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HomeMy WebLinkAboutRCC AGENDA PK 2002/10/02 Mitigated Negative Declaration PROJECT NAME: Aqua Clean CarwashlLube Center PROJECT LOCATION: Otay Lakes Road/Ridgeback Road ASSESSOR'S PARCEL NO,: 594-120-2400 PROJECT APPLICANT: Lou Brito CASE NO,: IS-02-32 DATE OF DRAFT DOCUMENT: October 02, 2002 DATE OF RESOURCE CONSERVATION COMMISSION MEETING: October 14, 2002 DATE OF FINAL DOCUMENT: A, Proiect Setting The 0,57-acre, unoccupied project site is located at the northwest comer of Otay Lakes Road and Ridgeback Road (refer to Exhibit A). The triangular-shaped, relatively flat site has been previously disturbed with pre-grading but never developed. The majority of the property consists of bare dirt with some non-native vegetation, Surrounding land uses consist of the following: North - Fitness Club East- Otay Lakes Road South - Commercial Shopping Center Southwest - Apartments West- Professional Office Building ß, Project Description The proposed project consists of the construction and operation of a full-service car wash facility with small convenience store; 2-bay lube facility and car detailing shade structure (Exhibit B), The proposal includes a vacuum station near the northern property boundary, a car wash building adjacent to Otay Lakes Road, and a detailing shade structure adjacent to the western property line. Proposed improvements include a 17 -space paved parking lot, perimeter and interior landscape treatments, exterior wall lighting and lighting standards, perimeter fencing, and drainage improvements. The proposed business hours of operation are from 8:00 a,m, to 6:00 pÆ, during the summer months and 8:00 a.m. to 5:00 p.m, during winter months. The only business operations that would not occur within a partial1y or completely enclosed building are the detailing area, drying area and vacuum station, The proposcd project requires a Conditional Use Pennit to be considered by the Planning Commission and Design Review of a Precise Plan by the Design Review Committee, C Compliance with Zoning and Plans The property is zoned CCP (Central Commercial/Precise Plan) and designated CR (Retail Commercial) under the City's General Plan, Carwashes and lube facilities are pemlitted uses with a conditional use pennit and design review of a precise plan, The proposed use of the site is consistent I 10/02/02 with the Zoning classification, General Plan designation, and the City's adopted environmental plans and policies. D, Identification of Environmental Effects An Initial Study conducted by the City of Chula Vista (including the attached Environmental Checklist fonn) detennined that the proposed project would not result in a significant environmental effect Therefore, the preparation of an Environmental Impact Report will not be required. This Mitigated Negative Declaration has been prepared in accordance with Section l5070 of the State CEQA Guidelines, T ransporta ti onlCircu lati on A traffic study was prepared for the proposed project by Rick Engineering Company, dated August 5, 2002, in order to assess the potential impacts of the proposal to the surrounding street network and to determine the adequacy of on-site circulation for emergency vehicles and truck deliveries, The results of this analysis are summarized below, Existing Conditions The primary access roads into the proposed project area are Otay Lakes Road and Ridgeback Road, The main access road to the project site is Ridgeback Road. There are two signalized intersections near the project site; Otay Lakes Road/Ridgeback Road and Otay Lakes Road/East "H" Street Otay Lakes Road is a classified as a 6-Lane Prime Arterial; currently, there are two lanes of travel in each direction fronting the site, Under existing conditions, this segment of Otay Lakes Road has a capacity of 30,000 average daily trips (ADT) at Level-of-Service (LOS) C The existing traffic volume on Otay Lakes Road north of Ridgeback Road is 29,100 and south of Ridgeback Road is 29,500, which equates to LOS C, Ridgeback Road, a Class III Collector with one lane of travel in each direction currently operates at LOS A in the project area, Peak hour turning movements at the project area intersections were conducted during 7:00 - 9:00 a.m, and 4:00 - 6:00 p,m, Consideration was given to conduct the peak hour analysis to coincide with the opening and closing periods of the nearby schooL After careful review of the 24-hour roadway machine counts, it was determined that school opening would be captured during the a,m, count period (7:00-9:00 a,m,) and the school dismissal occurs much earlier (2:30-3:30 p.m,) and is less intensive than the p,m, peak hour of the adjacent street system, Therefore, the calculated peak hour within the count period of both intersections was utilized in the analysis and considered the worst-case scenario, According to the traffic study, the signalized intersection of Otay Lakes Road and Ridgeback Road is calculated to currently operate at LOS D during the a,m, peak hour and LOS C during the p,m. peak hOUL The signalized intersection of Otay Lakes Road and East "H" Street currently operates at LOS D during the a,m. and p,m, peak hours, Existing Conditions Plus Proposed Project SANDAG's Vehicular Traffic Generation Rate for a prototype full service car wash is 900 ADT per site plus 40 ADT per lube stalL According to SANDAG and the ITE Trip Generation Report (6'h Edition), an important traffic-related occurrence indicates that 50% of the trips arriving at a car wash station are "pass-by" trips already on the street system, The proposed project is estimated to generate 980 ADT with 40 a,m, peak hour trips (20 inbound/20 outbound) and 90 P,ID- peak hour 2 1 % 1/02 trips (45 inbound/450utbound), half of which would be new trips on the street system, or 490 ADT with 20 a,m, peak hour trips (10 inbound/IO outbound) and 44 p,m, peak hour trips (22 inbound/22 outbound), According to the traffic study, the signalized intersection of Otay Lakes Road and Ridgeback Road is calculated to continue to operate at LOS D during the a,m, peak hour and LOS C during the p.m, peak hour with the addition of traffic generated by the proposed project All roadways within the project area are calculated to continue to operate at LOS C or better with the addition of project traffic Existing Plus Proposed Project and Approved and Pending Projects According to the traffic study, the signalized intersections and roadway segments within the project area are calculated to operate at LOS D or better with the addition of the proposed project as well as approved and pending projects, Based upon the City of Chula Vista's significance criteria, no significant direct project traffic impacts are anticipated to result under this scenario, Year 20]2 Analysis In order to analyze future forecasted traffic within the project area, average daily traffic volumes were taken from the 2010 SANDAG Series 9 regional model. Once the volumes were calculated an additional two years were added to derive the 2012 volumes, Based on the City of Chula Vista's significance criteria a significant cumulative impact was identified in the year 2012 scenario with or without the proposed project at the intersection of Otay Lakes Road and East "H" Street and the project area segments of Otay Lakes Road, According to the Engineering Division, the proponent will be required to dedicate additional needed right-of-way along the property frontage for a future 6-Lane Prime Arterial as specified on the proposed site plan. A mitigation measure requiring the applicant to pay the applicable Transportation Development Impact Fee (TDIF) for the proposed project would lessen the significant cumulative impacts of the proposal to a level of less significance, since the TDIF program will fund the roadway improvements necessary within eastern Chula Vista to mitigate the traffic impacts of planned future growth in this territory, Queuing/Truck Turning Analysis A progression and queuing analysis of the project driveways and the intersection of Otay Lakes Road/Ridgeback Road was conducted to determine the affects of inbound/outbound project traffic at the intersection of Otay Lakes Road/Ridgeback Road, The driveway spacing to the signalized intersection is about 110 feet to the most easterly driveway (outbound only) and 200 feet to the westerly driveway, For this analysis, the results from the Synehro and SimTraffie software package were utilized to calculate the 951h percentile queues, The Sim Traffic software package uses the parameters inputted in the Synchro software to record simulations of the analyzed condition, Queues from the Sim Traffic software package were then reported. Based on the results of the progression and queuing ana1ysis, no significant increase in queues were calculated at the eastbound and northbound left-turning movements and southbound right-turn movement due to the relatively small amount of peak hour project traffic'. Additionally, an analysis was conducted to determine adequate on-site circulation for fire and delivery trucks, The truck turning template showed the proposed site plan to provide adequate ingress/egress and on-site circulation for delivery and fire trucks, 3 10/01/02 Water/Drainage The project site is beyond the limits of the SOO-year floodplain and is not in proximity to any bay or ocean; therefore, no exposure of people or property to water related hazards would result from the proposed development. The proposed grading and development of the previously graded, vacant site would result in changes in absorption rates, drainage patterns, and the rate and amount of surface runoff The preparation of a final drainage study will be required in conjunction with the preparation of final grading and improvement plans and appropriate, properly designed drainage facilities will be installed at the time of site development Surface runoff will be collected on-site and discharged into the existing City stonn drainage system; no significant impacts to the City's stonn drainage system are anticipated to result from the proposed development Based on the planned storm water drainage methodology, the size of the proposed development, and the location of the project site relative to natural water bodies, the project would not result in any changes in currents, or the course of direction of water movements, in either marine or fresh waters, A Hydrology Study was prepared by Registered Civil Engineer Joel G, Morrison dated July I, 2002, Street frontage along Otay Lakes and Ridgeback Roads will continue to sheet flow out to the street as it currently does, The improvements (building, parking areas and landscaped treatments) will drain in a northwesterly direction to the existing private storm drain pipe. A new 24-inch x 24-inch concrete drain box will collect this water and connect to the existing private storm drain pipe facility, The drain box will contain a fossil filter or equivalent in accordance with permanent best management practices requirements, to the satisfaction of the City EngineeL The car wash area and tunnel will retain all drainage on-site, The project site is within the service area of the Otay Water District The operation of the proposed carwash and lube facility is not anticipated to result in a significant increase in the consumption of water otherwise available for public consumption, No changes in the quantity of groundwater, or other impacts to groundwater, are expected to result from the proposed development of the project site, The proposed car wash area would contain a water reclamation system to conserve water and to avoid the discharge of pollutants generated by the car wash operations into the stonn drain system, The reclaimed water would be recirculated and fiHered by use of a barrel screen and a separator; pollutants would be periodically removed and properly disposed of by a licensed hauleL In accordance with County of San Diego Department of Environmental Health standards and regulations for water reclamation systems, wastewater from this system would be discharged into the City's sanitary sewer system, Car lube facilities can create significant water quality impacts unless mitigated to a level of less than significance, The proposed lube facility would contain an underground work environment, a modular underground lubrication system made of fiberglass-reinforced plastic that would be pennanently sealed before being placed in the ground to prevent oils from seeping into the ground, All waste oil and oily rags would be picked up, recorded and disposed of by a licensed oil removal firm in accordance with County of San Diego Department of EnvironmentaL Health standards and regulations, 4 1 DID 1/02 All grading operations would be performed in compliance with the City of Chula Vista Grading Ordinance (Ordinance 1797, as amended), Short-term erosion of the cut and fill slopes would be reduced to a less than significant level by the installation of temporary de silting and erosion control devices to the satisfaction of the City EngineeL These devices may include de silting basins, berms, hay bales, silt fences, dikes, and shoring, Protective devices would be provided at every storm drain inlet to prevent sediment from entering the storm drain system, Erosion control measures would be installed as required by the City EngineeL Compliance with NPDES Order No. 2001-01, through the implementation of appropriate construction and post-construction best management practices (BMPs), as outlined below in Section F, would mitigate potentially significant water quality impacts to below a level of significance. Air Quality Based upon the limited amount of site grading that would be necessary to accommodate the proposed development and the projected amount of new project-generated traffic, 490 average daily trips, the proposal would not result in the violation of any air qualíty 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- tenn significant, but mitigable, impact to air quality, Fugitive dust would be created during construction operations as a result of clearing, earth movement, and travel on unpaved surfaces, Dust control during grading operations would be regulated in accordance with the rules and regulations of the County of San Diego Air Pollution Control DistTict and the California Air Resources Board, Complíance with the mitigation measures outlíned below in Section F would reduce this potentially significant impact to below a 1evel of significance, Geophysical The anticipated volume of soil to be excavated to accommodate the proposed lube facility is 270 cubic yards; the maximum excavation depth for this facility is approximately 9 feeL Standard engineering requirements and engineering design would ensure that soils-related impacts would not resulL The project site has been previously graded; according to the Engineering Division further grading to accommodate the proposed development would require a grading penniL 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, 2001-0L All portions of the development area disturbed during construction would either be developed or would be appropriately landscaped in compliance with the City Municipal Code, Sections 19,36,090 and 1936,110, Although grading operations would be performed in complíance with the City of Chula Vista Grading Ordinance (Ordinance 1797, as amended), significant erosion impacts could occur during excavation and construction operations due to disruptions of the soil. Soil erosion could result in sedimentation in the storm drain system resulting in a significant impact unless mitigated to a level of less than significanL Compliance with National Pollutant Discharge Elimination System (NPDES) Permit Order No, 2001-01 and the implementation of BMPs during and after construction to prevent erosion and the discharge of sediment into the storm drain system would be required, 5 10/0 1/02 Soils erosion impacts would be mitigated to below a level of significance through implementation of the mitigation measure contained in Section F below, Noise A Noise study was prepared for the proposed project by Investigative Science and Engineering, Inc" dated May 9, 2002, The identified noise generators associated with the proposed development consist primarily of vehicles and pedestrian activity, vehicle deliveries, roof mounted HV AC systems and operation of the quick lube, vacuum station and car wash facility, No public address system is proposed, The closest noise receptor to the site is a two-story office building to the west Other surrounding land uses include a vacant lot to the north, Otay Lakes Road and single-family residences beyond to the east, Ridgeback Road and a commercial center to the south and apartments to the southwest The office building to the west would not be significantly impacted by the facility because of the buffering created by the placement of the building and the distance separation from the major noise generators. Based upon the expected level of attenuation and anticipated noise levels to be generated by the proposed equipment, sensitive receptor property line noise levels would range between 4 L I dBA Leq-h for the proposed dryer/blow system and 55,6 dBA Leq-h for the vacuum system, These levels would be below the impact thresholds of the City's Noise Ordinance. Additionally, during daytime hours, especially during the peak traffic hour, the noise generated by the various activities of the facility would be non-impactive compared to the existing traffic noise levels along Otay Lakes Road and Ridgeback Road, No significant noise levels are projected to be generated by the proposed project; therefore, compliance with the applicable thresholds ofthe City's Noise Ordinance is anticipated, Hazards The proposed project includes a lube facility that would contain an underground containment system for waste oiL The proposed system is a three-compartment system that would not allow any oils to seep into the ground, Related work of the car wash and lube facility could contain storage of hazardous solvents and materials normally associated with such facilities, However, as a standard condition a business plan that identifies the type, location, storage and use of any hazardous materials shall be filed with the City Fire Department and County of San Diego Environmental Health Department The proponent is required to have all waste oil and oily rags picked up, recorded and removed by a licensed oil removal firm, Conditions of approval requiring compliance with local. state and federal environmental regulations and the proposed design of the project would reduce any significant hazardous impacts to a level of less than significance, According to the traffic study prepared by Rick Engineering, dated August 5. 2002, a queing/truck turning analysis was completed, It was determined the site plan reflected adequate on-site circulation for emergency vehicles, According to the City Police Department and Fire Department, the development of the commercial building would not interfere with existing emergency response or evacuation plans, No significant queuing or truck turning impact would result from the proposed project 6 1010 l/02 E Public Comments On June 27, 2002, a Notice ofInitial Study was circulated to property owners within a 500-foot radius of the proposed project site, The public review period ended July 8, 2002, One written comment was received during the pub1ic review period, The concerns expressed in the letter dealt with traffic circulation, noise and the removal of waste products from the car wash and lube facility, These issues are addressed above in Section D, F. Mitigation Necessary to A void Significant Impacts Transportation/Circulation L The applicant shall pay the applicable Transportation Development Impact Fee for the proposed project prior to building permit issuance, Water/Drainage L Prior to the issuance of any grading permit, the City Engineer shall verify that the final grading plans comply with the provisions of California Regional Water Quality Control Board, San Diego Region Order No. 2001-01 with respect to construction-related water quality best managemcnt practices, 3, Prior to the issuance of any grading or bui1ding permit, the City Engineer shall verify that the grading or construction plans comp1y with the provisions of California Regional Water Quality Control Board, San Diego Region Order No, 2001-01 with respect to permanent, post- construction water quality best management practices (BMPs). If one or more of the approved post-construction BMPs is non-structural, then a post-construction BMP plan shall be prepared to the satisfaction of the City Engineer prior to the commencement of construction; comp1iance with said plan shall become a permanent requirement of the Mitigation Monitoring and Reporting Program, Air Quality 4, 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, 5, During construction, stockpiled materia1s 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, 6, During construction, dirt and debris shall be washed down or swept up as soon as practicable to reduce the resuspension of particu1ate matter caused by vehicle movement over such materiaL Approach routes to the construction area shall be cleaned daily of construction-related dirt and debris, 7, 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 from the upper edge of the container area where thc material contacts the sides, 7 10101/02 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, 8, Construction equipment shall be tuned prior to the start of construction and sha11 be maintained in proper working order in order to minimize air po11utant emissions; use of low po11utant-emitting construction equipment, including electrical-powered equipment, sha11 be used as practicaL 9. Soil disturbance and travel on unpaved surfaces shall be suspended when wind speeds exceed 25 miles per hOUL Geophysical 10, Prior to the commencement of grading, temporary desilting and erosion control devices sha11 be insta11ed, These devices may include de silting basins, benns, hay bales, silt fences, dikes and shoring, Protective devices will be provided at every stonn drain inlet to prevent sediment from entering the stonn drain system. These measures sha11 be reflected in the grading and improvement plans to the satisfaction of the City EngineeL 8 1 DID 1/02 G, Consultation L Individuals and Organizations City of Chula Vista: Maria C. Muett, Planning and Building Paul HeHman, Planning and Building Kim Vander Bie, Planning and Building Sohaib Al-Agha, Engineering Frank Rivera, Engineering Ralph Leyva, Engineering David Kaplan, Engineering Majed AI-Ghafry, Engineering Jeff Moneda, Engineering Applicant: Lou Brito Other Agencies: Otay Water District 2, Documents Chula Vista General Plan (1989) and EIR (1989) Title 19, Chu]a Vista Municipal Code 3. Initial Study This environmental detennination is based on the attached Initial Study and comments received in response to Notice ofInitial Study, The report reflects the independent judgement 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, ?r;~/ t?Øwt yj . Date: ID/c2/ð~ / Marilyn ,F, Ponseggl Environmental Review Coordinator J :\Planning\MARIA \Jnitial Study\IS-02-32MND.doc 9 10/0] /02 ------.~--- / "'. < -~ .~, / /, ...." /' "'-'-..' ", . ~, / -""- í / ~= . _-Y- \\'V'" , \ PROJECT lOCATION BONITA VISTA HIGH SCHOOL RDR SPA 1 PHASE 2 DISCOVERY PARK .----, CHULA VISTA PLANNING AND BUILDING DE PARTM E NT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT LOU BRITO INITIAL STUDY PROJECT ADDRESS, Oomer of Otay Lakes and Ridgeback Road Request: Proposal for a full service car wash, convenience store and offices. (2) bay lube SCALE: FILE NUMBER' facilities and a (4) bay car detailing building. NORTH No Scale IS-02-032 Rürated Cases: DRC-02-40, PCC-02-49 j :\home\plan n i ng\cherrylc\locators \ls02032, cd r 06,26,02 EXHlBf'í A Q:J ~~~ ~ ~ VI.............. .... ....www u '-'oO{-o(<( -0( ~a.Q.a. :;; is ~~:~ ~ ~ &' - ~- a _ . ~ ~ ~~ -, « a. "'~VI~ ~ ...J 0 NQ.W U :J 0 Q.:I: ;;:;v'>~: ~ ~ ~ <i'" a~~ VI - VI...J . a:ŒI 0 ~ ~~:;; g '~0 ~ '... 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""" II ~i~ :Ë~ ! ; ¡~ iï. ;.;:~ . -3- ATTACHMENT "A" MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Aqua Clean Carwash/Lube Center - 18-02-32 This Mitigation Monitoring and Reporting Program has been prepared by the City of Chula Vista in conjunction with the proposed Aqua Clean Carwash/Lube Center project The proposed project has been evaluated in an Initial Study/Mitigated Negative Declaration prepared in accordance with the California Environmental Quality Act (CEQA) and City/State CEQA Guidelines (IS-02-32). The legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored for Mitigated Negative Declarations, AB 3 I 80 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): 1, . Transportation/Circulation 2. Water/Drainage 3. Air Quality 4, Geophysical 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 and City EngineeL Evidence in written fom1 confinning compliance with the mitigation measures specified in Mitigated Negative Declaration IS-02-32 shall be provided by the applicant to the Environmental Review Coordinator and City EngineeL The Environmental Review Coordinator 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 Dcclaration IS-02-32, which will be implemented as part of the project In order to detennine 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 completcd each mitigation measure, Space for the signature of the verifying person and the date of inspection is provided in the last column, J :\Planning\M ^ RIA \1 ni tial Study\] S-02 - 3 2MM RPtex ¡doc ( ,: IT on ,~ E ¡W " E E 0 '-' " 1 B j '¡: ~ 0 ::;: " 0 ~ " '" "' ;; 0 ::¡ ã. on E rn 0 ~ :" '-' :š I- illW en 0> 0> ::¡ C C c '6 '6 0 ~ " '3 '3 '~ "0 "0 :¡; " C C U ïii >. 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'Õ"J ~ :Jrn{/)Oc~ ro....:JroOJQ)Q)Q) oCu~Q) 'Çj{/) Q) ï::::Q).s:::ro=~WEI:: ro 0 Ç¡ ~ E S ~ E ~ E E ~ -£ £; £; u 8 Ç¡ .Q ãi (j) ª CD 0... '0 I- -0 ~ rn E ._ W o c '" " U <D r-- ex) m ~ '" => <{ Case No.IS-02-32 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent: Lou Brito 2, Lead Agency Name and Address: City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 3. Address and Phone Number of Propouent: 640 Albion Street San Diego, CA 92106 (619) 698-6775 4. Name of Proposal: Aqua Clean Carwash/Lube Center 5. Date of Checklist: October 1, 2002 Potentially Potentially Significant Less than Significant Unless Significant No Impact !\-litigated Impact Impa't I. LAND USE AND PLANNING, Would the proposar a) Conflict with general plan designation or 0 0 0 IIi1 zoning? b) Conflict with applicable environmental plans or 0 0 0 IIi1 policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations 0 0 0 IIi1 (e,g., impacts to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of 0 0 0 IIi1 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); carwashes and lube facilities are permitted uses in this zone with a conditional use permit and design review of a precise plan, b) The proposal would not conflict with any applicable adopted environmental plans or policies, Furthermore, the proposed development would not encroach into the Draft City of Chula Vista Multiple Species Conservation Program Subarea Plan Habitat Preserve area, c) The project site is neither in current agricultural production nor adjacent to property in agricultural production and contains no agricultural resources. -1- d) The proposed development of a car wash and lube facility would not disrupt or divide the established adjacent Rancho Del Rey community or surrounding commercial and professional office environment. Mitigation: No mitigation measures are required PotentiaUy II. POPULATION AND HOUSING, Would the Potentially Significant Less than Significant Unless Significant No proposal.- Impact Mitigated Impact Impact a) Cumulatively exceed official regional or local D D D 0 population projections? b) Induce substantial growth in an area either D D D 0 directly or indirectly (e,g" through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable D D D 0 housing? Comments: a) The proposed car wash and lube facility would have no effects upon regional or local population, as it is a commercial land use and not a housing development b) The proposed car wash and lube facility would not directly or indirectly induce population growth, as it is a minor retail commercial land use. c) The vacant project site does not contain any housing development. Mitigation: No mitigation measures are required, Potentially III. GEOPHYSICAL. Would the proposal result in or Potentially Significant Less than Significant Unless Significant No expose people to potential impacts involving.' Impact Mitigated Impact Impact a) Unstable earth conditions or changes in D D D 0 geologic substructures? b) Disruptions, displacements, compaction or D D 0 D overcovering of the soil? c) Change in topography or ground surface relief D D D 0 features? d) The destruction, covering or modification of D D D 0 any unique geologic or physical features? e) Any increase in wind or water erosion of soils, D 0 D D either on or off the site? t) Changes in deposition or erosion of beach D D D 0 sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any - 2- bay inlet or lake? g) Exposure of people or property to geologic 0 0 0 Iij hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Comments: See Mitigated Negative Declaration, Section D. Potentially 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 Iij 0 or the rate and amount of surface runoff? b) Exposure of people or property to water related 0 0 0 Iij hazards such as flooding or tidal waves? c) Discharge into surface waters or other 0 Iij 0 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 Iij water body? e) Changes in currents, or the course of direction 0 0 0 Iij of water movements, in either marine or fresh waters? f) Change in the quantity of ground waters, either 0 0 0 Iij 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 Iij groundwater? h) Impacts to groundwater quality? 0 0 0 Iij i) Alterations to the course or flow of flood 0 0 0 Iij waters? j) Substantial reduction in the amount of water 0 0 0 Iij otherwise available for public water supplies? Comments: See Mitigated Negative Declaration, Section D, Potentially V. AIR QUALITY. Would the proposal.' Potentially Significant Less than SignificalJl Unless Significant No Impact Mitigated Impact Impact a) Violate any air quality standard or contribute to 0 0 Iij 0 an existing or projected air quality violation? h) Expose sensitive receptors to pollutants? 0 Iij 0 0 - 3 - c) Alter air movement, moisture, or temperature, 0 0 0 0 or cause any change in climate, either locally or regionally? d) Create objectionable odors? 0 0 0 0 e) Create a substantial increase in stationary or 0 0 0 0 non-stationary sources of air emissions or the deterioration of ambient air quality? Comments: See Mitigated Negative Declaration, Section D, Potentially VI. TRANSPORT A TION/CIRCULA TION. Would Potentially Significant Less than Significant Unless Signifiçant No the proposal result in,' Impact Miligated Impact Impact a) Increased vehicle trips or traffic congestion? 0 0 0 0 b) Hazards to safety from design features (e,g" 0 0 0 0 sharp curves or dangerous intersections) or incompatible uses (e.g" farm equipment)? c) Inadequate emergency access or access to 0 0 0 0 nearby uses? d) Insufficient parking capacity on-site or off-site? 0 0 0 0 e) Hazards or barriers for pedestrians or 0 0 0 0 bicyclists? f) Conflicts with adopted policies supporting 0 0 0 0 alternative transportation (e,g, bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? 0 0 0 0 h) A "large project" under the Congestion 0 0 0 0 Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak -hour vehicle trips,) Comments: See Mitigated Negative Declaration, Section D, Potentially VII. BIOLOGICAL RESOURCES. Would the Potentially Significant Less than Significant Unless Significant N" proposal result in impacts to.' Impact Mitigated Impact Impact a) Endangered, sensitive species, species of 0 0 0 0 concern or species that are candidates for listing? b) Locally designated species (e,g" heritage 0 0 0 0 trees) ? - 4- 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? 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, t) 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. Mitigation: No mitigation measures are required, Potentially Potentially Significant I,essthan VIII. ENERGY AND MINERAL RESOURCES. Significant UI¡)eS5 Significant No Would the proposal: Impact Mitigated Impact Impact a) Conflict with adopted energy conservation 0 0 0 C!O plans? b) Use non-renewable resources in a wasteful and 0 0 0 C!O inefficient manner? c) If the site is designated for mineral resource 0 0 0 ø protection, will this project impact this protection? Comments: a) The project would not conflict with any adopted energy conservation plans, - 5- b) The proposed facility would be designed to meet or exceed all applicable energy efficiency regulations, 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 State of California Department of Conservation does not designate the project site for mineral resource protection, Mitigation: No mitigation measures are required, Potentially IX. HAZARDS, Would the proposal involve,' Potentially Significant Lesstban Significant Unless Significant No Impact Mitigated Impact Impact a) A risk of accidental explosion or release of 0 0 ¡¡; 0 hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? b) Possible interference with an emergency 0 0 ¡¡; 0 response plan or emergency evacuation plan? c) The creation of any health hazard or potential 0 0 ¡¡; 0 health hazard? d) Exposure of people to existing sources of 0 0 0 ¡¡; potential health hazards? e) Increased fire hazard in areas with flammable 0 0 ¡¡; 0 brush, grass, or trees? Comments: a) See Mitigated Negative Declaration, Section D. Potentially X. NOISE. Would the proposal result in,' Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact a) Increases in existing noise levels? 0 0 ¡¡; 0 b) Exposure of people to severe noise levels? 0 0 ¡¡; 0 Comments: See Mitigated Negative Declaration, Section D, Potentially XI. PUBLIC SERVICES. Would the proposal have Potentially Significant Less than Significant Unless Significant 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') 0 0 ¡¡; 0 - 6- b) Police protection? 0 0 0 0 c) Schools? 0 0 0 0 d) Maintenance of public facilities, including 0 0 0 0 roads? e) Other governmental services? 0 0 0 0 Comments: a) According to the Fire Department, adequate fire protection services can continue to be provided upon completion of the proposed project. The proposed car wash and lube facility 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 car wash and lube facility would not have a significant effect upon or result in a need for new or altered police protection services, c) The proposed car wash and lube facility would not induce any population growth; the project would not result in any adverse impacts to public schools, as it is a minor retail commercial project. d) The proposed car wash and lube facility is a minor retail commercial project and will not create a significant impact to existing public facilities, create the need for additional public facilities or alter the maintenance of such facilities, An equestrian trail easement exists outside the proposed project boundary, along the eastern side, The equestrian trail easement originates in Bonita and travels through the Rancho Del Rey SPA, extending south, The trail traverses along the eastern boundary outside of the proposed project site, within a landscaped area, The proponent has committed to enhancing the landscaped treatments along the Otay Lakes frontage and maintaining the equestrian trail, thus improving an existing facility, e) As a private tàcility, the proposed car wash and lube facility does not require the need for governmenta1 services. The proposed project would not have a significant effect upon or result in a need for new or expanded governmental services, Mitigation: No mitigation measures are required, Potentiall)" Potentially Significant Less than Significant Unless Significant No Impact J\litigated Impact Impact XII. Thresholds. Will the proposal adversely impact 0 0 0 0 the City's Threshold Standards? As described below, the proposed project would not adversely impact any of the seven Threshold Standards, - 7- Potentially PotentiallJ' Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact a) Fire/EMS D D ø D 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 City of Chula Vista has indicated that this threshold standard will be met, as the car wash and lube facility is less than three miles from the nearest fire station and would be associated with a four-minute response time, The proposed project would comply with this Threshold Standard. Comments: The Fire/EMS threshold would be met as reported by the Fire Department Therefore, no significant impacts to fire services are anticipated. Mitigation: No mitigation measures are required, Potentially Putentially Significant L-essthan Significant Unless Significant No Impact Mitigated Impact Impact b) Police D D ø D 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 1 calls of 4,5 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 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 D D ø D 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: According to the traffic study, the proposed project would generate 980 average daily trips (ADT), Based on the results of the traffic study, the LOS "c" or better traftìc threshold standard would be met on the Otay Lakes Road and Ridgeback Road project area street segments with the proposed development Mitigation: Future development and traftìc impacts for future buildout. in accordance with - 8- the General Plan, are addressed in the Mitigated Negative Declaration, Section D, PotentiaUy PotentiaUy Significant Less than Signifkant Unless Significant No Impact Mitigated Impacl Impact d) Parks/Recreation 0 0 0 ø The Threshold Standard for Parks and Recreation is 3 acres of neighborhood and community parkland with appropriate facilities per 1,000 residents east ofInterstate 805, Comments: The project is located east of 1-805, however, the park pad obligation will not be required as the project is a cornmercialland use, The parks and recreation threshold standard does not apply, Mitigation: No mitigation measures are required, Potentially Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact e) Drainage 0 0 ø 0 The Threshold Standards require that storm water flows and volumes not exceed City Engineering Standards, Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards, The proposed project will comply with this Threshold Standard, Comments: The proposed project will include a new 24-inch x 24-inch concrete drain box that will collect project water and connect to the existing storm drain facility. According to the Engineering Division, a drainage study will be prepared in conjunction with the preparation of final grading and improvement plans and properly designed drainage facilities will be installed at the time of site development Surface runoff will be collected on-site and discharged into the existing City storm drainage system; no significant impacts to the City's storm drainage system are anticipated to result from the proposed development According to the Engineering Division, the proposed project would comply with the drainage threshold standard. Mitigation: See Mitigated Negative Declaration, Section D, Potentiall)' Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact t) Sewer 0 0 ø 0 The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards, Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards, The proposed project will comply with this Threshold Standard, Comments: No new sewer service would be required to serve the proposed project - 9- 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 Lcsslhan Significant Unless Signifkant N. Impact Mitigated Impact Impact g) Water 0 0 ø 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 in-fill site within a developed area, The project site is within the service area of the Otay Water District Pursuant to correspondence received from the Otay Water District, dated February 21, 2002, the project may be serviced off the existing l2-inch main on Otay Lakes Road and the IO-inch main on Ridgeback Road. Project impacts to the District's storage, treatment, and transmission facilities would be less than significant Mitigation: No mitigation measures are required. Potentially XIII. UTILITIES AND SERVICE SYSTEMS. Would Potentially Significant Less than Significant Unless Significant N. 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 ø 0 b) Communications systems? 0 0 ø 0 c) Local or regional water treatment or 0 0 ø 0 distribution facilities? d) Sewer or septic tanks? 0 0 ø 0 e) Storm water drainage? 0 0 ø 0 t) Solid waste disposal? 0 0 ø 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 - to carwash and lube facility 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 be created as a result of the proposed project- b) See XIIL a. c) See XIII.a, The project site is within the service area of the Otay Water District- Pursuant to correspondence from the Otay Water District, dated February 21, 2002, the project may be serviced from existing potable water mains, d) See XIILa. According to the Engineering Division, there is an 8-inch sewer line running easterly along Ridgeback Road that connects to an 8-inch sewer line running northerly along Otay Lakes Road, City Engineering staff has determined that existing sewer mains are adequate to serve the proposed project- e) See XIIL a, There are three curb inlets existing at the intersection of Ridgeback Road and Otay Lakes Road, The adequacy of the existing 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- t) See XIILa, Mitigation: No mitigation measures are required. Potentially Potentially Significant Lesstban Significant Unless Significant No XIV. AESTHETICS. Would the proposal.' Impact Mitigated Impact Impact a) Obstruct any scenic vista or view open to the 0 0 0 ø 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 ø 0 scenic route? c) Have a demonstrable negative aesthetic effect? 0 0 0 ø d) Create added light or glare sources that could 0 0 ø 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 ø 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, Otay Lakes Road and East "H" Street are -II designated scenic roadways, The project proposes access via two unsignalized driveways along Ridgeback Road; a full access driveway and an outbound only driveway from the intersection of Otay Lakes Road and Ridgeback Road. Landscape treatments along Otay Lakes Road are proposed in accordance with the City of Chula Vista Municipal Code, (Sections 19.36.090 and 1936,110) landscape and site architectural requirements and design review guidelines, These landscape improvements would ensure that aesthetic impacts to these scenic roadways are not significant c) The vacant project site is within an urbanized area and contains overgrown non-native vegetation. The development of a car wash and lube facility on the project site would not have a demonstrable negative aesthetic effect Proposed improvements along the site's two street frontages, including landscaping, decorative hardscape, and maintenance of an existing equestrian trail, 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, office or residential areas. e) See XIV.d, Mitigation: No mitigation measures are required, Potentially XV. CULTURAL RESOURCES. Would (he Potentially Significant Less than Significant Unless Signifkant No proposar· Impact I\-litigated Impact Impact a) Result in the alteration of or the destruction or 0 0 0 C!!J a prehistoric or historic archaeological site? b) Result in adverse physical or aesthetic effects 0 0 0 C!!J to a prehistoric or historic building, structure or object? c) Have the potential to cause a physical change, 0 0 0 C!!J which would affect unique ethnic cultural values? d) Restrict existing religious or sacred uses within 0 0 0 C!!J the potential impact area? e) Is the area identified on the City's General Plan 0 0 0 C!!J ElR as an area of high potential for archaeological resources? Comments: a) No prehistoric or historic archaeological sites are known or 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 expected to be present within the impact area, - ]2 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. e) The project site is identified as an area of low potential for cultural resources in the City's General Plan ElK The project site was previously pre-graded for a previous project that was never completed. The proposed project includes a lube center that will require excavation of approximately 9 feet and 7 inches for the work bays and containment system, The anticipated volume of soil to be excavated for the lube bays and containment system would be 270 cubic yards. 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 car wash and lube facility, the potential for impacts to archaeological resources is considered to be less than significant Mitigation: No mitigation measures are required, Potentially Potentially Significant I"essthan Significant Unless Significant No Impact Mitigated Impact Impact XVI. PALEONTOLOGICAL RESOURCES, Will the 0 0 0 iii 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 ElK 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 proposar· Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact a) Increase the demand for neighborhood or 0 0 0 iii regional parks or other recreational facilities? b) Affect existing recreational opportunities? 0 0 0 iii c) Interfere with parks & recreation plans or 0 0 0 iii programs? Comments: a) Because the proposed car wash and lube facility is a commercial retail land use, it would not induce any population growth nor require park pad fees, Thus, the project would not < 13 result in an increase in demand for neighborhood or regional parks or other recreational opportunities. b) No recreational facilities exist or are proposed on the project site, The proposal would not affect existing off-site recreational opportunities, Le" equestrian trails. Use of the existing equestrian trail that runs alongside the eastern property line of the project site would not be restricted by the proposed project The proponent through project design has included the equestrian trails in the landscaping treatments and has agreed to maintain the trail. The proposed project would not create a significant impact to existing recreational opportunities. 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, Potentially Signitiçant Less than PotentiaU" 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 t'J the qua1ity of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining leve1s, 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, The site was previously disturbed with pre-grading, 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 t'J short-tenn, to the disadvantage oflong-tenn, 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 (dated October 9, 2000), The project site is - 14 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 ø 0 0 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: According to the traffic study, under 2012 conditions, the project would result in significant cumulative traffic impacts unless mitigated to a level of less than significance. According to the Engineering Department, the proponent will be required to make a dedication of right-of-way, 64-feet from centerline, for a future 6-lane Prime Arterial as noted in the approved site plan, Additionally, a mitigation measure requiring the proponent to contribute to the Transportation Development Impact Fee would lessen the significant cumulative impacts of the proposal to a level of less than significance, Mitigation: See Mitigated Negative Declaration, Section D, d) Does the project have environmental effects 0 0 0 ø which will 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 TIle 0.57-acre site is currently unoccupied and is zoned for commercial 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 Avoid Significant Impacts, and Table 1, Mitigation Monitoring and Reporting Program Checklist, of Mitigated Negative Declaration IS-02-32, - 15 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 ReporL j lOv -:s- ~f' '\ '\0 II.)' ~ 0 <- Printed Name and Title of Property Owner Date (or authorized presentativ 10'5 ~, Date Printed Name and Title of Operator Date (if different from Property Owner) Signature of Operator Date (if different from Property Owner) 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, o Land Use and Planning . Transportation/Circulation o Public Services o Population and Housing o Biological Resources o Utilities and Service Systems · Geophysical o Energy and Mineral Resources o Aesthetics · Water o Hazards o Cultural Resources · Air Quality o Noise o Recreation o Paleontological o Mandatory Findings of Significance Resources - 16 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 environment, but D at least one effect: 1) 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 project. An addendum has been prepared to provide a record of this determination, ~~~/9~ '. /f)/~/()~ Marilyn R,F, Ponseggi IS 'Date Environmental Review Coordinator J: \Planning\!\-1ARIA \] nitial S tudy\J S0232chklst.doc Page - 17