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HomeMy WebLinkAboutRCC AGENDA PK 2002/10/04 Mitigated Negative Declaration PROJECT NAME: McMahon Development PROJECT LOCATION: 344 I Main Street ASSESSOR'S PARCEL NO.: 629-062-02-00 PROJECT APPLICANT: McMahon Development Group CASE NO,: IS-03-003 DATE: October 4, 2002 k Project Setting The project site consists of a 10.45-acre parcel located at 3441 Main Street in the southern portion of the City of Chula Vista (See Figure I). The property is rectangular in shape, and bounded on three sides by currently developed property including single-family residential uses to the southwest and across Main Street. The southern property line borders the flood plain fringe of the Otay River. An auto dismantler operation and a Peaker Power Plant occupy the property to the east. The Otay River Valley is designated as a habitat preserve by the Chula Vista Draft Multiple Species Conservation Plan (MSCP). According to a biological site assessment prepared by Merkel & Associates, dated February 27, 2002, the entire site is primarily comprised of disturbed lands. The site has been graded and/or brushed almost throughout, but still retains some limited wetlands in the floodplain of the Otay River Valley along the southerly boundary (about 0.08 acres). The report indicates that besides these limited wetland resources, and a miniscule area of Diegan Coastal Sage scrub (0.05 acres) found in the extreme southeastern comer, no native vegetation habitats are present. Two sensitive shrubs occur in limited numbers near the southern property boundary associated with wetlands; several San Diego Marsh-elder (Iv a hayesiana) and one Southwestern Spiny Rush (Juncus acutus). No sensitive animal species were observed by the biologists and given the current scarcity of vegetation on-site, no significant sensitive animals are expected to be resident on the property. R Project Description The project consists of the construction of three buildings, designated as "A", "8", and "C". These buildings are to provide office, manufacturing, and warehouse facilities for future tenants. The proposed site development infonnation is as follows: ¡ ¡ 0/04/02 Lot area 455,141 square feet 10.45 Acres Building "A" First Floor 15,743 square feet Building "A" Second Floor 4,500 square feet Total 20,243 sq. feet Building "B" First Floor 69,032 square feet Building "B" Second Floor 7,300 square feet Total 76,332 sq. feet Building "C" First Floor 46,592 square feet Building "C" Second Floor I 0,000 square feet Total 56,592 sq. feet Total Building Area 153,167 square feet The applicant does not propose development within any sensitive wetland area. Project implementation will result in the removal 0,01 acres «400 sq, ft.) of coastal sage scrub. Associated discretionary actions include: I) Approval of a Precise Plan 2) Design Review approval and; 3) City of Chula Vista Redevelopment Agency approval of all plans and environmental determinations including tentative parcel map. C. Compliance with Zoning and Plans The proposed use is consistent with the ILP (Light Industrial Precise Plan) zone and General Plan Limited Industrial designation. D. Public Comments On July 23, 2002 a Notice of Initial Study was circulated to property owners \\ithin a 500- foot radius of the proposed project site, The public comment period ended August 5, 2002, Two public comments were received by telephone. Both were from nearby residents who were happy to see that new development would be occurring on a vacant piece of land currently associated with numerous nuisances including street noise and fugitive dust. Environmental issues have been addressed in the attached checklist. Mitigation measures have been incorporated to reduce noise and visual impacts to a less than significant level. Impacts to biological resources are discussed below and include mitigation for impacts to Diegan coastal sage scrub. E, Identification of Environmental Effects An Initial Study conducted by the City of Chula Vista (including an attached Environmental Checklist form) determined that the proposed project will not have a significant environmental effect, and the preparation of an Environmental Impact Report will not be required, This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines, F. Mitigation Necessarv to Avoid Significant Impacts 2 10104/02 BIOLOGICAL RESOURCES The proposed project would result in the removal of approximately O.OI-acre (400 square feet.) of Diegan coastal sage scrub (CSS) a vegetation community considered sensitive by the U.S. Fish and Wildlife Service (USFWS) and the California Department of Fish and Game (CDFG), Merkel and Associates completed a biological survey of the project and the surrounding area on February 27, 2002, No sensitive species were observed within the proposed project boundaries, The City has a Draft Multiple Species Conservation Program (MSCP) Subarea Plan, If the project proceeds under the City's Subarea Plan, the project proponent would have to wait until the City is given "take authority" by the USFWS & CDFG, The project would be regulated under the City's Habitat Loss and Incidental Take (HUT) Ordinance, which is currently being prepared. The HUT Ordinance would include provisions to authorize the "take" of Diegan coastal sage scrub. The applicant would be required to obtain a HUT pennit from the City. The HUT will require that the loss of Diegan coastal sage scrub be mitigated and will contain limitations on grading during the gnatcatcher breeding season. If the proponent opts to proceed prior to the City receiving "take authority" from USFWS & CDFG, they will be required to obtain "take authorization" directly from the USFWS & CDFG through a Section 10 (a) or other appropriate pennitting process. Prior to issuance of grading pennit or final map, the applicant shall: L) The embankment immediately south of the development zone (an existing fence on the north side already defines this boundary) if planted, shall only be planted in native sage scrub plant species indigenous to the adjacent Otay River floodplain, 2.) The adjacent floodplain area immediately southward of this embankment shall be placed into dedicated biological open space, 3,) Project lighting shall not be directed southward into this biological open space habitat. 4.) Hardscape rainfall run-off shall be designed to meet Regional Water Quality Control Board (RWQCB) and National Pollution Discharge & Elimination System (NPDES) standards. 5.) Project construction noise standards shall comply with Item d. (Noise), Priority 1, Draft adjacency guidelines for the Subarea Plan, 6.) Obtain a Habitat Loss Incidental Take (HILT) permit from the City ofChula Vista for the Diegan coastal sage scrub, The HILT will require that the loss of Diegan coastal sage scrub be mitigated at a I: I ratio (0,0 I acres) inside the Multiple Species Conservation Program (MSCP) Preserve or at a 1,5: I (0.02 acres) ratio outside the MSCP Preserve; or 3 10/04/02 7.) Obtain "take" authorization for the Diegan coastal sage scrub from the U,S, Fish and Wildlife Service and the California Department of Fish and Game through a Section 10 (a) or other appropriate permitting process, NOISE Noise control measures are required as follows: I.) All roof-mounted exterior air conditioner system components or any noise generating equipment shall be shielded behind a parapet wall equal in height to the top of the tallest A/C or similar equipment unit 2.) To avoid noise impacts to neighbors, no outdoor public address (PA) system shall be permitted. 3.) No catering vehicles shall be allowed on the western side of the proposed building. 4.) Noise testing shall be accomplished for activities/operations (indoor & outdoor including trucking operations) associated with all proposed buildings in order to assess that the project site development is in compliance with local municipal regulations related to nOise. I f testing indicates noncompliance, sound attenuation measures shall be incorporated by the applicant/property owner as recommended by the noise report to bring the activities/operation into compliance. 5.) Noise control measures for both short term (construction) and long tenn impacts will be required for the California Gnatcatcher's nesting season and for other riparian songbird species from February IS to August 15. Building "C" is located approximately 260 feet from the southerly property line which is the area closest to the Otay River area, If noise testing accomplished in particular for activities/operations (indoors & outdoors including trucking operations) associated with building "C" which is closest to the Otay River area assess that the project site development is not in compliance with local, state and federal regulations related to noise, the project shall implement noise attenuation measures as recommended by the noise report that bring the project into compliance. AESTHETICS L) The roof equipment shall be screened as conceptually shom1 on the site plan and is subject to review and approval by the Planning & Envirorunental Services Manager prior to the commencement of construction. 2,) A landscape plan approved by a qualified biologist shall be submitted to the City of Chula Vista for approval prior to the commencement of construction, The plan shall include non-invasive vegetation that: . Does not require pennanent irrigation; and . Is compatible with the coastal sage scrub habitat south of the development area. 4 ] 0104/02 3.) Project proponent shall install landscaping prior to the completion of construction in accordance with approved landscape plans, Project -specific mitigation measures are required to reduce potential envirorunental impacts identified in the Initial Study to a less than significant level. The mitigation measures will be made a condition of approval, as well as requirements of the attached Mitigation Monitoring Program (Attachment "A"). \ 0" oLj-~ 02-. Date G. L City of Chula Vista: Marilyn Ponseggi, Envirorunental Review Coordinator Mary Ladiana, Envirorunental Projects Manager, Planning Division Maria Muett, Associate Planner, Envirorunental Section Doug Perry, Fire Chief Silvester Evetovich, Engineering Department Gary Williams, Planning Division Ralph Leyva, Engineering Department Frank Rivera, Engineering Department Frank Herrera-A, Planning Division 2. Libby Lucas, California Department of Fish & Game 3. Hector Martinez, Sweetwater Authority 4. Ken Waite, City of San Diego, Wastewater section Applicant's Agent: Jeff Wissler 5. Documents ChuIa Vista General Plan (1989) and EIR (1989) Title 19, Chula Vista Municipal Code, September 1997 Merkel & Associates, Inc., Biological Site Assessment of 10.439 ac. site on 3441 Main Street, February 27, 2002. GeoTek, Inc" Geotechnical Report, August 12, 1999, October 1, 1999. Douglas Eilar & Associates, Acoustical and Envirorunental Consulting, Noise Impact Analysis for 3441 Main Street, July 10,2002 Construction Testing & Engineering, Inc., P. Geotechnical Investigation, 3441 Main Street, June 17,2002 P&D Envirorunental Services, Phase I Envirorunental Site Assessment, 3441-3443 Main Street, June 24, 1999. City of ChuIa Vista Draft Multiple Species Conservation Program (MSCP) Subarea Plan, September 11, 2000 5 10/07/02 Initial Study This environmental detennination is based on the attached Initial Study, any comments received on the Initial Study and any comments received during the public review period for this negative declaration, 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 Community Development Department 276 Fourth Avenue, Chula Vista, CA 91910. -2>t4J!~7~ Date: , D-o~-O<L- Brian Hunter Planning & Environmental Services Manager 6 10/04/02 1 j .----=---~ - ~ uJJ _LJ..LLLCI __.. ~ -rn::1 crJILl!:;-n=.i f:::j -rr-, ~ 0!l., ~ .. en_Lill .- <.L~ C1J11ri: -!<Cf -Iv IT.JIJ. [."'oIJ ill .. . C]¡fjlfl: lc!TI1!'1mII . ~=]f?j~_.. . ~~ ffiHHB ~~ 88 l i1J f§ ll[ILJ~n~ - . ~ [B ~ _ GfD, :c. MULTI . MOBIL [ _ . Hl _ 1 .. §@ ,~ 10 ~N~S i 0 rn =: --lIi~~ . ~~: me< ~ nTl [rTTmrnm rTI11Tnrrr-¡ lTJTTID :::,2 1..L1.IL..IIII1.U . . . II Jill . r ¡film Ùr ~.. .. S~~¡ ~BUJU]JJ [LJ '~:::~LI mI[J1IrIlrrnlC[]JTIIIJ- _...:..~- ~[]]]JlIJ [DW[LLI~DDg)!rrLlom [DI[]]]]]]]J----- [ffiIDoDIIITOTI!IJ [~ M~NT~?I"~RY ~T .... IJITI]J ~D4iTnTn - . -... H1WlJ dIiLIOIUm LL Lr','[T~~Af<Y .._ Lh.JJ..~) =:oJ]] .. LOIIDJßUTIDIillTI SCI LOOI rnm~ rrr=IIJ TIïillrIJ!D DIIIillmrnmnrrrrB~ --- IIJJZij [][[]]:=J [J][][] EIIITIIIIIIJùJJJJJIIIIJ; MAIN STREET ~ --,-- ~fJJJIIJIJ , ~I I I ClIUlA BRITTON ST ~ VISTA ""----... --------- ,--~ -.-- lHU(K __ --. - -r-mUR'T WA" I AUTO rCY(jIN( GNHR ------- CITY OF CHULA VISTA ~ COUNTY OF SAN DIEGO o j&C ~ ~ AUTO VI 0 WRECKŒ ~ Z :J jj ~ PROJEC ~ g o z LOCATION L VNfiN LOTS § § IIII:IZ: 1ffij RTR F-T1 FFI R=¡ ¡!llrn-TTTrT¡ 1IIIITmT CHULA VISTA COMMUNITY DEVELOPMENT DEPARTMENT LOCATOR PROJECT PROJECT DESCRIPTION: C) APPLICANT: McMAHON DEVELOPMENT GROUP INITIAL STUDY PROJECT ADDRESS: 3441-43 MAIN STREET SCAlE: FILE NUMBER: NORTH No Scale IS-03-003 ' j:lhomelplanninglcherrylcllocatorslis03003,cdr 07,18,02 Case No.IS-03-003 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent: McMahon Development Group 2. Lead Agency Name and Address: City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 3. Address and Phone Number of Proponent: 380 Stevens A venue, Suite 313 Solana Beach, CA 92075 (858) 350-0200 4. Name of Proposal: McMahon Development 5. Date of Checklist: October 4, 2002 PoleDliaUy PoteDtiaHy SignificaDI Less than SignifICant Uokn Signmc3ut No Impact Mitigated Impact Impact I, LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? 0 0 0 181 b) Conflict with applicable environmental plans or 0 0 0 181 policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e,g., 0 0 0 181 impacts to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of an 0 0 0 181 established community (including a low-income or minority community)? Comments: The project site consists of a vacant lOA5-acre parcel located at 3441 Main Street in the City of Chula Vista, CA. The property is composed of one legal parcel (APN 629-062-02) with a 354 ft frontage along Main Street The parcel is approximately 1,285 in length, On-Site Land Use The site is currently vacant of all structures. There are no agricultural uses in the area, Surrounding Land Uses The properties to the north and west are single-family residential uses. The properties to the east consist of auto storage and wrecking yard and a Peaker Electrical Power Plant The Otay River is located along the property's southern boundary, Proiect Description The proposed industrial/office/warehouse use is consistent with the ILP (Limited Industrial Precise Plan) Zoning District and the Limited Industrial General Plan designation, 1 10/4/02 Potentially Potentially Significant Less than Significant Urness Significant No Impact Mitigated Impact Impact Mitigation: None II, POPULATION AND HOUSING. Would the proposal.' a) Cumulatively exceed official regional or local 0 0 0 181 population projections? b) Induce substantial growth in an area either directly 0 0 0 181 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: Implementation of the project would create employment opportunities consistent with the General Plan and Zoning designation for the site, No significant population or housing impacts would result from constructing an industrial/warehouse facility in the south bay area. Mitigation: None III. GEOPHYSICAL. Would the proposal result in or expose people to potential impacts involving: a) Unstable earth conditions or changes in geologic 0 0 0 181 substructures? b) Disruptions, displacements, compaction or 0 0 0 181 overcovering of the soil? c) Change in topography or ground surface relief 0 0 0 181 features? d) The destruction, covering or modification of any 0 0 0 181 unique geologic or physical features? e) Any increase in wind or water erosion of soils, 0 0 0 181 either on or off the site? t) Changes in deposition or erosion of beach sands, 0 0 0 181 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 bay inlet or lake? g) Exposure of people or property to geologic hazards 0 0 0 181 such as earthquakes, landslides, mud slides. ground failure, or similar hazards? Comments:Soils - Construction Testing & Engineering, Inc. conducted a geotechnical evaluation of the site, The evaluation concludes that there are no known geophysical conditions present that expose people to geologic or earth hazards, No active or potentially active surface faults are known to exist on the site and therefore no significant impacts have been identified and no mitigation measures are required, Finish grading required 2 10/7/02 Potentially Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact for the project is estimated to consist of 30,000 cubic yards of earthwork. Only 8,5 acres of the project site will be graded. The existing on-site drainage pattern is basically southerly towards the Otay River. The existing drainage swale is part of the City of Chula Vista stonn drain system that conveys runoff from north of Main Street to the Otay River, The existing storm drain system would remain in its current condition with no alterations. The Engineering Department, as a standard requirement of grading permit approval, will require the submittal of a soils report with the first submittal of the Improvement/Grading Plans and compliance with the applicable report recommendations. Mitigation: None IV. WATER. Would the proposal result in,' a) Changes in absorption rates, drainage patterns, or 0 0 0 181 the rate and amount of surface runoff? b) Exposure of people or property to water related 0 0 0 181 hazards such as flooding or tidal waves? c) Discharge into surface waters or other alteration of 0 0 0 181 surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in any 0 0 0 181 water body? e) Changes in currents, or the course of direction of 0 0 0 181 water movements, in either marine or fresh waters? t) Change in the quantity of ground waters, either 0 0 0 181 through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? g) Altered direction or rate of flow of groundwater? 0 0 0 181 h) Impacts to groundwater quality? 0 0 0 181 i) Alterations to the course or flow of flood waters? 0 0 0 181 j) Substantial reduction in the amount of water 0 0 0 181 otherwise available for public water supplies? Comments: The existing on-site drainage pattern is basically southerly towards the Otay River. The existing drainage swale is part of the City of Chula Vista storm drain system that conveys runoff from north of Main Street to the Otay River. The existing storm drain system would remain in its current condition with no alterations, The applicant would be required by the Engineering Deparunent, as part of their plan review, to show that the post development flow rate for a given design storm does not exceed the pre-devlopment flow rate at the outlet of the property, and that the development will not increase erosion potential downstream of the site. The southerly portion of the site has been identified by the City Engineering Department as being the 100-year flood zone, However, project development is not proposed for this area. As a standard engineering condition, the applicant would be required to implement Best Management Practices (BMPs) to prevent pollution of the storm water conveyance systems, both during and after construction, Additionally, in accordance with the City's National Pollution Elimination System (NPDES) 3 10/7/02 Potentially Potrntially Signilkant I--essthaD SignitkaDt Unless SignifKBnt No Impact Mitigated Impact Impact Pennit, the project applicant will be required to comply with adopted standard urban storm water mitigation plans and numeric sizing criteria as administered by the City's Engineering Department. No significant impacts to water resources have been identified and no mitigation measures are required. Mitigation: None v. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an 0 0 0 ¡; existing or projected air quality violation? b) Expose sensitive receptors to pollutants? 0 0 0 ¡; c) Alter air movement, moisture, or temperature, or 0 0 0 ¡; cause any change in climate. either locally or regionally? d) Create objectionable odors? 0 0 0 ¡; e) Create a substantial increase in stationary or non- 0 0 0 ¡; stationary sources of air emissions or the deterioration of ambient air quality? Comments: The San Diego County Air Pollution Control District is attainment for all air emissions. The site is zoned and general planned for industrial development. Therefore, no significant air quality impacts not previously analyzed would result from this project. Mitigation: None VI. TRANSPORTATION/CIRCULATION, Would the proposal result in: a) Increased vehicle trips or traffic congestion? 0 0 0 ¡; b) Hazards to safety from design features (e,g" sharp 0 0 0 ¡; curves or dangerous intersections) or incompatible uses (e,g" farm equipment)? c) Inadequate emergency access or access to nearby 0 0 0 ¡; uses? d) Insufficient parking capacity on-site or off-site? 0 0 0 iii e) Hazards or barriers for pedestrians or bicyclists? 0 0 0 ¡; f) Conflicts with adopted policies supporting 0 0 0 ¡; alternative transportation (e,g, bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? 0 0 0 ¡; h) A "large project" under the Congestion 0 0 0 ¡; Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips,) 4 10/7/02 Potentially Potentially SignifKant Less than Significant Unless Significant No Impact Mitigated Impact Impact Comments: The site has direct access to Main Street a designated four lane major arterial. No additional roadway facilities are required to serve the site, Short-term effects would consist of construction trucks. Long-tenn effects would consist of 1,422 trips per day. On-site parking will be provided in accordance with the requirements of the City's Zoning Ordinance. The Level of Service on Main Street will remain L,O,S "A". No traffic mitigation is required to reduce traffic impacts that may result from project implementation. Mitigation: None VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to,' a) Endangered, sensitive species, species of concern 0 ¡¡¡ 0 0 or species that are candidates for listing? b) Locally designated species (e.g., heritage trees)? 0 0 0 ¡¡¡ c) Locally designated natural communities (e.g., oak 0 ¡¡¡ 0 0 forest, coastal habitat, etc.)? d) Wetland habitat (e,g., marsh, riparian and vernal 0 0 0 ¡¡¡ pool)? e) Wildlife dispersal or migration corridors? 0 0 0 ¡¡¡ t) Affect regional habitat preservation planning 0 0 0 ¡¡¡ efforts? Comments: The proposed project design will have limited impacts to previously disturbed lands with minimal wildlife value, as confirmed by a recent biological study. Merkel & Associates, Inc. completed a biological survey of the project site on February 27, 2002. Additional information was prepared in response to City of Chula Vista staff comments, Essentially, no wetland impacts are proposed for this project There are three discrete patches of sage scrub, totaling not more than 400 square feet «0.01 acre) that may be impacted. These small clusters of sage scrub are significantly separated from more substantial tracts of sage scrub in the Otay River floodplain to the south, and do not retain any significant habitat value. This very limited impact of less than 0.01 acre should not require separate NCCP 4(d) permitting for sage scrub take, This should meet de minimis minimum impact acreage requirements, This limited sage scrub impact will, however, require mitigation with the City of Chula Vista. To compensate for this limited loss (0.01 acres) of sage scrub, approximately 0,04 acres of sage scrub located in the extreme southeastern corner of the site is proposed to be placed in dedicated biological open space. As this cluster of sage scrub is adjacent to protected high quality sage scrub within the proposed Otay Valley Regional Park, and is designated as "75 % Preserve Area" in the draft Subarea Plan, suitable appropriate on-site mitigation is present Pursuant to the Draft MSCP Chula Vista Subarea Plan (2000), the project site clearly does not lie within areas designated as 100% Habitat Preserve, Portions of the floodplain of the Otay River within the proposed Otay Valley Regional Park are designated as 75% Preserve, Utilizing south of Alvoca Street as the boundary for this, results in a very small portion of the site being located within the floodplain, The applicant does not propose development for this area. The project development will therefore be situated in close proximity, but not within the 75% Preserve area, As a result, the project will be subject to Adjacency Guidelines, 5 10/7/02 Potentially Potentially Significant ussthan Significant Unless SignifICant No Impact Mlligatt'd Impact Impact The Chula Vista Adjacency Guidelines for the Subarea Plan are divided into Priority I and Priority 2 categories, Where applicable, all new development is required to adhere to guidelines that deal with on- site drainage, toxic substances lighting, noise, invasives, buffers and dissemination of educational information to residents and landowners adjacent to Preserves to heighten environmental awareness. The proposed project can readily meet the City of Chula Vista adjacency guidelines. It can do so by complying with the following measures: Mitigation: Prior to issuance of grading permit or final map, the applicant shall do as follows: I.) The embankment immediately south of the development zone (an existing fence on the north side already defines this boundary) if planted, shall only be planted in native sage scrub plant species indigenous to the adjacent Otay River floodplain, 2.) The adjacent floodplain area immediately southward of this embankment shall be placed into dedicated biological open space. 3.) Project lighting shall not be directed southward into this biological open space habitat. 4,) Hardscape rainfall run-off shall be designed to meet Regional Water Quality Control Board (RWQCB) and National Pollution Discharge & Elimination System (NPDES) standards. 5.) Project construction noise standards shall comply with Item d. (Noise), Priority I, Draft adjacency guidelines for the Subarea Plan. 6.) Obtain a Habitat Loss Incidental Take (HILT) pennit from the City ofChula Vista for the Diegan coastal sage scrub. The HILT will require that the loss of Diegan coastal sage scrub be mitigated at a I: I ratio (0.01 acres) inside the Multiple Species Conservation Program (MSCP) Preserve or at a L5:1 (0,02 acres) ratio outside the MSCP Preserve; or 7) Obtain "take" authorization for the Diegan coastal sage scrub from the V,S. Fish and Wildlife Service and the California Department of Fish and Game through a Section 10 (a) or other appropriate permitting process. No additional significant indirect biological impacts are expected as a result of project implementation. VIII. ENERGY AND MINERAL RESOURCES, Would the proposal: a) Conflict with adopted energy conservation plans? 0 0 0 181 b) Use non-renewable resources in a wasteful and 0 0 0 181 inefficient manner? c) If the site is designated for mineral resource 0 0 0 181 protection, will this project impact this protection? Comments: The electrical power requirement of the proposed industrial project will be consistent with energy conservation requirements of the Uniform Building Code, The site does not contain any known mineral resources, No significant impacts would occur. Mitigation: None IX. HAZARDS, Would the proposal involve: a) A risk of accidental explosion or release of 0 0 0 181 hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? 6 10/7/02 Potentially Potentially Significant lA-ssthan SignirKant Unless Significant No Impact Mitigated Impact Impact b) Possible interference with an emergency response 0 0 0 181 plan or emergency evacuation plan? c) The creation of any health hazard or potential 0 0 0 181 health hazard? d) Exposure of people to existing sources of potential 0 0 0 181 health hazards? e) Increased fire hazard in areas with flammable 0 0 0 181 brush, grass, or trees? Comments: Main Street is identified as an Evacuation Route in the City's General Plan (p.8-6). The proposal involving warehouse and industrial uses would not result in a significant impact to the City's emergency response plan or emergency evacuation plan due to the relatively low number of employees. A Hazardous Materials Business Plan would be prepared if required in accord with the standard requirements of the County Department of Environmental Health. The Business Plan would identify emergency response coordination with the City's emergency responders and if any hazardous materials would be used in any of the industrial buildings, emergency drills, and associated training would also be included, If hazardous materials would be used in the proposed industrial buildings then, the applicants would be required by existing law involving the California Accidental Release Program (CaIARP) as administered by the County of San Diego, Department of Environmental Health, Hazardous Materials Division to prepare a Risk Management Plan (RMP) that identifies safety procedures, accident prevention, analysis of external events, and emergency response procedures. The RMP would identify the potential effects of accidental releases and design features to minimize risk. The proposed development would not interfere with emergency response or evacuation plans. Flammable brush, grass, and trees are not present on-site or on the adjacent properties. The project would not result in a significant fire hazard, The proposed project would not result in potential significant impacts to emergency response or evacuation plans, Mitigation: None. X. NOISE. Would the proposal result in: a) Increases in existing noise levels? 0 0 0 181 b) Exposure of people to severe noise levels? 0 0 .. 0 Comments: The project site is surrounded by industrial uses to the east and residential uses to the west and north across Main Street The adjacent area to the south is designated as "open space/habitat preserve." The City of Chula Vista Draft MSCP Subarea Plan indicates that excessively noisy uses or activities adjacent to breeding areas, including temporary grading activities, must incorporate noise reduction measures or be reduced during the breeding season of sensitive bird species. The applicable noise standards are: The City ofChula Vista Municipal Code (Sec. 19.68,030) noise standard for light industrial land use areas is 70dB during the hours of7:00 a,m, and 10:00 p,m, on weekdays (8:ooa,m. to 10:00 p.m, on weekends) and 70 dB during the hours of 10:00 p,m. and 7:00a,m. on weekdays (10:00 p,m, to 8:00a,m. weekends), 7 10/7/02 POh'ntially Potentially SignifK;ant ussthan Significant Unless Significant No Impact Mitigated Impact Impact The City of Chula Vista Municipal Code (Sec. 19,68.030) noise standard for residential land use areas is 55 dB during the hours of 7:ooa,m. and 10:00 p.m. on weekdays (8:00 a.m. to 10:00 p.m. on weekends) and 45 dB during the hours of 10:00 p,m. and 7:00a,m. on weekdays (10:00 p,m, to 8:00 a.m. on weekends). The City of Chula Vista Draft MSCP Subarea Plan states that, "Construction noise within 500 feet of an occupied nest for the coastal California gnatcatcher, least Bell's vireo and raptors should not exceed 60 dB during the following periods: February 15 through August 15 for the coastal California gnatcatcher, March 1 through September15 for the least Bell's vireo, and December 1 through June 31 for raptors, If grading activities are proposed within 500 feet of an occupied nest identified in a pre-construction survey during the applicable breeding season(s), noise reduction techniques, such as temporary noise walls or berms, shall be incorporated into the construction plans to reduce noise levels below 60 dB Leq, Outside the bird breeding season(s), no restrictions shall be placed on temporary construction noise. Noise sources associated with the proposed project can be identified within four categories: (1) construction noise; (2) mobile noise sources, generally consisting of noise from cars and trucks; (3) stationary mechanical equipment and (4) limited industrial land use operations, The Chula Vista Municipal Code exempts construction and demolition activities from its exterior noise level limitations. However, construction activities on early Saturday or Sunday morning or nighttime would be considered intrusive, Noise from construction activities will usually exceed typical background noise levels but will generally be for a short term and will generally occur during daytime hours on weekdays. Mobile noise sources after construction is completed will consist of operations, maintenance and employee vehicles that will contribute to the overall noise levels in the area, A Noise Impact Analysis was prepared on July 10, 2002 for the proposed project by Douglas Eilar & Associates, The noise report indicates that vehicles traveling at 25 miles per hour on the project driveway during the nighttime hours will create an hourly noise level of 40.3 dBA Leq at a location about 50 feet south of Main Street and 50 feet west of the driveway, and 40,2 dBA Leq at a location 150 feet south of Main Street and 50 feet west of the driveway, Project related vehicle noise levels will decrease as the distance from Main Street vehicle noise increases, A comparative analysis between the expected vehicle noise levels with the current Main Street vehicle noise levels shows that the project driveway noise will be significantly less than current Main Street traffic noise. Additionally, the report indicates that the construction of the proposed project buildings will provide noise shielding for the adjacent residences from the Main Street roadway noise. Stationary Air Conditionin2 Equipment Rooftop-mounted equipment will include building air conditioner (A/C) units, with rooftop-mounted condensers, The unshielded noise level at 70 feet from a rooftop-mounted A/C unit is 5L8 dBA Leq; the noise level at 70 feet is reduced to 26.7 dBA Leq if a parapet wall equal in height to the top of the A/C unit shields the unit Four shielded A/C units, operating simultaneously, would produce a noise level of 32.7 dBA Leq, Delivery Frei¡:ht Trucks Typical exhaust noise from a modern delivery/freight truck engine at full operating RPM, under load and with a good exhaust system is less than 70 dBA Leq at 50 feet The height of the exhaust noise source ranges from less than 3 feet to 10 feet for tractor-trailer trucks. The proposed loading/unloading areas nearest to the residential neighborhoods are approximately 210 feet from the closest residential property line, The loading/unloading areas will be blocked from direct line-of-sight to the residences by the industrial structures, thus providing a minimum of 20 dBA noise reduction, S 10/7/02 Potentially Potentially Significant Less than Signirlcant Unless Significant No Impact Mitigated Impact Impact Stationary Mechanical Equipment The project proponent has identified no specific mechanical equipment at this time, All roof-mounted exterior air conditioner system components shall be shielded behind a parapet wall equal in height to the top of the tallest A/C unit Public Address System To avoid noise impacts to neighbors, no outdoor public address (PA) systems shall be permitted, Based on the Noise Study, no catering vehicles would therefore be allowed on the western side of the proposed buildings. Noise control may be required for the California Gnatcatcher's nesting season, from March I to August 15, and for other riparian songbird species from February 15 to August 15, Any construction occurring during these periods may require noise monitoring and possible noise control measures. Caterin~/Mobile Lunch Vehicles Catering vehicles (lunch trucks) tend to frequent industrial and commercial sites, and may return several times a day at times set aside for breaks and lunch. The vehicles normally sound a horn or identifying signal to announce their arrival. The City of Chula Vista Noise Ordinance does not specifically control these signaling devices; however, the typical maximum allowable sound level for signaling devices is 90 dBA at 50 feet, for a maximum duration of IO seconds, If allowed on the eastern side only, the proposed buildings would act as a noise buffer to the noise produced by these vehicles and thus provide a 20-dBA noise reduction. With implementation of the recommended noise mitigation, including the parapet wall enclosures for the roof-top A/C systems, noise from all sources associated with the project can be controlled to levels in compliance with the nighttime noise limits mandated by the City of Chula Vista, and will have no significant adverse impact on the surrounding environment The sensitive receptors in the vicinity of the project are the nearby homes/apartments. The 44.I-dBA Leq mitigated sum of the proposed project- related noise is expected to be less than the current or expected ambient traffic noise levels at the residential property line. Additionally, the proposed project buildings will provide the adjacent residential area with noise shielding from the current and future traffic noise from Main Street, thus providing an overall net decrease in ambient noise levels. Mitigation: Noise control measures are required as follows: I.) All roof-mounted exterior air conditioner system components or any noise generating equipment shall be shielded behind a parapet wall equal in height to the top of the tallest A/C or similar equipment unit 2.) To avoid noise impacts to neighbors, no outdoor public address (PA) system shall be permitted. 3) No catering vehicles shall be allowed on the western side of the proposed building. 4) Noise testing shall be accomplished for activities/operations (indoor & outdoor including trucking operations) associated with all proposed buildings in order to assess that the project site development is in compliance with local municipal regulations related to noise. If testing indicates noncompliance, sound attenuation measures shall be incorporated by the applicant/property owner as recommended by the noise report to bring the activities/operation into compliance, 9 10/7/02 PotentiaUy Potentially Significant Less than Significant Unless Significant No Impact Mitigated Impact Impact 5.) Noise control measures for both short term (construction) and long term impacts will be required for the California Gnatcatcher's nesting season and for other riparian songbird species from February IS to August IS. Building "C" is located approximately 260 feet from the southerly property line which is the area closest to the Otay River area. If noise testing accomplished in particular for activities/operations (indoors & outdoors including trucking operations) associated with building "C" which is closest to the Otay River area assess that the project site development is not in compliance with local, state and federal regulations related to noise, the project shall implement noise attenuation measures as recommended by the noise report that being the project into compliance. XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? 0 0 0 181 b) Police protection? 0 0 0 1131 c) Schools? 0 0 0 181 d) Maintenance of public facilities, including roads? 0 0 0 1131 e) Other governmental services? 0 0 0 1131 Comments: No new or altered governmental services will be required to serve the project Fire and police protection can be adequately provided to the site, Mitigation: None XII. Thresholds. Will the proposal adversely impact the 0 0 0 181 City's Threshold Standards? As described below, the proposed project does not significantly impact any of the seven Threshold Standards. a) FirelEMS 0 0 0 181 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, since the nearest fire station is one mile away and would be associated with a two -minute response time. Comments: The FirelEMS threshold would be met as reported by the Fire Department Mitigation: None b) Police 0 0 0 1131 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 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. 10 10/7/02 PotentlaUy PotentiaUy Significant LesstbaD Significant Unless Significant N. Impact Mitigated Impact Impact Comments: The Police Threshold would be met as reported by the Police Department Mitigation: None c) Traffic 0 0 0 I! 1. 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 of "D" can occur for no more than any two hours of the day. 2. West of I-80S: 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 Traffic threshold would be met because the project would result in only 1,422 trips per day. Main Street, a four-lane major would remain at a Level of Service "A" after completion of the project Mitigation: None d) Parks/Recreation 0 0 0 I! The Threshold Standard for Parks and Recreation is 3-acres/I,OOO population east of I-80S. The proposed industrial project would be exempt from this Threshold Standard. Comments: No additional park and recreation facilities would be required by the construction of an industrial facility. Mitigation: None e) Drainage 0 0 0 I! 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. Comments: The Engineering Department indicates that a drainage study will be required to demonstrate the amount of flows contributed by this project and the adequacy of the facilities to handle these flow. No conflict with the City's Drainage Threshold is anticipated. No mitigation is required. Mitigation: None t) Sewer 0 0 0 I! 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. Comments: There are two existing parallel sewer lines bisecting the site; a IS" City of Chula Vista sewer and a 27" City of San Diego sewer line, As a standard measure, the city will require from the owner calculations proving the proposed fill and live loads will not harm the existing 15" seweL The City will also require televising the sewer line before and after the construction to show no damage has occurred. The owner 11 10/7/02 PolentiaUy Potentially Signmcant Lesslhan SignilkaIJt Unless Signilicsnl No Impact Mitigated Impact Impact will also be required to contact the City of San Diego Metropolitan Wastewater Department in order to inform them of the proposed type of construction activities to take place over the sewer main and comply with their request for project information, No conflict with the City's threshold is anticipated. No mitigation is required. Mitigation: None g) Water 0 0 0 181 The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and those water quality standards are not jeopardized during growth and construction. 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: Water service is required for the proposed project The Sweetwater Authority indicates that there is an existing eight-inch main located on the north side of Main Street This water agency also indicates that their records indicate that there are two water services to this parcel fed from the eight-inch water main in Teena A venue to the west The owner will need to submit a letter to the Authority from the Chula Vista Fire Department stating fire flow requirements and enter into an agreement for water facility service. No conflict with the City's threshold is anticipated. No mitigation is required, Mitigation: None XIII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems, or substantial alterations to the following utilities: a) Power or natural gas? 0 0 0 181 b) Communications systems? 0 0 0 181 c) Local or regional water treatment or distribution 0 0 0 181 facilities? d) Sewer or septic tanks? 0 0 0 181 e) Storm water drainage? 0 0 0 181 t) Solid waste disposal? 0 0 0 181 Comments: Underground electrical and telephone services would be extended to the site from the nearest available power supply. The extension of services would not require new systems to be installed, or alterations of existing utilities. Mitigation: None XIV, AESTHETICS. Would the proposal: a) Obstruct any scenic vista or view open to the 0 181 0 0 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 scenic 0 0 0 181 12 10/7/02 Potentially Potentially Signmtant Less than Significant Unless Signirlcant No Impact Mitigated Impact Impact route? c) Have a demonstrable negative aesthetic effect? 0 II'iI 0 0 d) Create added light or glare sources that could 0 0 0 II'iI 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) Reduce an additional amount of spill light? 0 0 0 II'iI Comments: The proposed project will not obstruct any scenic vista or view open to the public because the project is not located on a scenic route. However, the project may result in an aesthetically offensive site open to public view unless mitigated. The subject site is not located at a higher elevation and would only be visible from Main Street and the adjacent residential neighborhood located to the north and west. A chain link fence currently surrounds the subject site. Mitigation: 1. The roof equipment shall be screened as conceptually shown on the site plan and is subject to review and approval by the Planning & Environmental Services Manager prior to the commencement of construction. 2. A landscape plan approved by a qualified biologist shall be submitted to the City of Chula Vista for approval prior to the commencement of construction. The plan shall include non-invasive vegetation that: Does not require permanent irrigation; and Is compatible with the coastal sage scrub habitat south of the development area. 3, Project proponent shall install landscaping prior to the completion of construction in accordance with approved landscape plans, XV. CULTURAL RESOURCES, Would the proposal: a) Will the proposal result in the alteration of or the 0 0 0 II'iI destruction or a prehistoric or historic archaeological site? b) Will the proposal result in adverse physical or 0 0 0 1<1 aesthetic effects to a prehistoric or historic building, structure or object? c) Does the proposal have the potential to cause a 0 0 0 II'iI physical change that would affect unique ethnic cultural values? d) Will the proposal restrict eXlstmg religious or 0 0 0 II'iI sacred uses within the potential impact area? e) Is the area identified on the City's General Plan 0 0 0 II'iI EIR as an area of high potential for archeological resources? 13 10/7/02 Potentially Potentially Significant Lesstban SignifICant Un"" Significant N. Impact Mitigated Impact Impact Comments: There would be no significant impacts because there are no known cultural resources in the project area. Mitigation: None XVI. PALEONTOLOGICAL RESOURCES. Will the 0 0 0 ¡S proposal result in the alteration of or the destmction of paleontological resources? Comments: There are no known paleontological resources on the site or in the adjacent area. Minimal grading is required and no significant impacts to paleontological resources are anticipated. Mitigation: None XVII. RECREATION. Would the proposal,' a) Increase the demand for neighborhood or regional 0 0 0 ¡S parks or other recreational facilities? b) Affect existing recreational opportunities? 0 0 0 ¡S c) Interfere with recreation parks & recreation plans 0 0 0 ¡S or programs? Comments: The construction of industrial buildings will not result in an increased demand for recreational facilities, Mitigation: None XVIII, MANDATORY FINDINGS OF SIGNIFICANCE: See Negative Declaration for mandatory findings of significance. If an EIR is needed, this section should be completed. a) Does the project have the potential to degrade the 0 0 0 ¡S 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: As discussed in Section VII, Biological Resources, the proposed project would result in the removal of approximately 0,01 -acre (400 square feet.) of coastal sage scrub (CSS) a vegetation community considered sensitive by the US Fish and Wildlife Service (USFWS) and the California Department of Fish and Game (CDFG). 14 10/7/02 Potentially Potentially Significant Less than SignifIcant Unless Significant No Impact Mitigated Impact Im..d Mitigation: Same mitigation identified in Section VII, Biological Resources. b) Does the project have the potential to achieve 0 0 0 IiJ short-term, to the disadvantage of long-term, environmental goals? Comments: Constructing light industrial buildings would not significantly affect the long-term environmental goals of the City of Chula Vista. c) Does the project have impacts that are individually 0 0 0 IiJ 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: The construction of the proposed industrial buildings with the addition of roof or ground equipment would be noticeable from residences located on Ancurza Way and Alvoca Way. However, the applicant has designed the facility to minimize aesthetic impacts to a level below significance. Mitigation: Same mitigation identified in Section XIV, Aesthetics d) Does the project have environmental effects that 0 0 0 IiJ will cause substantial adverse effects on human beings, either directly or indirectly? Comments: No significant effects on human beings would result from the construction of light industrial buildings, XIX. PROJECT REVISIONS OR MITIGATION MEASURES: The following project revisions or mitigation measures have been incorporated into the project and will be implemented during the design, construction and operation of the project: BIOLOGICAL RESOURCES Prior to issuance of a grading permit or final map, the applicant shall: L) The embankment immediately south of the development zone (an existing fence on the north side already defines this boundary) if planted, shall only be planted in native sage scrub plant species indigenous to the adjacent Otay River floodplain, 2,) The adjacent floodplain area immediately southward of this embankment shall be placed into dedicated biological open space, 3.) Project lighting shall not be directed southward into this biological open space habitat 4,) Hardscape rainfall run-off shall be designed to meet Regional Water Quality Control Board (RWQCB) and National Pollution Discharge & Elimination System (NPDES) standards. 5,) Project construction noise standards shall comply with Item d, (Noise), Priority I, Draft adjacency guidelines for the Subarea Plan. 15 10/7/02 6,) Obtain a Habitat Loss Incidental Take (HILT) permit from the City of Chula Vista for the Diegan coastal sage scrub. The HILT will require that the loss of Diegan coastal sage scrub be mitigated at a I: I ratio (0.01 acres) inside the Multiple Species Conservation Program (MSCP) Preserve or at a 1.5: I (0.02 acres) ratio outside the MSCP Preserve; or 7) Obtain "take" authorization for the Diegan coastal sage scrub from the U,S. Fish and Wildlife Service and the California Department of Fish and Game through a Section 10 (a) or other appropriate permitting process. NOISE Noise control measures are required as follows: I) All roof-mounted exterior air conditioner system components or any noise generating equipment shall be shielded behind a parapet wall equal in height to the top of the tallest A/C or similar equipment unit. 2) To avoid noise impacts to neighbors, no outdoor public address (PA) system shall be permitted. 3.) No catering vehicles shall be allowed on the western side of the proposed building. 4,) Noise testing shall be accomplished for activities/operations (indoor & outdoor including trucking operations) associated with all proposed buildings in order to assess that the project site development is in compliance with local municipal regulations related to noise. If testing indicates noncompliance, sound attenuation measures shall be incorporated by the applicant/property owner as recommended by the noise report to bring the activities/operation into compliance. 5.) Noise control measures for both short term (construction) and long term impacts will be required for the California Gnatcatcher's nesting season for other riparian songbird species from February 15 to August 15. Building "Coo is located approximately 260 feet from the southerly property line, which is the area closest to the Otay River area. If noise testing accomplished in particular for activities/operations (indoors & outdoors including trucking operations) associated with building "Coo which is closest to the Otay River area assess that the project site development is not in compliance with local, state and federal regulations related to noise, the project shall implement noise attenuation measures as recommended by the noise report that bring the project into compliance. AESTHETIC IMPACTS I. The equipment pad shall be recessed into the slope as conceptually shown on the site plan and is subject to review and approval by the Planning and Environmental Services Manager prior to the commencement of construction. 2. A landscape plan approved by a qualified biologist shall be submitted to the City of Chula Vista for approval prior to the commencement of construction. The plan shall include non-invasive vegetation that: Will screen the irrigation equipment pad from the adjacent residences west of the site; Does not require permanent irrigation; and Is compatible with the coastal sage scrub habitat south of the development site, 3, Project proponent shall install landscaping prior to the completion of construction in accordance with approved landscape plan, 16 10/7/02 XX. AGREEMENT TO IMPLEMENT MITIGATION MEASURES By signing the line(s) provided below, the Applicant(s) and/or Operator(s) stipulate that they have each 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 Coordinator. Failure to sign the line(s) provided below prior to posting of this [Mitigated] Negative Declaratip-6XDeclarationth the County Clerk shall indicate the Applicants' and/or Operator's desire that the Project be held in abeyance without approval and that Applicant(s) and/or Operator(s) shall apply for an Environmental Impact Report. Printed Name and Title of Authorized Representative of [Property Owner's Name] 5f4f W (j It ("t- Signature of Authorized Representative of Date [Property Owner's Name] lo-O~~-DL- Printed Name and Title of [0 or if different from Property Owner] , lUL---- Signa re of Authorized Representative of Date [Opera or if different from Property Owner] 11!/-rX>¡- crz..- 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 o Transportation/Circulation o Public Services o Population and Housing . Biological Resources o Utilities and Service Systems o Geophysical o Energy and Mineral Resources . Aesthetics o Water o Hazards o Cultural Resources o Air Quality . Noise o Recreation o Paleontology o Mandatory Findings of Signif 17 10/7/02 XXII. DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, 0 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 MA Y have a significant effect on the environment, and an 0 ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MA Y have a significant effect(s) on the environment, but at 0 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. 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 0 (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. 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