HomeMy WebLinkAboutRCC AGENDA PK 2003/04/11
Mitigated Negative Declaration
PROJECT NAME: 760 Broadway Village
PROJECT LOCATION: 760 Broadway
ASSESSOR'S PARCEL NO,: 571-200-13 through 16
571-200-36 through 58
PROJECT APPLICANT: Carter Reese & Associates; Bitterlin Development Corporation
CASE NO,: IS-03-016
DATE OF DRAFT DOCUMENT: April II, 2003
DATE OF RESOURCE CONSERVATION COMMISSION MEETING:
DATE OF FINAL DOCUMENT:
A, Project Setting
The project site consists of a vacant 2,53-acre site located in an urbanized area in the central western
portion of the city of Chula Vista, at 760 Broadway within the Southwest Redevelopment Area (see
Exhibit A _ Location Map). The project site has previously been graded and developed for an auto
deaJership and service centeL
Land uses surrounding the project site consist of the following:
North: Commercial Retail Use (Tire Shop)
South: Motel
East: Broadway/Commercial retail uses
West: Single-Family Residences
B. Project Description
The property site is currently owned by the City of Chula Vista pending sale of the site to the
applicant upon approval of the proposed project. The proposed project consists of 40 single-family
detached condominium lane homes with three bedrooms, two-car garages and 400 square-foot rear
yards in the rear portion of the site, and 9 loft residential condominium flats above 9,000 square feet
of retail space ftonting Broadway (see Exhibit B-Site Plan). The total proposed on-site parking is 139
spaces including the 40 two-car garages. The redevelopment of the project site would include
landscape treatments, lighting, drainage facilities, paved parking lot, street repair, right of way
improvements, retaining walls and fencing along rearyards of row homes, Existing retaining wall
along the west to remain and existing retaining wall along the southside to remain and be raised to 6-
feet. The project site is within the CCP (Central CommerciallPrecise Plan) Zone and CR (Retail
Commercial) General Plan designation, The proposal requires approval of Design Review, Precise
Plan, Special Use Permit and Tentative Map,
The proposed grading quantities are 3,500 cubic yards cut and 1,000 cubic yards fill, resulting in
2,500 ne: cubic yards of export.
I
4, During construction, dirt and debris shall be washed down or swept up as soon as practicable to
reduce the resuspension of particulate matter caused by vehicle movement over such material.
Approach routes to the construction area shall be cleaned daily of construction-related dirt and
debris,
5, In accordance with California Vehicle Code Section 23114, vehicles transporting loads of
aggregate materials must cover/tarp the material, or if not covered, the material must be no nearer
than six inches ITom the upper edge of the container area where the material contacts the sides,
front, and back of the cargo container area, and the load shall not extend, at its peak, above any
part of the upper edge of the cargo container area,
6. Construction equipment shall be tuned prior to the start of construction and shall be maintained in
proper working order in order to minimize air pollutant emissions; use of low pollutant-emitting
construction equipment, including electrical-powered equipment, shall be used as practical.
7. Soil disturbance and travel on unpaved surfaces shall be suspended when wind speeds exceed 25
miles per hour.
Hazards
8, Prior to issuance of a grading pennit, the applicant shall demonstrate to the satisfaction of the
City Environmental Review Coordinator that the TRPH impacted soils stockpiled on-site will be
properly managed prior to site development in accordance with one of the following two options:
a, Option #l/O(r-Site Disposal
TRPH impacted soils shall be hauled offsite and disposed of at a Class III landfill. Copies of all
laboratory data and waste manifests, or other transportation documents generated for the soil
disposal, must be submitted to the San Diego County Department of Environmental Health
(DElI) to demonstrate the proper handling and disposal of contaminated soils.
b, Option #2/0n-Site Containment
The applicant shall enter the County of San Diego Department of Environmental Health (DEH)
Site Assessment and Mitigation Voluntary Assistance Program and obtain a closure or
concurrence letter from DEH acknowledging the proper containment of the TRPH impacted soils
onsite and submit a copy of the closure or concurrence letter to the City Environmental Review
Coordinator.
TRPH impacted soils can be left undisturbed in its original location, however, the current surface
condition of the stockpile would require construction of a surface liner or cap to prevent rainfall
infiltration and/or surface water runoff The soil can be moved to another location on-site and
collectively placed within a containment area employing certain engineering controls to contain
the soil in accordance with the Regional Water Quality Control Board (RWQCB) Resolution No.
95-63 for the on-site disposal of TRPH impacted soils.
G, Consultation
L Individuals and Organizations
City ofChula Vista:
Marilyn R.F. Ponseggi, Planning and Building
6
mitigable, impact to air quality, Fugitive dust would be created during construction operations as a
result of clearing, earth movement, and travel on Wlpaved surfaces. Dust control during grading
operations would be regulated in accordance with the rules and regulations of the COWlty of San
Diego Air Pollution Control District and the California Air Resources Board, Compliance with the
mitigation measures outlined below in Section F would reduce this potentially significant impact to
below a level of significance.
Hazards
Total recoverable petroleum hydrocarbons (TRPH) impacted soils present on-site associated with
hydraulic hoists that were operated in conjunction with the former auto repair facility on-site and
subsequently removed were analyzed, According to the Soil Characterization Report prepared by
Dudek and Associates dated March 2003, native soil totaling approximately 1100 cubic yards was
stockpiled on the northwest comer of the project site in 1998 for the purpose of creating a
bioremediation cell to treat the TRPH impacted soils-
Previous soil investigations prepared by SECOR International Incorporated, dated November 9, 1998,
indicated the presence of total recoverable petroleum hydrocarbons (TRPH) in the treatment cell soiL
At the request of the applicant, a soil characterization study of the soil was conducted on December 4,
2002 anè completed in February 2003 by Dudek and Associates, Inc,
The highest TRPH concentration among the soil samples collected on December 4, 2002 was located
in the northeast comer of the project site at a depth of 3 feet. TRPH concentrations detected in the
stockpiled soil in December 2002 are comparable to TRPH concentrations detected in 1998, Based
on the San Diego County Site Assessment and Mitigation Division and the San Diego County Waste
Management regulations, and other reviewing regulatory agency requirements, TRPH impacted soil
can be managed in two ways: 1) the removal and disposal of the soil off-site in compliance with San
Diego County Department of Environmental Health (DEH) regulations; or 2) capping the soil on-site
in compliance with Regional Water Quality Control Board (RWQCB) requirements for on-site
containment. Compliance with the mitigation measures outlined below in Section F would reduce
potentially significant impacts associated with development on TRPH impacted soils to below a level
of significance,
F Mitigation Necessary to Avoid Significant Impacts
Noise - Interior
1. Interior acoustical analyses for both the residential lofts and lane homes shall be submitted by the
applicant prior to the issuance of building permits to ensure that the interior noise levels would
not exceed 45 dB CNEL to the satisfaction of the City Environmental Review Coordinator and
City Building Official.
Air Quality
2. Dust reducing measures shall include watering of graded surfaces in accordance with the most
stringent County of San Diego Air Pollution Control District and California Air Resources Board
rules and regulations and the restriction of all construction vehicles and equipment to travel along
established and regularly watered roadways at specified speeds,
3. During construction, stockpiled materials that can potentially become airborne shall be covered or
watered in accordance with the most stringent County of San Diego Air Pollution Control District
and California Air Resources Board rules and regulations,
5
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@\l
C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DESCRIPTION:
C) APPLICANT: CARTER REESE & ASSOCIATES MISCELLANEOUS W/INITIAL STUDY
PROJECT Request: Precise Plan for a mixed-use project consisting
ADDRESS: 760 BROADWAY
of retaiVcommercial with 9 loft apartments above and 40
SCALE: FILE NUMBER: condominiums at the rear on undeveloped contiguous parcels
NORTH No Scale 18-03-016 Related Case(s): PCM-03-15
j:lhomelplanninglcherrylcllocatorslis03016.cdr 11,26,02 ~b7TA
Paul Hellman, Planning and Building
Maria C. Muett, Planning and Building
Brad Remp, Planning and Building
Duane Bazzel, Planning and Building
Frank Herrera-A, Planning and Building
Garry Williams, Planning and Building
Clifford Swanson, Engineering
Frank Rivera, Engineering
Silvester Evetovich, Engineering
Dave Kaplan, Engineering
Joe Gamble, Building & Park Construction
G. Edmonds, Fire Department
Richard Preuss, Police Department - Crime Prevention
Applicant:
Carter Reese & Associates; Bitterlin Development Corporation
Others:
Sweetwater Authority
Chula Vista Elementary School District
2, Documents
City of Chula Vista General Plan, 1989
Title 19, Chula Vista Municipal Code
Broadway Mixed-Use Traffic Noise Assessment, Dudek and Associates, Inc., April 10, 2003.
Traffic Impact Analysis/760 Broadway-Chula Vista, Linscott Law & Greenspan, January 16,
2003,
Soil Characterization Report/760 Broadway-Chula Vista prepared by Dudek and Associates, Inc"
dated March 2003,
3, Initial Study
This environmental detennination is based on the attached Initial Study, and any comments
received in response to the Notice of Initial Study, The report reflects the independent judgment
of the City of Chula Vista, Further infonnation regarding the environmental review of this
project is available from the Chula Vista Planning and Building Department, 276 Fourth Avenue,
Chula Vista, CA 91910,
Date:
Marilyn K F Ponseggi
Environmental Review Coordinator
7
ATTACHMENT "A"
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
760 Broadway VillaJ<e - 18-03-016
This Mitigation Monitoring and Reporting Program has been prepared by the City ofChula Vista
in conjunction with the proposed 760 Broadway Village mixed-use commercial/residential
project. The proposed project has been evaluated in an Initial StudyIMitigated Negative
Declaration prepared in accordance with the California Environmental Quality Act (CEQA) and
City/State CEQA Guidelines (IS-03-0l6), The legislation requires public agencies to ensure that
adequate mitigation measures are implemented and monitored for Mitigated Negative
Declarations.
AB 3180 requires monitoring of potentially significant and/or significant environmental impacts.
The Mitigation Monitoring and Reporting Program for this proj ect ensures adequate
implementation of mitigation for the following potential impacts(s):
L Noise
2. Air Quality
3. Hazards
MONITORING PROGRAM
Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinators
shall be the Environmental Review Coordinator and City Engineer of the City of Chula Vista.
The applicant shall be responsible to ensure that the conditions of the Mitigation Monitoring and
Reporting Program are met to the satisfaction of the Environmental Review Coordinator,
Building Offical and City EngineeL Evidence in written form confirming compliance with the
mitigation measures specified in Mitigated Negative Declaration IS-03-016 shall be provided by
the applicant to the Environmental Review Coordinator, Building Official and City EngineeL
The Environmental Review Coordinator, Building Official and City Engineer will thus provide
the ultimate verification that the mitigation measures have been accomplished.
Table 1, Mitigation Monitoring and Reporting Program Checklist, lists the mitigation measures
contained in Section F, Mitigation Necessary to Avoid Significant Effects, of Mitigated Negative
Declaration IS-03-0l6, which will be implemented as part of the project. In order to determine if
the applicant has implemented the measure, the method and timing of verification are identified,
along with the City department or agency responsible for monitoring/verifying that the applicant
has completed each mitigation measure, Space for the signature of the verifying person and the
date of inspection is provided in the last c01umn.
J :\Planning\MARIA \Initial S!udy\IS-03-0 16MMRPtext.doc
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area of the Draft City of Chula Vista Multiple Species Conservation Program Subarea Plan,
dated October 2002,
c) The project site is neither in current agricultural production nor adjacent to property in
agricultural production and contains no agricultural resources.
d) The proposed development of a mixed-use project would not disrupt or divide the established
adjacent community or surrounding commercial, office, or residential environment.
Mitigation: No mitigation measures are required
Potentially
II. POPULATION AND HOUSING, Would the Potentially Significant Less than
Significant Unless Significant N.
proposal.' Impact Mitigated Impact Impact
a) Cumulatively exceed official regional or local 0 0 0 181
population projections?
b) Induce substantial growth in an area either 0 0 181 0
directly or indirectly (e.g" through projects in
an undeveloped area or extension of major
infrastructure)?
c) Displace existing housing, especially affordable 0 0 0 181
housing?
Comments:
a) The proposed mixed-use project would have no effects upon regional or local population, as
it is a relatively minor infill project with a total of 49 dwelling units.
b) See Section ILa,
c) The existing project site does not contain any housing; therefore, no displacement of
existing housing or removal of affordable housing would OCCUL
Mitigation: No mitigation measures are required.
Potentially
III, GEOPHYSICAL, Would the proposal result in or Potentially Signfficant Less than
Significant Unless Significant N.
expose people to potential impacts involving: Impact Mitigated Impact Impact
a) Unstable earth conditions or changes in 0 0 0 181
geologic substructures?
b) Disruptions, displacements, compaction or 0 0 181 0
overcovering of the soil?
c) Change in topography or ground surface relief 0 0 0 181
features?
d) The destruction, covering or modification of 0 0 0 181
any unique geologic or physical features?
e) Any increase in wind or water erosion of soils, 0 0 181 0
either on or off the site?
f) Changes in deposition or erosion of beach 0 0 0 181
sands, or changes in siltation, deposition or
2
Case No.IS-03-016
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent: Carter Reese & Associates
Bitterlin Development Corporation
2, Lead Agency Name and Address: City of Chula Vista
276 Fourth A venue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent: 3636 Fifth Avenue
Suite 300
San Diego, CA 92103
(619) 686-5959
2256 San Diego Avenue
Suite 121
San Diego, CA 92103
4. Name of Proposal: 760 Broadway Village
5, Date of Checklist: April 10, 2003
Potentially
Potentíally Significant Les.sthan
Significant Unless Significant No
Impact Mitigated Impad Impact
I. LAND USE AND PLANNING. Would the
proposal,'
a) Conflict with general plan designation or 0 0 0 ¡;
zoning?
b) Conflict with applicable environmental plans or 0 0 0 ¡;
policies adopted by agencies with jurisdiction
over the project?
c) Affect agricultural resources or operations 0 0 0 ¡;
(e,g" impacts to soils or farmlands, or impacts
from incompatible land uses)?
d) Disrupt or divide the physical arrangement of 0 0 0 ¡;
an established community (including a low-
income or minority community)?
Comments:
a) Under the current General Plan and Zoning Ordinance, the project site is designated CCP
(Central Commercial/Precise Plan) and is zoned CR (Retail Commercial), The project site is
located within the Southwest Redevelopment Plan, The proposal has been reviewed and has
been found to be consistent with the Zoning and General P1an designations of the project site
and the Southwest Redevelopment Plan,
b) The proposal would not conflict with any applicable adopted environmental plans or policies,
Furthennore, the proposal would not encroach into or indirectly affect the Habitat Preserve
1
minimize discharge of pollutants into the storm drainage systems. Preliminary BMPs are
proposed along the western property line of the project site, The submittal of a formal
drainage study would be required prior to the issuance of construction permits to
demonstrate that existing infrastructure would be adequate to serve the project. According to
the City Engineering Department, no significant impacts to the City's storm drainage system
are anticipated to result from the proposed development.
b) The project site is beyond the limits of the 500-year floodplain and is not in proximity to any
bay or ocean or in low-lying areas; therefore, no exposure of people or property to water
related hazards would result from the proposed development.
c) Through construction permit conditions of approval, the proposed project would be required
to implement construction and post-construction Best Management Practices (BMPs), where
applicable, in accordance with the City of Chula Vista Storm Water Management Standards
Requirements Manual in order to prevent pollution of downstream water bodies.
d) Based on the size and nature of the proposed mixed-use development, and the location of the
project site relative to natural water bodies, the project would not result in any changes in the
amount of surface water in any water body, in currents, or the course of direction of water
movements, in either marine or fresh waters,
e) See IV,d. above.
t) No changes in the quantity of groundwater, or other impacts to groundwater, are expected to
result from the proposed development of the site.
g) See IV.L above.
h) See IV.L above.
i) See IV,b, above, No alterations to the course or flow of floodwaters downstream of the site
are expected to result from the proposed development of the site,
j) According to the Sweetwater Authority, in written correspondence dated November 27,
2002, there is an eight-inch water main located along the east side of Broadway. The
construction of the mixed-use project is not anticipated to result in a significant increase in
the consumption of water otherwise available for public consumption.
Mitigation: No mitigation measures are required.
Potentially
V. AIR QUALITY. Would the proposaL Potentially Significant Lesstban
Significant Unless Significant No
Impacl Mitigated Impact Impact
a) Violate any air quality standard or contribute to 0 0 181 0
an existing or projected air quality violation?
b) Expose sensitive receptors to pollutants? 0 181 0 0
c) Alter air movement, moisture, or temperature, 0 0 0 181
or cause any change in climate, either locally
or regionally?
d) Create objectionable odors? 0 0 0 181
4
erosion which may modify the channel of a
river or stream or the bed of the ocean or any
bay inlet or lake?
g) Exposure of people or property to geologic 0 0 !8 0
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards?
Comments: See Mitigated Negative Declaration, Section E,
Mitigation: No mitigation measures required.
PotentiaDy
Potentially Significant Less than
IV. WATER, Would the proposal result in: Significant Unless Significant No
Impact Mitigated Impact Impact
a) Changes in absorption rates, drainage patterns, 0 0 !8 0
or the rate and amount of surface runoff?
b) Exposure of people or property to water related 0 0 0 !8
hazards such as flooding or tidal waves?
c) Discharge into surface waters or other 0 0 !8 0
alteration of surface water quality (e,g.,
temperature, dissolved oxygen or turbidity)?
d) Changes in the amount of surface water in any 0 0 0 !8
water body?
e) Changes in currents, or the course of direction 0 0 0 !8
of water movements, in either marine or fresh
waters?
t) Change in the quantity of ground waters, either 0 0 0 !8
through direct additions or withdrawals, or
through interception of an aquifer by cuts or
excavations?
g) Altered direction or rate of flow of 0 0 0 !8
groundwater?
h) Impacts to groundwater quality? 0 0 0 !8
i) Alterations to the course or flow of flood 0 0 0 !8
waters?
j) Substantial reduction in the amount of water 0 0 0 III
otherwise available for public water supplies?
Comments:
a) The proposed grading and development of the vacant site would result in changes in
absorption rates, drainage patterns, and the rate and amount of surface runoff There is an
existing curb inlet located east of the project site, along Broadway. The proposed drainage
facilities include sheetflowing into the existing 30" and 18" storm drains off-site towards
Riverlawn Avenue to the west and the abandonment of the existing 30" storm drain on-site,
Best Management Practices (BMPs) and Water Quality and watershed protection principles
shall be incorporated into the design of the project Such measures shall be designed to
3
b) See VLa, According to the Traffic Engineering Department, no traffic safety hazards are
anticipated to result from the proposed mixed-use project plus the existing conditions.
c) According to the Fire Department and Police Department, the proposed site plan provides
for adequate emergency access from Broadway Avenue, In accordance with preliminary
requirements of the Fire Department, the project design has been modified to indicate
turning radius for both interior corners off of Broadway and installation of two fire hydrants;
one public and one private.
d) See VLa, The City Parking Ordinance requires 139 spaces for the proposed project. The
proposal would result in a net gain of 138 parking spaces; 80 garages and 58 on-site parking
spaces. Through a precise plan review it allows minor flexibility in the project design such
as parking, Exclusively the residential and commercial tenants, customers and visitors,
would use all on-site parking spaces.
e) See VIa, The proposal would not result in any hazards or barriers for pedestrians or
bicyclists,
t) See VIa, The proposed project is on a transit corridor. The existing public transit MTDB
bus route 932, runs north and south along Broadway, It serves the existing businesses,
schools and residential areas in the surrounding neighborhoods, No conflicts with adopted
policies supporting alternative transportation would result.
g) No rail, navigable waters, or aircraft facilities exist in the vicinity of the project site;
therefore, the proposal would not result in any rail, waterborne or air traffic impacts,
h) The proposal would not result in a significant increase in traffic; therefore, the project is not
considered a "large project" under the Congestion Management Program.
Mitigation: No mitigation measures are required,
Potentially
VII, BIOLOGICAL RESOURCES. Would the Potentially Signifiçant Lt-ssthan
Significant Unless Significant No
proposal result in impacts to,' Impact Mitigated Impact Impact
a) Endangered, sensitive species, species of 0 0 0 ø
concern or species that are candidates for
listing?
b) Locally designated species (e,g" heritage 0 0 0 ø
trees)?
c) Locally designated natural communities (e.g" 0 0 0 ø
oak forest, coastal habitat, etc,)?
d) Wetland habitat (e,g" marsh, riparian and 0 0 0 ø
vernal pool)?
e) Wildlife dispersal or migration corridors? 0 0 0 ø
t) Affect regional habitat preservation planning 0 0 0 ø
efforts?
6
e) Create a substantial increase in stationary or 0 0 0 fB
non-stationary sources of air emissions or the
deterioration of ambient air quality?
Comments:
a) See Mitigated Negative Declaration, Section E,
b) The development of the proposed project is not anticipated to result in a significant increase
in air pollutants,
c) The proposed mixed-use project is not anticipated to significantly alter air movement,
moisture, or temperature, or cause any change in climate,
d) The City Zoning Ordinance allows for residential and commercial land uses, Neither
development nor operation of the proposed mixed-use commerciallresidential project is
anticipated to create any objectionable odors.
e) See Section V,a. The proposal would not result in a significant increase in traffic
generation; the proposal would not result in an increase in non-stationary sources of air
emissions or the deterioration of ambient air quality, No stationary sources of air emissions
would be associated with the proposed project.
Mitigation: See Mitigated Negative Declaration, Section F,
Potentially
VI. TRANSPORT A TION/CIRCULA TION. Would Potentially Signillcant Less than
Significant U"'''' Signmcant No
the proposal result in,' Impact Mitigated Impact Impact
a) Increased vehicle trips or traffic congestion? 0 0 fB 0
b) Hazards to safety from design features (e,g" 0 0 0 fB
sharp curves or dangerous intersections) or
incompatible uses (e,g., farm equipment)?
c) Inadequate emergency access or access to 0 0 fB 0
nearby uses?
d) Insufficient parking capacity on-site or off-site? 0 0 0 fB
e) Hazards or barriers for pedestrians or 0 0 fB 0
bicyclists?
t) Conflicts with adopted policies supporting 0 0 0 fB
alternative transportation (e,g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts? 0 0 0 fB
h) A "large project" under the Congestion 0 0 0 fB
Management Program? (An equivalent of 2400
or more average daily vehicle trips or 200 or
more peak-hour vehicle trips,)
Comments:
a) See Mitigated Negative Declaration, Section E,
5
a) A risk of accidental explosion or release of D D D ~
hazardous substances (including, but not
limited to: petroleum products, pesticides,
chemicals or radiation)?
b) Possible interference with an emergency D . D D ~
response plan or emergency evacuation plan?
c) The creation of any health hazard or potential D D D ~
health hazard?
d) Exposure of people to existing sources of D ~ D D
potential health hazards?
e) Increased fire hazard in areas with flammable D D D ~
brush, grass, or trees?
Comments:
a) There are no proposed features of the proposed project that would represent an atypical risk
of accidental explosion or release of hazardous substances, If applicable, a business plan that
identifies the type and location of any hazardous materials utilized and/or stored on-site by
any of the commercial tenants would be required to be filed with the City Fire Department
and County for San Diego Department of Environmental Health/Hazardous Materials
Management Division prior to issuance of building permits,
b) The proposed mixed commercial/residential project on the project site would I10t result in
interference with an emergency response plan or emergency evacuation plan, according to
the Fire Department and Police DepartmenL The proponent provided the proposed
circulation plan and project design that would eliminate any stacking or circulation conflicL
According to the Fire Department, the proponent is required to have access roads meet
Chula Vista Fire Department turning radius measurements and provide access ways within
the project site.
c) No health hazards or potential health hazards would be created as a result of the mixed-use
commercial/residential development on the project site.
d) See Mitigated Negative Declaration, Section E,
e) The project site is not situated within or immediately adjacent to an area containing dense
flammable vegetation and furthermore, buildings consisting of steel and concrete building
materials and decorative landscaping surround the proposed project site, The project
proposal contains formal landscape treatments along the perimeter of the project site,
including palm trees along the Broadway frontage, and interior on-site areas that does not
contain flammable vegetation,
Mitigation: See Mitigated Negative Declaration, Section F.
Potentially
X. NOISE. Would the proposal result in.' Potentially Significant Less than
Significant Unless Significant No
Impact l\-litigated Impact Impacl
a) Increases in existing noise levels? D D ~ D
b) Exposure of people to severe noise levels? D ~ D D
Comments: See Mitigated Negative Declaration, Section E.
8
Comments:
a) No endangered or sensitive species, species of concern or species that are candidates for
listing are present within or immediately adjacent to the proposed development area.
b) No locally designated species are present within or immediately adjacent to the proposed
development area.
c) No locally designated natural communities are present within or immediately adjacent to the
proposed development area,
d) No wetland habitat is present within or immediately adjacent to the proposed development
area,
e) No wildlife dispersal or migration corridors exist within or immediately adjacent to the
proposed development area,
/) No impacts to regional habitat preservation planning efforts will be created as a result of the
proposed project as the development site is a designated development area in the Draft City
of Chula Vista Multiple Species Conservation Program Subarea Plan dated October 2002,
Mitigation: No mitigation measures are required,
Potentiany
Potentially Significant Less than
VIII. ENERGY AND MINERAL RESOURCES, Significant Unless Significant No
Would the proposal: Impact Mitigated Impact Impact
a) Conflict with adopted energy conservation 0 0 0 ~
plans?
b) Use non-renewable resources in a wasteful and 0 0 0 ~
inefficient manner?
c) If the site is designated for mineral resource 0 0 0 ~
protection, will this project impact this
protection?
Comments:
a) The proposed project would not conflict with any adopted energy conservation plans,
b) The proposed mixed-use commercial/residential development would be designed to meet or
exceed all applicable energy efficiency regulations per State Regulations, Uniform Building
Code Title 24. There are no proposed features or aspects of the project that would result in
the wasteful or inefficient use of non-renewable resources,
c) Pursuant to the Environmental Impact Report for the City of Chula Vista General Plan, the
Stare of California Department of Conservation has not designated the project site for
mineral resource protection,
Mitigation: No mitigation measures are required.
Potentially
IX. HAZARDS, Would the proposal involve,' potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
7
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
a) Fire/EMS 0 0 1<1 0
The Threshold Standards requires that fire and medical units must be able to respond to
calls within 7 minutes or less in 85 % of the cases and within 5 minutes or less in 75 % of
the cases. The proposed project would comply with this Threshold Standard.
Comments: The closest fire station is approximately 0,75 mile from the site with an
estimated response time of 3-4 minutes, The Fire/EMS threshold would continue to be met as
reported by the Fire Department. Therefore, no significant impacts to fire services are
anticipated,
Mitigation: No mitigation measures are required,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
b) Police 0 0 1<1 0
The Threshold Standards require that police units must respond to 84 % of Priority I calls
within 7 minutes or less and maintain an average response time to all Priority I calls of
45 minutes or less, Police units must respond to 62.10% of Priority 2 calls within 7
minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes
or less.
Comments: The Police threshold would continue to be met as reported by the Police
Department. Therefore, no significant impacts to police services are anticipated,
Mitigation: No mitigation measures are required.
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
C) Traffic 0 0 1<1 0
L City-wide: Maintain LOS "C" or better as measured by observed average travel
speed on all signalized arterial segments except that during peak hours a LOS "D"
can occur for no more than any two hours of the day,
2. West of 1-805: Those signalized intersections, which do not meet the standard
above, may continue to operate at their current 1991 LOS. but shall not worsen.
Comments: The proposed project would not increase the land use intensity significantly, as it
is an urban infill project on the 2,53-acre parcel, thus technically generating minimal traffic,
According to the Engineering Department, all roadways within the project area are calculated
to operate at LOS C or better with the addition of the project traffic. According to the Traffic
Impact Analysis prepared for the proposal, based on the established significance criteria no
signiticant project impacts are calculated at any of the key intersections or adjacent street
10
Mitigation: See Mitigated Negative Declaration, Section F,
Potentially
XI. PUBLIC SERVICES, Would the proposal have Potentially Significant Less than
Significant Unless SignUkant No
an effect upon, or result in a need for new or Impact Mitigated Impact Impact
altered government services in any of the following
areas,'
a) Fire protection? 10 0 I> 0
b) Police protection? 0 0 0 ¡;;
c) Schools? 0 0 0 ¡;;
d) Maintenance of public facilities, including 0 0 0 ¡;;
roads?
e) Other governmental services? 0 0 0 ¡;;
Comments:
a) According to the Fire Department, through the proposed project design and installation of
two fire hydrants, adequate fire protection services can continue to be provided upon
completion of the proposed mixed-use commercial/residential development. The proposed
project would not have a significant effect upon or result in a need for new or altered fire
protection services,
b) According to the Police Department, adequate police protection services can continue to be
provided upon completion of the proposed project. The proposed mixed-use
commercial/residential project would not have a significant effect upon or result in a need for
new or altered police protection services,
c) The proposed project is a mixed-use commerciallresidential development and, therefore,
would not induce significant population growth nor result in any significant adverse impacts
to public schools or need for additional public schools. The applicant would be required to
pay residential and commercial building permit school fees; however, an alternative
financing mechanism, such as participation in or annexation to a CFD, is allowed by the
Chula Vista Elementary School District.
d) The proposed project would be maintained entirely by the property owner.
e) As a private development, the proposed development would not have a significant effect
upon or result in a need for new or expanded govenunental services.
Mitigation: No mitigation measures are required,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
XII. Thresholds. Will the proposal adversely impact 0 0 ¡;; 0
the City's Threshold Standards?
As described below, the proposed project would not adversely impact any of the seven
Threshold Standards,
9
Comments: No new sewer service would be required to serve the proposed project
Proper engineering design of required sewer improvements to serve the project would
ensure that sewage flows and volumes would not exceed City Engineering Standards,
Mitigation: No mitigation measures are required,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
g) Water 0 0 0 0
The Threshold Standards require that adequate storage, treatment, and transmission
facilities are constructed concurrently with planned growth and that water quality
standards are not jeopardized during growth and construction, The proposed project will
comply with this Threshold Standard,
Applicants may also be required to participate in whatever water conservation or fee off-
set program the City of Chula Vista has in effect at the time of building permit issuance,
Comments: No new water service would be required to serve the proposed project The
project site is an infill site within a developed area, The project site is within the service area
of the Sweetwater Authority. Pursuant to correspondence received from the Sweetwater
Authority, dated November 27, 2002, the project may be serviced off the existing 8-inch main
on the east side of Broadway, There are three existing water services to these parcels. Project
impacts to the Authority's storage, treatment, and transmission facilities would be less than
significant
Mitigation: No mitigation measures are required.
Potentially
XIII. UTILITIES AND SERVICE SYSTEMS. Would PotentiaDy Significant Less than
Significant Unless Significant No
the proposal result in a need for new systems. or Impact Mitigated Impact Impact
substantial alterations to the following utilities,'
a) Power or natural gas? 0 0 0 0
b) Communications systems? 0 0 0 0
c) Local or regional water treatment or 0 0 0 0
distribution facilities?
d) Sewer or septic tanks? 0 0 0 0
e) Storm water drainage? 0 0 0 0
f) Solid waste disposal? . 0 0 0 0
Comments:
a) The project site is located within an urban area that is served by all necessary utilities and
service systems, Any alterations to existing utilities and service systems and connections to
such utilities and systems that are necessary in order to adequately service the proposed
mixed-use development would be implemented by the City, subject to the approval of the
appropriate utilities and service providers. No significant impact to utilities and service
systems would result from the proposed project
12
b) See XIILa,
c) See XIILa, The project site is within the service area of the Sweetwater Authority,
Pursuant to correspondence from the Sweetwater Authority, the project may be serviced
from existing potable water mains,
d) See XIII.a, According to the Engineering Department, there is an 8-inch sewer line on the
west side of the proposed project flowing westerly into an 8-inch sewer line on Riverlawn
A venue and into another 8-inch line on Kearney and then flows northerly into an 8-inch
sewer line on Madison A venue, City Engineering staff has determined that existing sewer
mains are adequate to serve the proposed project.
e) See XIILa, There is an existing off-site drainage facility located east of the site along
Broadway, The conceptual design indicated in the project design is anticipated to be
sufficient according to the Engineering Department. The adequacy and final detail of the
existing and modification to storm drainage facilities to serve the project will be determined
at the time of detailed engineering design; any improvements to the storm drainage system
that are deemed necessary will be implemented by the applicant.
f) See XIILa,
Mitigation: No mitigation measures are required,
Potentially
Potentially Significant Less than
Significant Unless Significant N.
XIV. AESTHETICS, Would the proposal: Impact Mitigated Impact Impact
a) Obstruct any scenic vista or view open to the 0 0 0 till
public or will the proposal result in the creation
of an aesthetically offensive site open to public
view?
b) Cause the destruction or modification of a 0 0 till 0
scenic route?
c) Have a demonstrable negative aesthetic effect? 0 0 0 till
d) Create added light or glare sources that could 0 0 till 0
increase the level of sky glow in an area or
cause this project to fail to comply with Section
19,66,100 of the Chula Vista Municipal Code,
Title 19?
e) Produce an additional amount of spill light? 0 0 till 0
Comments:
a) No significant scenic vistas or views open to the public exist through the site.
b) In accordance with the City's General Plan, this portion of Broadway is not designated a
scenic roadway. The project proposes access via two unsignalized driveways along
Broadway, Landscape treatments along Broadway are proposed in accordance with the City
13
of Chula Vista Municipal Code, (Sections 19,36,090 and 19,36,110) landscape and site
architectural requirements and design review guidelines, These landscape improvements
would ensure that aesthetic impacts to the Broadway corridor are not significant
c) The vacant project site is within an urbanized area and contains overgrown non-native
vegetation, The development of a mixed-use development on the project site would not have
a demonstrable negative aesthetic effect Proposed improvements along the site's Broadway
street frontage, including landscaping, decorative hardscape, and maintenance of existing
walls, and new retaining walls would have a positive aesthetic effect
d) Proper architectural design would ensure compliance with Section 19,66.100 of the Chula
Vista Municipal Code. Exterior lighting would not be directed upward and would be
designed and installed, with appropriate shielding if necessary, to ensure that light does not
spill horizontally beyond the limits of the development area onto adjacent roadways, and
surrounding commercial, or motel areas.
e) See XIV.d,
Mitigation: No mitigation measures are required.
Potl.'ßtiaDy
XV. CULTURAL RESOURCES, Would the Potentially Significant Less than
Signifkanl Unless Significant No
proposal: Impact Mitigated Impact Impact
a) Result in the alteration of or the destruction or 0 0 0 181
a prehistoric or historic archaeological site?
b) Result in adverse physical or aesthetic effects 0 0 0 181
to a prehistoric or historic building, structure
or object?
c) Have the potential to cause a physical change, 0 0 0 181
which would affect unique ethnic cultural
values?
d) Restrict existing religious or sacred uses within 0 0 0 181
the potential impact area?
e) Is the area identified on the City's Genen¡l Plan 0 0 0 181
EIR as an area of high potential for
archaeological resources?
Comments:
a) No prehistoric or historic archaeological sites are known or are expected to be present within
the impact area of the proposaL See XV.e. below.
b) No buildings or structures are present within the impact area of the proposal and no
prehistoric or historic objects are known or are expected to be present within the impact
area, See XV,e, below.
c) The proposed physical changes would not affect unique ethnic cultural values,
d) No religious or sacred uses exist within the impact area of the proposaL
14
e) The project site is identified as an area of low potential for cultural resources in the City's
General Plan ErR. The proposed grading quantities are 3,500 cubic yards cut and 1,000
cubic yards fill, resulting in 2,500 net cubic yards of export. Based on the level of previous
disturbance to the site and the relatively minor amount of additional grading that would be
necessary to construct the proposed mixed-use development, the potential for impacts to
archaeological resources is considered to be less than significant
Mitigation: No mitigation measures are required.
Potentially
Potentially Significant Lesstban
Signifkant Unless Significant No
Impact Mítigated Impact Impact
XVI. PALEONTOLOGICAL RESOURCES. Will the 0 0 0 181
proposal result in the alteration of or the
destruction of paleontological resources?
Comments:
The project site is identified as an area of low potential for paleontological resources in the City's
General Plan EIR, Based upon the low sensitivity of the site and the relatively minor amount of
proposed excavation, impacts to paleontological resources are not anticipated to be significant.
Mitigation: No mitigation measures are required,
Potentially
XVII. RECREATION. Would the proposal,' Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
a) Increase the demand for neighborhood or 0 0 181 0
regional parks or other recreational facilities?
b) Affect existing recreational opportunities? 0 0 0 181
c) Interfere with parks & recreation plans or 0 0 0 181
programs?
Comments:
a) Because the proposed mixed-use development is a small commercial retail/residential land
use proposing 49 residential units, it would not induce significant population growth and
thus not create a demand for neighborhood or regional parks or facilities,
b) The proposed mixed-use project would not create a significant impact to existing
recreational opportunities in the area,
c) According to the Parks and Recreation Element of the General Plan, the project site is not
planned for any future parks and recreation facilities or programs.
Mitigation: No mitigation measures are required,
15
Potentially
Significant Less than
Potentially Unless Significant No
Significant Mitigated Impact Impact
Impact
XVIII. MANDATORY FINDINGS OF
SIGNIFICANCE: See Negative Declarationfor
mandatory findings of signifìcanæ If an EIR is
needed. this section should be completed
a) Does the project have the potential to degrade 0 0 0 181
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, reduce the number
or restrict the range of a rare or endangered
plant or animal or eliminate important examples
of the major periods or California history or
prehistory?
Comments: The site is currently vacant, is within a commercial area, and is within the designated
development area the Draft City of Chula Vista Multiple Species Conservation Program Subarea
Plan, There are no known sensitive plant or animal species or cultural resources on the site,
Mitigation: No mitigation measures are required,
b) Does the project have the potential to achieve 0 0 0 181
short-term, to the disadvantage of long-term,
environmental goals?
Comments: The project would not affect long-term environmental goals of the City because the
project is consistent with the City of Chula Vista General Plan and the Draft City of Chula Vista
Multiple Species Conservation Program Subarea Plan, The project site is slated for infill
development No significant short-term impacts would result from the proposed project
Mitigation: No mitigation measures are required,
c) Does the project have impacts that are 0 0 0 181
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)
Comments: See Mitigated Negative Declaration, Section E According to the Traffic Impact Analysis,
the project area is virtually built out and any future infill projects were not known at the time of the
traffic study, Since cumulative projects were not included, the existing + project + cumulative projects
scenario was not analyzed.
Mitigation: No mitigation measures are required,
16
d) Does the project have environmental effects D D D ¡¡;
which wi]] cause substantial adverse effects on
human beings, either directly or indirectly?
Comments: No significant effects on human beings, either directly or indirectly, are anticipated to
result from the proposed project. The 253-acre site is currently unoccupied and is zoned for
commercial retail and residential land uses,
Mitigation: No mitigation measures are required,
XIX. PROJECT REVISIONS OR MITIGATION MEASURES:
Project mitigation measures are contained in Section F, Mitigation Necessary to A void Significant
Impacts, and Table 1, Mitigation Monitoring and Reporting Program Checklist, of Mitigated Negative
Declaration IS-03-0 16,
17
XX, AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line(s) provided below, the Property Owner and Operator stipulate that they have read,
understood and have their respective company's authority to and do agree to the mitigation measures
contained herein, and will implement same to the satisfaction of the Environmental Review
CoordinatoL Failure to sign the line(s) provided below prior to posting of this Mitigated Negative
Declaration with the County Clerk shall indicate the Property Owner's and Operator's desire that the
Project be held in abeyance without approval and that the Property Owner and Operator shall apply for
an Environmental Impact Report-
Laurie Madigan
Director of Community Development 4/11/03
Printed Name and Title of Property Owner Date
(or authorized representative)
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Printed Name and Title of Applicant/Operator Date
(if different from Property Owner)
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Signature 0 ApplIcant/Operator Date
(if different from Property Owner)
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Printed-N e and Title of Applicant/Operator I Date
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Signature of Applicant/Operator I ate
(if different from Property Owner)
18
The preparation and submittal of a final soils report wilJ be required prior to the issuance of a grading
permit as a standard engineering requirement. There are no known or suspected seismic hazards
associated with the project site. The project site lies approximately 1,0 mile to the west of the La
Nacion Fault Zone. The site is not within a mapped Earthquake Fault Zone. Therefore, project
compIiance with applicable Uniform Building Code standards would adequately address any building
safety/seismic concems,
The potential discharge of silt during construction activities could result in siltation impacts
downstream. Appropriate erosion control measures would be identified in conjunction with the
preparation of final grading plans and would be implemented during construction, The
implementation of water quality best management practices (BMPs) during construction would be
required in accordance with NPDES Order No. 2001-01. All portions of the development area
disturbed during construction would either be developed or would be appropriately landscaped in
compliance with the Chula Vista Municipal Code, Sections 19,36.090 and 1936,110, Compliance
with BMPs and NPDES Order No, 2001-01 would be required and would be monitored by the
Engineering Department. Therefore, the potential for the discharge of silt into the drainage channel
would be less than significant.
Water
A final drainage study wilJ be required in conjunction with the preparation of final grading and
improvement plans and properly designed drainage facilities wilJ be installed at the time of site
development to the satisfaction of the City EngineeL There is an existing curb inlet located east of
the project site, along Broadway. The proposed drainage facilities include sheetflowing into the
existing 30" and 18" storm drains off-site towards Riverlawn Avenue to the west and the
abandonment of the existing 3D" storm drain on-site.
Best Management Practices (BMPs) and Water Quality and watershed protection principles shall be
incorporated into the design of the project. Such measures shall be designed to minimize discharge
of pollutants into the storm drainage systems, Preliminary BMPs are proposed along the western
property line of the project site, The submittal of a formal drainage study would be required prior
to the issuance of construction permits to demonstrate that existing infrastructure would be adequate
to serve the project. Pre-construction and post-construction storm water pollution best management
practices (BMPs) will be required to be incorporated into the final grading plans, According to the
City Engineering Department, no significant impacts to the City's storm drainage system are
anticipated to result from the proposed development.
Due to the size and existing condition of the project site, the preparation and implementation of a
Storm Water Pollution Prevention Plan (SWPPP) would be required per the City of Chula Vista's
Storm Water Management Standards Manual, prior to the issuance of a construction permit.
Compliance with provisions of the California Regional Water Quality Control Board, San Diego
Region Order No. 2001·01 with respect to construction-related water quality BMPs would be
required. Based upon the project design, conditions of the Precise Plan and standard engineering
requirements, storm drainage and water quality impacts would be reduced less than significant
Air Quality
Based upon the relatively minor amount of site grading that would be necessary to accommodate the
proposed development and the amount of project-generated traffic that is anticipated, the proposal
would not result in the violation of any air quality standard or contribute to an existing or projected
air quality violation. The proposed project would potentially generate sufficient construction vehicle
emissions and dust during construction-related operations to result in a short-term significant, but
4
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated,"
as indicated by the checklist on the following pages,
D Land Use and Planning D Transportation/Circulation D Public Services
D Population and Housing D Biological Resources D Utilities and Service
Systems
D Geophysical D Energy and Mineral Resources D Aesthetics
D Water . Hazards D Cultural Resources
. Air Quality . Noise D Recreation
D Paleontological D Mandatory Findings of Significance
Resources
XXII, DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the D
environment, and a NEGATIVE DECLARATION will be prepared,
I find that although the proposed project could have a significant effect on the .
environment, there will not be a significant effect in this case because the mitigation
measures described on an attached sheet have been added to the project A
MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and D
an ENVIRONMENTAL IMPACT REPORT is required,
I find that the proposed project MAY have a significant effect(s) on the enviromnent, but D
at least one effect: I) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets, if the effect is a "potentially
significant impacts" or "potentially significant unless mitigated. " An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed,
D
I find that although the proposed project could have a significant effect on the
environment, there WILL NOT be a significant effect in this case because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR pursuant to
applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR,
including revisions or mitigation measures that are imposed upon the proposed projecL
An addendum has been prepared to provide a record of this determination,
Marilyn R.F. Ponseggi Date
Environmental Review Coordinator
19