the CUP. City of Chula Vista 6 Addendum to Final EIR SPA One Village One Amendment 10/25/01 Water Resources and Water Quality The proposed CUP would not result in any additional demand for water over what was analyzed in the Final EIR, since the land uses proposed under the amended plan would not change. Additionally, the total amount of urban area would not be changed, and the amount of impervious surfaces represented by the CUP would not substantially change from that analyzed in the Final EIR. Therefore, no new or increased levels of impact to water resources and water quality beyond those identified in EIR 95-01 would result from issuance of the CUP. Transportation, Circulation and Access A Technical Memorandum was prepared by URS/BRW on March 5, 2001 (Parking Study) to assess the potential impact to parking that would result from the reduced parking requirements of the CUP. The study considered the mixed use character of the project area, the proximity of the site to transit facilities, and the fact that the project involves senior and affordable housing which is generally considered to create less parking demand than standard multi-family residential. Reduced parking standards for such uses are recognized by the Institute of Traffic Engineers, and by the cities of San Diego, Coronado and El Cajon. The City of Chula Vista also considers such parking reductions on a case-by-case basis. The study further states that a major bus stop and future trolley station will be located adjacent to the project site. The conclusion of the study, based on these factors, was that the 501 parking spaces proposed under the CUP would be adequate to meet the needs of proposed land uses. The reduction in parking space requirement in the Village One village core from 640 spaces to 501 spaces would not adversely impact parking conditions for the project, and therefore would not result in any new or intensified significant impacts beyond those analyzed in EIR 95-01. Air Quality The area has been cleared and mass graded for the approved SPA One Plan and the proposed CUP proposing reduced parking standards would not result in any substantial difference in air emissions fi'om what was assumed in the impact analysis in E1R 95-01. Therefore, no new or increased levels of impact to air quality beyond those identified in EIR 95-01 would result from issuance of the CUP. Noise The proposed reduction in parking standards for the village core that are proposed by the CUP would not change any of the land use or traffic assumptions from E1R 95-01. As a result, no new impacts to noise, or intensification of any identified impacts from EIR 95-01 are anticipated to occur with the proposed CUP. Public Services and Utilities The proposed CUP affects only the provision of parking and would not change the quantity or configuration of any of the land uses approved for SPA One. Therefore, no new impacts or Ci~ of Chula Vista SPA One Village One Amendment 7 Addendum to Final EIR 10/25/01 007956 intensified impacts to water, sewerage, schools, parks, law enforcement/fire/EMS, animal control, civic facilities, library, or integrated waste management would result from implementation of the CUP. Hazards/Risk of Upset The proposed CLIP would not result in a change in the type or character of land uses that would cause any hazards to human health or safety or to the environment. Therefore, no new or increased levels of impact related to hazards or risks beyond those identified in E1R 95-01 would result from issuance of the CUP. 8.0 CONCLUSION This document has identified all changed circumstances and ~otentially significant new information since certification of EIR 95-01, and memorializes in detail the City's reasoned conclusion that none of these changes create the conditions requiring the preparation of a Subsequent or Supplemental EIR pursuant to CEQA Guidelines, Sections 15162 and 15163. Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby find that approval and implementation of the CUP will result in only minor technical changes or additions which are necessary to make the Final Second~Tier EIR 95-01 for the project adequate under CEQA. _ Marilyn~. F. Ponseggi, Da~e ' ! Environmental Review Coordinator REFERENCES Otay Ranch Sectional Planning Area One Plan and Annexation Final Second-Tier Environmental Impact Report (EIR-95-01), April 1996 JAPlanning~MARILYN~OTAYRANCWilIage One Addendum 10-25.doc City of Chula Vista 8 Addendum to Final EIR SPA One Village One Amendment 10/25/01