Loading...
HomeMy WebLinkAboutPlanning Comm Rpts./1999/05/26 AGENDA CITY PLANNING COMMISSION Chula Vista, California 6:00 p.m. Wednesday, May 26,1999 Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista CAll TO ORDER ROLL CALUMOTIONS TO EXCUSE PLEDGE OF AllEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES: April 14, 1999 and April 28, 1999 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed three minutes. 1. PUBLIC HEARING: Consideration of a 38 percent density bonus increase and a reduction in the required parking for an 11 unit transitional housing development, known as Trolley Trestle, located at 746 Ada Street to be developed by South Bay Community Services. Staff report presented by: Leilani Hines, Community Development Specialist DIRECTOR'S REPORT: COMMISSIONER COMMENTS: ADJOURNMENT: COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests individuals who require special accommodations to access, attend, and/or participate in a City meeting, activity, or service, request such accommodations at least forty-eight hours in advance for meetings, and five days for scheduled services and activities. Please contact Diana Vargas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-5647. California Relay Service is also available for the hearing impaired. H:IHOMElPLAN N I NGIDIANAIPCAGEN DA.DOC PLANNING COMMISSION AGENDA STATEMENT Item Meeting Date OS/26/99 ITEM TITLE: Public Hearing: Consideration of a 38 percent density bonus increase and a reduction in the required parking for an II unit transitional housing development, known as Trolley Trestle, located at 746 Ada Street to be developed by South Bay Community Services. Resolution recommending that the City Council and Redevelopment Agency grant a thirty-eight percent (38%) density bonus and a reduction in required parking to South Bay Community Services to facilitate the construction of a maximum of eleven (II) dwelling units for a transitional housing development, known as Trolley Trestle, located at 746 Ad Street. STAFF CONTACT: Leilani Hines, Community Development Department The applicant, South Bay Community Services, is requesting a recommendation to the City Council and Redevelopment Agency approving a 38 percent density bonus and deviations from the City's parking requirements (as authorized by State Govemment Code Section 65915). The request, if approved, would facilitate the construction of an II unit affordable housing development for those young adults completing the County of San Diego Foster Care program. The proposed project would be on a 0.60 acre site located at 746 Ada Street. The Environmental Review Coordinator has concluded that there would be no new significant environmental effects resulting from the implementation of the project. The revisions to the proposed project will result in only minor technical changes or additions. The Environmental Review Coordinator therefore, recommends an addendum to Negative Declaration IS-93-07A be adopted. RECOMMENDATION: That the Planning Commission adopt the Second Addendum to Negative Declaration IS-93-07B and adopt Resolution recommending that the City Council and Redevelopment Agency approve the requested 38 percent increase in density and deviations from the parking requirements based on the findings and subject to the conditions contained in the attached Draft City Council and Agency Resolution. BOARDS/COMMISSIONS RECOMMENDATIONS: Not Applicable. BACKGROUND: The applicant, South Bay Community Services (SBCS), has submitted an Affordable Housing Review Application and requests a thirty-eight percent (38%) density bonus and a reduction in the required parking. Such development incentives are contemplated under the provisions found in the / Page 2, Item _ Meeting Date OS/26/99 State Government Code Section 65915 and the Housing Element. The request would facilitate the development of an II unit transitional housing development for those young adults completing the County of San Diego Foster Care program. As specified in Section 65195 (b), for qualified affordable housing projects, the City must either (I) grant a minimum 25 percent increase over the otherwise maximum residential density, and provide at least one additional regulatory concession or incentive (unless it finds the additional incentive unnecessary); (2) provide other incentives of equal financial value based upon land cost per dwelling. On an average month, 5,922 youths reside in out-of-home foster care placements in San Diego County. Each year approximately 300 of those youths find themselves "emancipated" from the system at age 18 or 19 and are expected to fend for themselves. For many reasons, 50 to 60 percent of these young adults lack the full complement of skills and experience to make it on their own, and homelessness becomes a real possibility. National statistics show that of those emancipated foster care youths, 35 percent have graduated from high school or have received a GED and only II percent will go on to college or a vocational school. It is estimated that every year approximately 40 percent of these young adults are at risk of becoming homeless and/or becoming involved in the criminal justice system. Advocates and social service providers have long recognized that a disproportionate number of homeless persons have a foster care history. The development of transitional housing programs serving emancipated youths and the provision of comprehensive services to ensure a successful transition to independent living would not only provide a better quality oflife but would strike at one ofthe root causes of home less ness. DISCUSSION: 1. Site Characteristics The project site is located at the north east comer of Ada Street and Industrial Boulevard, generally across the street from the Palomar Trolley stop. The parcel is at present vacant but was previously occupied by detached single family dwellings. The general area is characterized by transitional housing types with some detached single family dwellings. 2. General Plan. Zonin\:. and Land Use Site North South East West General Plan Residential Low/Med (3-6 du/ac) Residential Low/Med (3-6 du/ac) Residential Low/Med (3-6 du/ac) Open Space & Public/Q-Public Residential Low/Med (3-6 du/ac) Zoninl! R-2P R-2P R-2P S-94 (County) R-2P Land Use Vacant Vacant Vacant Trolley Stop/SDG& E Row Trolley Terrace Townhomes 3. Project Description The applicant is proposing a transitional housing project with a total of II apartment units (6 one- bedroom and 5 two-bedroom units), a common area meeting room, computer room, and parking for 12 vehicles, including one handicapped space. Page 3, Item _ Meeting Date OS/26/99 The residents will have completed the County Foster Care Program and the transitional living program will be their first step towards self-sufficiency and independent living. It is anticipated that most of the residents will stay for two years, although there will be no maximum length of stay enforced. During their residency, they will be required to continue their education or obtain employment with a career path. No social services will be provided at the site. Trolley Trestle is a long-term transitional housing targeted to extremely low income young adults, some of whom may be employed part time while attending school or just starting employment. Extremely low income is defined as a maximum of30 percent of the Area Median Income (AMI) as determined by BUD, currently $11,050 for a single person household. Residents will contribute a percentage of their income towards rent. Based upon the targeted special needs population, rents are expected to be no more than $120 a month. The proposal involves a request for a 38 percent density bonus and a reduction in the required parking. Density Bonus: The applicant is requesting a 38 percent density bonus to increase the project density from 8 to II (3 additional units) affordable housing units. Ten ofthe units will be restricted for occupancy by very low income emancipated foster youth, with one unit to be occupied by an on-site property manager. It is anticipated that residents will be of extremely low income (30% of the Area Median Income) and will provide no more than 30 percent of their income towards housing expenses. Rent and occupancy restrictions will be maintained for a period of no less than 55 years, which exceeds the 30-year term required by State law, and will bind all subsequent owners, so that the commitment remains in force regardless of ownership. Parking: Section 19.62.050 of the Municipal Code requires 1.5 parking spaces for each one-bedroom unit and 2 parking spaces for each two-bedroom unit. Therefore, the project would normally require a total of 19 spaces. The applicant is requesting a reduction in parking requirements and proposes one parking space for each one or two-bedroom unit with an additional parking space for persons with disabilities, for a total of 12 parking spaces. Description I One- Bedroom Two-Bedroom Handicap TOTAL No. of I Parking I Required I Proposed Units Standard Parking Parking 6 1.5 Space/DU 9 6 5 2 Space/DU 10 5 Inclusive 0 1 11 19 12 Page 4, Item _ Meeting Date OS/26/99 4. Analvsis Land Use Compatibility: As noted above, the site is surrounded by other residential uses including an 18 unit affordable housing development by the applicant on the west side of the property. The site is served by public transportation. The Palomar Trolley Stop is on Industrial Boulevard directly across from the project site. The proposed project is within walking distance to a commercial center on the east side of the Palomar Trolley Stop. An elementary school, the County of San Diego Family Resource Center, and a proposed 145 child capacity day care facility are approximately 2,000 feet to the north of the site. Therefore, it is staff's opinion that the site is appropriate for transitional housing and is highly compatible with the surrounding land uses. Density Bonus: As specified in Section 65195 (b), the City shall grant a minimum 25 percent increase over the otherwise maximum residential density and at least one additional concession or incentive to a developer of housing agreeing or proposing to construct at least: I) 20 percent of the total units for low income households; 2) 10 percent ofthe total units for very low income households; or 3) 50 percent of the total units for seniors. In addition, the City must grant at least one additional incentive or concession as defined in Section 65 I 95(h) or make a written finding that the additional incentive or concession is not required to provide the affordable housing. Such incentives include one of the following: I) Reduction or modification of Development Standards, Zoning Codes or Architectural Design Requirements, 2) Permit mixed use zoning within the housing development; or 3) Allow other regulatory incentives or concessions. As an alternative, the City could provide financial incentives of an equivalent value. All units within the project will be restricted for very low-income households. The request includes a modification to the City's parking standards. Transitional housing for very low income or "at risk" households is a priority need identified in the City's Housing Element of the General Plan. This project supports Objective 2 ofthe City's Housing Element, which calls for the provision of adequate rental housing opportunities for low and very low income households, including those with special needs, such as "at risk" households. The project complies with two top priorities set out in the City's Consolidated Plan for Housing and Community Development. These priorities are: I) Continue to implement the City's Affordable Housing Program so that more newly constructed rental and for sale units are made available to low and moderate income households, with priority given to very low and low income families; and 2) Provide supportive housing assistance to special needs populations such as "at risk" households. This project far exceeds the requirements of State law to provide 10 percent of the total units for very low-income households. The proposed project also exceeds the required 30 years of affordability by providing 55 years of continued affordability. In order for the applicant to provide greater affordability and a longer term of affordability, the requested density bonus and reductions or modifications to standards are required. Page 5, Item _ Meeting Date OS/26/99 Parking: The City's parking standards would require the project to provide 19 parking spaces. The property's size would not be able to accommodate the proposed II units and the required 19 parking spaces. While the parking requirements could be met off-site, there is no parking available within close proximity of this project. Should the City require compliance with the City's parking standards, the project would need to be scaled down to 9 units with 15 parking spaces. The reduction in parking is required to develop the II units and to reach the affordability levels required for this special needs population. With approximately 300 youths "emancipated" from the system at age 18 or 19 each year and only a few other programs in San Diego County to assist these youths in making the transition to independent living, there is an enormous need to provide projects like Trolley Trestle. By reducing the parking, the applicant is able to provide more of the needed housing and will serve the maximum amount of youths possible. Staff supports the proposed reduction in the number of parking spaces to one space per unit plus an additional space for handicap parking. The proposed project is to be occupied by extremely low income young adults who have completed the County of San Diego Foster Care program. It is envisioned that the majority of these youths would not have had the resources or a need for a vehicle. The site is located directly across the street from a Trolley station and commercial shopping, lessening the need to own a vehicle. The County of San Diego Family Resource Center is located two blocks north ofthe site. The South Bay Educational Center is located in National City at the 24"' Street Trolley station. Staff further supports the reduction in the parking standards because of the site's immediate access to public transportation and the close proximity of commercial centers and social services to serve the project residents. Lastly, a Disposition and Development Agreement will be executed between the Redevelopment Agency and the applicant specifying the affordability and occupancy restrictions. It is staff s intent that said Agreement will place restrictive covenants on the property limiting its use for transitional housing for youths. However, if there is no longer a need for transitional housing for youths or should funding become unavailable for the intended use, the applicant may convert the use for other transitional living programs for the homeless or very low income housing. Conversion of the use will necessitate a public hearing at such time. Should the project be converted to housing for very low income households, the project will be required to submit an application for a variance from the parking standards or come into compliance with the applicable development standards. Financial Assistance: The developer will be using a State grant and County of San Diego HOME funds to support the estimated $1,205,194 cost of constructing the project. However, there remains a financing gap of approximately $467,660. Financing options to close this gap are extremely limited due to the near homeless population served and the required affordability level. Financing for this type of development cannot be obtained by Page 6, Item _ Meeting Date OS/26/99 a conventional lender. The anticipated income derived from rents is anticipated to be $14,400 annually, with an annual increase of 4 percent, and therefore can not be underwritten by a lender. Other possible sources of funding include local subsidy, other government programs, and foundations and corporate grants. The applicant has already been successful in obtaining State funding and HOME funds from the County of San Diego. While solicitation of private foundations and corporate grants is a possible source, the applicant will be soliciting these resources for the ongoing operating and maintenance expenses for the project. Therefore, the applicant has requested direct financial assistance from the City and the Agency. The City, as the owner of the property, conditionally approved the conveyance of the property for the fair market value of the property ($167,600) on December 8, 1998. Staff will be presenting a recommendation to the Redevelopment Agency at a meeting tentatively scheduled for June 8, 1999, approving a loan to the applicant in the amount of $300,000 to meet the remaining financing. The City and the Agency's financial assistance equate to $27,273 per affordable unit. Proforma Subsidy Analysis Cost Project Cost: 1,205,194 County of San Diego HOME Funds State Funds Financing Gap Subtotal 1,205,194 490,934 246,600 737,534 467,660 167,600 300,000 467,600 City of Chula Vista - Land Agency Subsidy (Redev Low/Mod Fund) TOTAL City/Agency Subsidy per Unit (11 Units) City/Agency Leverage 27,273 $2.6: $1 Alternative: As an alternative to granting a density bonus or a density bonus and an additional incentive, the City may provide other incentives of equivalent financial value based upon the land cost per dweIling unit, including direct financial assistance. Although staff has not calculated the land cost per dwelling, with the City and Agency assistance at the proposed level, it is likely that the City and Agency have provided adequate financial assistance to significantly contribute to the economic feasibility of the proj ect. Should the City not provide a density bonus and the requested reduction in parking, the project size would be reduced and consequently, project funding from the other sources may be reduced or jeopardized. CONCLUSION: Based on the foregoing, staff recommends approval of the requested density bonus and deviations from the City's parking requirements (as authorized by State Government Code Section 65915) for the proposed project. (LH) R\HOME\COMMDEV\STAFF.REP\PC-DENSITY.WPD [May 20,1999 (4:57PM)) RESOLUTION NO. RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL AND REDEVELOPMENT AGENCY GRANT A TIDRTY-EIGHT PERCENT (38%) DENSITY BONUS AND A REDUCTION IN REQUIRED PARKING TO SOUTH BAY COMMUNITY SERVICES TO FACILITATE THE CONSTRUCTION OF A MAXIMIMUM OF ELEVEN (11) DWELLING UNITS FOR A TRANSITIONAL HOUSING DEVELOPMENT, KNOWN AS TROLLEY TRESTLE, LOCATED AT 746 ADA STREET. WHEREAS, an application for an affordable housing project and a request for a thirty-eight percent (38%) density bonus and other additional incentives/concessions was filed with the Chula Vista Community Development Department on May 7,1999 by South Bay Community Services ("Applicant"); and WHEREAS, said application requests a thirty-eight percent (38%) density bonus and other additional incentives/concessions pursuant to California Government Code Section 65915, Chapter 4.3, Density Bonuses and Other Incentives, to facilitate the construction of an II unit affordable housing development for those young adults completing the County of San Diego Foster Care program (the "Project"); and, WHEREAS, Project property consists of 0.6 acres ofland and is located at 746 Ada Street, the north east corner of Ada Street and Industrial Boulevard, in the City of Chula Vista, as diagrammatically presented on the area map attached hereto as Exhibit A ("Site"); and WHEREAS, in accordance with the requirements of CEQA, the Environmental Review Coordinator has determined that the Project requires the preparation of a second addendum to Negative Declaration IS-93-07 previously adopted for the project and such addendum was prepared; and WHEREAS, the Planning and Building Director set the time and place for a hearing on said application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely May 26, 1999 at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Planning Commission considered all reports, evidence, and testimony presented at the public hearing with respect to this application. NOW, THEREFORE, BE IT RESOLVED THAT rrom the facts presented to the Planning Commission, the Commission hereby determines that the density bonus implements the City of Chula Vista General Plan, that the public necessity, convenience and general welfare and good zoning practice support the density bonus, that the approval of a density bonus is consistent with State law related thereto and that the granting of said density bonus does not adversely affect the order, amenity, or stability of adjacent land uses. Resolution Page 2 BE IT FURTHER RESOLVED THAT, the Planning Commission recommends that the City Council and Redevelopment Agency adopt the attached draft resolution granting the requested increase in density of thirty-eight percent (38%) to allow the construction of a maximum of eleven (11) dwelling units for the residential project located at the north east comer of Ada Street and Industrial Boulevard in the City of Chula Vista in accordance with the findings and subject to the conditions contained tin the attached draft City Council and Redevelopment Agency Resolution. BE IT FURTHER RESOLVED THAT, the Planning Commission recommends that the City Council and Redevelopment Agency adopt a resolution providing the following incentives to the Applicant in order to balance the financial feasibility of the affordable housing project with the usual amenities found in a development of this type: 1. A reduction in the required parking spaces rrom nineteen (19) spaces to twelve (12) spaces. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 26th day of May, 1999 by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: JohnWillett, Chair ATTEST: Diana Vargas, Secretary [(LH) H:\SHAREDIPLANN1NGIDen Bonus Reso.wpd (May 14, 1999 (3:27PM)] DRAFT AGENCY RESOLUTION NO. and COUNCIL RESOLUTION NO. JOINT RESOLUTION OF THE CITY COUNCIL AND REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA GRANTING A DENSITY BONUS TO SOUTH BAY COMMUNITY SERVICES TO ALLOW CONSTRUCTION OF A MAXIMIMUM OF ELEVEN (11) DWELLING UNITS FOR TRANSITIONAL HOUSING DEVELOPMENT, KNOWN AS TROLLEY TRESTLE, LOCATED AT 746 ADA STREET. 1. RECITALS A. Project Site WHEREAS, the parcel which is the subject matter of this resolution is diagrammatically represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein consists of approximately 0.60 acres of land located at the north east corner of Industrial Boulevard and Ada Street, also known as 746 Ada Street ("Project Site"). B. Project Applicant WHEREAS, an application for an affordable housing project and a request for a thirty-eight percent (38%) density bonus and other additional incentives/concessions was filed with the Chula Vista Community Development Department on May 7, 1999 by South Bay Community Services ("Applicant"); and C. Project Description WHEREAS, said application requested a thirty-eight percent (38%) density bonus and a reduction in the parking requirement to allow the construction of II rental units for very low and low income young adults who have completed the County of San Diego Foster Care Program ("Project"); and D. Environmental Determination WHEREAS, in accordance with the requirements of CEQA, the Environmental Review Coordinator has determined that the Project requires the preparation of an addendum to Negative Declaration IS-93-07 previously adopted for the project and such addendum was prepared; and E. Planning Commission Record on Application WHEREAS, the Planning Commission held a public hearing on the Project on May Resolution No. Page 2 26, 1999 at which time the Planning Commission voted _ to _ adopting Resolution No. recommending that the City Council and Redevelopment Agency grant the requested increase in density ofthirty-eight percent (38%) and a reduction in the parking requirement pursuant to California Government Code Section 65915, Chapter 4.3, Density Bonuses and Other Incentives, to facilitate the construction of a maximum of eleven (11) dwelling units for the residential project located at the north east corner of Industrial Boulevard and Ada Street in the City ofChula; and WHEREAS, from the facts presented to the Planning Commission, the Commission has determined that the Project is consistent with the City of Chula Vista General Plan and that the public necessity, convenience and general welfare and good zoning practice support the Project, and implements portions of State related density bonus and that the granting of said density bonus and the reduction in the parking requirement does not adversely affect the order, amenity, or stability of adjacent land uses; and F. City Council and Redevelopment Agency Record of Application WHEREAS, the City Council and Redevelopment Agency of the City of Chula Vista considered the recommendation of the Planning Commission regarding the density bonus and additional incentives/concessions for the Project on 1999. NOW THEREFORE BE IT RESOLVED that the City Council and Redevelopment Agency do hereby find, determine and ordain as follows: II. PLANNING COMMISSION RECORD The proceedings and all evidence on the Project introduced before the Planning Commission at their public hearing on this Project held on May 26, 1999 and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceeding. III. CERTIFICATION OF COMPLIANCE WITH CEQA The City Council and Redevelopment Agency do hereby find that the Second Addendum to Negative Declaration on IS-93-07B has been prepared in accordance with the requirements of the California Environmental Quality Act, the State EIR guidelines and the Environmental Review Procedures ofthe City ofChula Vista. IV. INDEPENDENT ruDGEMENT OF THE CITY OF CHULA VISTA CITY COUNCIL AND REDEVELOPMENT AGENCY The City Council and Redevelopment Agency find that the Second Addendum to Negative Declaration on IS-93-07B reflects the independent judgement of the City ofChula Vista City Council and Redevelopment Agency. Resolution No. Page 3 V. CITY COUNCIL AND REDEVELOPMENT AGENCY FINDINGS The City Council and Redevelopment Agency hereby find that the Project is consistent with the City of Chula Vista General Plan and that the public necessity, convenience and general welfare and good zoning practice support the Project, and implements portions of State related density bonus and that the granting of said density bonus and a reduction in the parking requirement does not adversely affect the order, amenity, or stability of adjacent land uses. BE IT FUR THER RESOLVED that the City Council and Redevelopment Agency do hereby approve the project subject to the conditions set forth below: VI. Terms of grant of density bonus and additional incentives A. Ensure that the proposal complies with the use outlined in the application and materials submitted therewith except as modified below: 1. Comply with all conditions of Agency Resolution _ dated ,1999. B. Construct the Project as submitted to and approved by the City Council and Redevelopment Agency, except as modified herein and/or required by the Municipal Code, and as detailed in the Project description. C. The applicant agrees to meet, confer and enter into a Disposition and Development Agreement with the Redevelopment Agency. D. Conversion of the use to family housing will require submittal of an application for a variance from the parking standards of the Municipal Code or come into compliance with the applicable development standards. VII. CITY COUNCIL AND REDEVELOPMENT AGENCY APPROVAL The City Council and Redevelopment Agency hereby grant the requested increase in density of thirty-eight percent (38%) to allow, contingent upon applicant entering a regulatory agreement with the City ensuring compliance with certain conditions, the construction of a maximum of eleven (11) dwelling units for the residential project located at the north east comer ofIndustrial Boulevard and Ada Street in the City ofChula. The City Council and Redevelopment Agency further approve, contingent upon applicant entering a regulatory agreement with the City ensuring compliance with certain conditions, the following incentives to the Applicant in order to balance the financial feasibility of the affordable housing project with the usual amenities found in a development of this type: I. A reduction in the required parking spaces from nineteen (19) spaces to twelve (12) Resolution No. Page 4 1. A reduction in the required parking spaces from nineteen (19) spaces to twelve (12) spaces. VIII. NOTICE OF DETERMINATION The City Council and Redevelopment Agency direct the Environmental Review Coordinator to post a Notice of Determination and file the same with the City Clerk. Presented by Approved as to form by Robert Leiter Director of Planning and Building John M. Kaheny City Attorney [(LH) K\SHAREDIPLANNINGI Trestle CC-Reso(May 14, 1999 (3:27PM)] SECOND ADDENDUM TO NEGATIVE DECLARATION IS-93-07B Trolley Terrace/Trolley Trestle PROJECT NAME: Trolley Terrace/Trolley Trestle PROJECT LOCATION: Northwest corner of Ada Street and Industrial Avenue PROJECT APPLICANT: South Bay Community Services CASE NO.: IS-93-07B DATE: April 29, 1999 I. INTRODUCTION The environmental review procedures of the City of Chula Vista allow the Environmental Review Coordinator (ERe) to prepare an addendum to an Negative Declaration, if one of the following conditions is present: 1. The minor changes in the project design which have occurred since completion of the Negative Declaration (ND) have not created any new significant environmental impacts not previously addressed in the ND; 2. Additional or refined information available since completion of the ND regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the ND. The project involves a density bonus to allow for elimination of the daycare portion of the project and replacement with an 11 unit transitional housing component for after foster care youth. A Negative Declaration was prepared for the Trolley Terrace project which contemplated construction of 12 attached residential units and a daycare facility that would serve 100 children. A previous revision to the plan included construction of 18 attached residential dwelling units at the same density as previously proposed and reduction in the size of the daycare facility to serve a maximum of75 children. The proposed change would eliminate the daycare and provide in its place, an 11 unit housing facility for youths transitioning from foster care to independent living. These changes would not result in any new significant environmental impacts beyond those contemplated in the previous Negative Declaration. - _.__..._._-~ No substantial changes with respect to the circumstances with which the project is undertaken would occur with the proposed changes. Additionally, no new mitigation measures or project alternatives exist at this time that would be considered significantly different from those analyzed in the previous Negative Declaration. Therefore, in accordance with Section 15164 of the CEQA Guidelines, as amended, the City has prepared the following Addendum to the Negative Declaration for the Trolley Terrace development project. A. PROJECT SETTING The approximately 2 acre project site is located on the northwest corner of Industrial Boulevard and Ada Street. The project is partially complete. The site is generally level and is at street grade along Ada Street and transitions to approximately six feet above street grade on Industrial Boulevard. Power lines run along the eastern edge of the property parallel to Industrial Avenue. Surrounding land uses consist of single family residential to the north, south and west. The San Diego Trolley line runs east of the project and adjacent to east side of Industrial Boulevard. The Palomar Trolley Station is located immediately east of the project. Further east is a retail shopping center currently under construction. Primarily commercial uses are located along Palomar Street and Broadway (further east). Industrial uses are located west of 1-5 and south of Anita Street. B. PROJECT DESCRIPTION The project consists of eighteen attached residential units of approximately 1,200 square feet each, which are financed on a lease/purchase basis, and will eventually be owned by the occupants. The proposed change to the project involves a density bonus to allow for the addition of an 11 unit housing facility for youths who are transitioning from foster care to independent living, and elimination of the daycare portion of the project. C. IDENTIFICATION OF POTENTIAL ENVIRONMENTAL EFFECTS The project does not represent a change in the level of significance or the quality of any of the environmental impacts documented in the IS-93-07, as amended, and may reduce the severity of some impacts such as traffic, due to the elimination of the daycare facility. No changes in environmental conditions or in the feasibility of any mitigation measures or -2- project alternatives have occurred since the approval of IS-93-07 that would result in any environmental impacts upon implementation of the proposed project. D. CONCLUSION No new significant environmental effects would result from implementation of the project as proposed based on the inability of the action to have any such effects. . No additional mitigation is required beyond that specified in the previously adopted IS-93-07. Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby fmd that the project revisions to the proposed project will result in only minor technical changes or additions which are necessary to make the Negative Declaration adequate under CEQA. Jose~~ Planning and Environmental Manager REFERENCES Negative Declaration, Trolley Terrace IS-93-07 General Plan, City of Chula Vista Title 19, Chula Vista Municipal Code City of Chula Vista Environmental Review Procedures -3- A Palomar Trolley Shopping Center = I = I ' JJrOjict Site - \ n \.-j I \ II--LlJ I TI1lTD CHULA VISTA COMMUNITY DEVELOPMENT HOUSING DIVISION PROJECT APPLICANT: LOCATOR SBCS PROJECT DESCRIPTION: TRANSITIONAL HOUSING FOR AFTER FOSTER CARE YOUTH o PROJECT ADDRESSES: North west corner of Ada St and Industrial Blvd SCALE: I FILE NUMBER: No Scale None Request: Density bonus and additional incentive for the development of an 11 unit transitional housing project for youths completing the foster care program NORTH CllY OF CHUIA VISfA COMMUNITY DEVELOPMENT DEPARTMENT HOUSING DIVISION AFFORDABLE HOUSING REVIEW APPLICATION APPLICANTIDEVELQR!9tENT T~M INFORMATION Company Name: South Bay Commun i ty Servi ces Address: 315 Fourth Avenue, Ste. E, Chula Vista, CA 91910 Contact Person: Mary Novak Telephone No.: Fax No.: E-Mail: (619)420-3620 (619)420-8722 Identify Development Team (i.e., developer, builder, architect, etc.): South Bay Community Services - Developer Studio E Architects - Architect Builder- To be determined in mid-May. GENERAL PROJECT'INFeRMATION o Rental: Cj! I Ownership: Project Name: Trolley Trestle AddresslSite Location: 746 Ada Street, I Other Chula Vista, CA. Assessor Parcel No(s).: Acreage of Site: .fio 622-020-71-00 Zone Designation: Master Plan Community: no No. of Density Bonus Units:3 dd . t . 1 a 1 lona Total No. of Units Proposed: R-2P No. of Affordable Units: 11 11 Bedroom Mix No. of Units Stud iolEfficiency 1 Bdrm 2 Bdrms 3 Bdrms 4+ Bdrms 6 5 TOTAL 11 :0 SPA Land Use District: Southwest redevelo)ment Proposed Density: 38% increase 276 FOURTH AVE' CHULA VISTA. CALIFORNIA 91910' (619) 585-5722 . FAX (619) 585 -5698 Describe any special features/amenities to be included within the project: Trolley Trestle will have a community building, a computer room and laundry on site. Please attach a copy of the site development plans and elevations. TERMS OF AFFQRDABILlTY Description 30 % of AMI or 1 es s No. of Units Monthly Rent % of AMI Monthly Rent Studio/Efficiency 1 Bdrm 2 Bdrms 3 Bdrms 4+ Bdrms All of the uni:s will be charged 30% of their income towards rent. TOTAL Targeted Population (i.e., families, seniors, etc): Trolley Trestle will target youth who have completed the County Foster Care Program. Term of Affordability (i.e., 30 yrs, Life of Project): 55 years Projected Schedule for Construction of Affordable Housing Units: SBCS projects construction will begin by late June or July of 1999. FINAN(:lfA1..INFORMATION Please attach a copy of development and operating financial proformas showing sources and uses of funds to accomplish the affordable units proposed in this application. In the proformas, please identify your subsidy sources and appropriate justifications for use of these sources. Other Additional Incentives or Financial Assistance Requested, including any specific terms desired for the affordable housing project which you are, or will be requesting from the City of Chula Vista: SBCS is requesting a parking reduction from 19 to 12 spaces. Identify any other project conditions which may be relevant to project feasibility: Trolley Trestle is in close proximity to public transportaion, shoppino and possible places of employment. Also, SBCS has funding for Trolley Trestle committed from the State of California and the County of San Diego. CITY OF CHULA VISTA Community Development Housing Division 276 FOURTH AVE' CHULA VISTA' CALIFORNIA 91910' (619) 585-5722' FAX (619) 585 -5698 REQUIREDAITACHMENTS The following items must be attached to this application: . Site development plan for affordable housing units; . Development and operating financial proformas indicating sources and uses of funds for the project;, including justification and identification of subsidy sources; . Complete description of financial assistance or incentives including specific terms that are, or will be requested from the City of Chula Vista for the project, if applicable; and . Completed Disclosure Statement of Ownership Interests within the project. APPLICAtiON SIGNATURES Property Owner Name: Address: Telephone No.: I, the undersigned, do hereby certify that I am the legal owner of the subject project and that the above information is true and correct to the best of my knowledge. Signature: Date: I, the undersigned, do hereby certify th t I am the representative of the legal owner of the subject property atio . true nd correct to the best 0 knowledge. Date: {J- (0 -1 r THIS BOX IS FORiClTY I..lSE ONLY Date Application Received: Staff Recommendation: 5-7.9, "S '-"PP=T Date of Housing Advisory Commission Review: I Z - "1 - '9""\ Action on Application by Housing Advisory Commission: ~. Ie Ic><-~ .-...p~"'"'-C>f' ~ Other Comments: CI1Y OF CHULA VISTA Community Development Housing Division 276 FOURTH AVE' CHULA VISTA' CALIFORNIA 91910' (619) 585.5722' FAX (619) 585 -5698 DISCLOSURE STATEMENT I APP.lica.?t'sstatement of diSC.,losure of certain ownerShip interests on all applications which will require I discre!iQl'!ary a.ction on the part of the City Councilor any appointed board, commission, or committee. (Please Print) The following information must be disclosed: 1. ADDlicant - List the names and addresses of all persons having a financial interest in the application. Names South Bay Community Services City of Chula Vista County of San Diego State of California Address 315 4th Ave., Ste. E Chula Vista, CA 276 4th Ave..Chula Vista, CA 3989 Ruffin Rd, San Diego, CA Sacramento. CA 2. Owner - List the names and addresses of all persons having any ownership interest in the property involved. Names South Bay Community Services Address 315 4th Ave., Ste. E Chula Vista, CA 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the shares of the corporation or owning any partnership interest in the partnership. NameS Address None. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as a trustee or beneficiary of the trust. Names Address Ka th ryn Lembo 315 4th Ave., Ste. E Chula Vista. CA 276 FOURTH AVE. CHULA VISTA' CALIFORNIA 91910' (619) 585-5722' FAX (619) 585 -5698 . ' DISCLOSURE STATEMf PAGE 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or City Council within the past twelve months? Yes 0 No )(] If yes, please indicate person(s): Person identified as : "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate trust, receiver, syndicate, this and any other county, city municipality, district or other political subdivision, or any other group or combination acting as a unit." NOTE: Attach additional pages as necessary. r -- 5"-(6 -II Date .J[{ffN P ftr2P.OjIJ .. ~ - Print or Type Name ~ -51gnature of Applicat1t 5/6/99 Date Chris Moxon Print or Type Name CITY OF CHULA VISTA Community Development Housing Division 276 FOURTH AVE. CHULA VISTA. CALIFORNIA 91910. (619) 585-5722. FAX (619) 585 -5698