HomeMy WebLinkAboutRCC AGENDA PK 2001/10/01
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Mitigated Negative De .
PROJECT NAME: Metropolitan Area Advisory Committee Center
(The MAAC Project)
PROJECT LOCATION: 1351-1395 Third Avenue
ASSESSOR'S PARCEL NO,: 619-300-1100
PROJECT APPLICANT: E, Roger Caldwell/Craig Frederickson
CASE NO,: IS·01·061
DATE: September 14, 200 I
A. Proiect Setting
The 5.79 . acre site is located on the east side of Third Avenue between East Palomar Street and
Quintard Street (refer to Exhibit A-Locator Map). The site is currently developed with a vacant 71,991
square-foot building and an occupied 1,764 square· foot Mexican restaurant. The vacant building
previously contained a furniture warehouse and County Health and Welfare administrative offices
concurrently. The combined building square footage on the site totals 73,600 square feet. The site is
fully developed with site improvements such as a paved parking lot, lighting, landscaped areas (of non·
native plant materials), and perimeter wall. The surrounding area is fully developed with the following
land uses:
North - Commercial Retail;
South - Commercial Retail;
East - Multi-Family Residential;
West - Commercial Retail.
The current zoning is CC-Central Commercial and the General Plan designation of CR-Retail
Commercial.
B. Proiect Description
The proposed project consists of the rehabilitation of a vacant furniture warehouse and County Welfare
Services building for use as a vocational high school, day care, social health services office and
associated administrative office use and storage area for the Metropolitan Area Advisory Committee
Center (MAAC), a non.profit community service. The MAAC Center is proposed to include the
following specific activities:
Head Start Child Development Center
Community Charter High School
Health Services Center (DUI Program)
Weatherization Program (Administrative Office Only)
General Construction Training
Miscellaneous office space to be made available for lease
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The population for each of the programs (attendees and emp]oyees), maximum at anyone time, is as
follows:
Charter High School 90 students initially
832 students by 2005·
Charter High Schoo] (Interns) 25% of student emollment/
on campus two hours; one day per week
(Independent Study) 25% of student emollment/
on campus one day per week
Charter High School Staff 12 full·time employees
Weatherization Program staff 10 employees/20 intern trainees
ECS Child Development Center 115 children
ECS Child Center Staff 12 employees
MAAC Health Services (DUI Program) 205 clients peak-time; 1700 enrolled
MAAC Health Services Staff 39 employees
.The five.year student projection for the MAAC Charter High School will range for first year operation
of 90·students to 832-students by the year 2005-2006, Approximately 25% will be assigned to
Independent Study, attending one day per week and 25% will be in an internship program. Both
programs will require students to attend one day per week. Once student emollment reaches 500
students, the Health Service programs will relocate to another site and the Charter high schoo] will utilize
that area.
The hours of operation will be from 7:00 a.m. - 10:00 p.m. segmented between the different MAAC
programs:
Charter High School Monday thru Friday (8:00 a.m. - 5:00 p,m.)
Head Start Daycare Monday thru Friday (7:00 a,m. - 10:00 p.m,)
Health Services/DUI Program Monday thru Friday (8:00 a.m, - 10:00 p.m.)
Saturday (8:30 a.m, - 3:00 p,m.
(During the DUI program's maximum usage, the High School and offices will be closed),
The parking requirement is based upon the operation profile, square footage and student/employee
population of the MAAC project. The total existing on· site parking is 380 spaces and the total parking
upon completion of the proposed site modifications is 298, The proposed parking meets the City's
parking requirement of 197 spaces. There are 101 surplus parking spaces available during peak hours.
Parking analysis for the MAAC Project considered the initial startup and the maximum use at the end of
the five·year projection and associated programs.
The proposed project includes the following physical changes; a) minor demolition and renovation to the
exterior perimeters of the existing building, b) renovation to the building's interior space to
accommodate and facilitate the operations of the various programs described above, c) construction of a
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façade above the entry to the Community Charter High School to identify the main entry to the
educational activities, d) upgrade exterior grounds with a pedestrian corridor to the entrances of the
educational facilities, outdoor eating areas, installation of 8,000 square-foot daycare playground,
enhancement of perimeter landscaping and parking lot landscaped areas.
C. Comoliance with Zoning and Plans
The proposed project (The MAAC Center) is consistent with the CC (Central Commercial) zoning
designation, CR (Retail Commercial) General Plan designation, and the City's environmental plans and
policies. The required discretionary applications required are Administrative Special Use Permit and
Design Review,
D, Public Comments
On August 30, 2001 a Notice ofInitial Study was circulated to property owners within a 500-foot radius
of the proposed project site. The public review period ended September 13, 200 I, No written comments
were received.
E, Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including the attached Environmental Checklist
form) determined that the proposed project would not result in a significant environmental effect. 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 Imoacts
Air Oualitv/Hazards (Minor removal of exterior building facade)
1. Prior to demolition or renovation activities, the applicant shall contract with an environmental
consultant certified by the State of California to conduct testing for the presence of asbestos and for
the proper removal and disposal of this element if detected. The applicant shall be responsible for
obtaining all the required permits ftom all affected state and local regulatory agencies including the
Air Pollution Control District and shall provide proof of having obtained approval to precede with
this process of the Planning and Building Department prior to obtaining a building permit.
2, Prior to demolition or renovation activities, a lead·based paint survey is required, If confirmed lead·
based paint is scheduled for renovation or demolition an environmental consultant certified by the
State of California shall remove it. The applicant shall be responsible for obtaining all the required
permits ftom all affected state and local and regulatory agencies including the Air Pollution Control
District and shall provide proof of having obtained approval to precede with this process of the
Planning and Building Department prior to obtaining a building permit.
Transoortation/Circulati on
3, Prior to certificate of occupancy, a crosswalk shall be striped along the pavement in ftont of the Day
Care center to increase the safety of the pedestrians walking from the parking lot to the building
entrances,
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4. The southern most driveway along Third Avenue will be restricted to right-inlright·out only
movements and the northern most driveway along Third A venue will operate as an exit only
driveway.
5. Truck turning movements within the project were checked and found to be acceptable except at two
locations. To accommodate the truck track around the rear of the building the removal of five (5)
existing parking spaces at the northwest corner of the building and two (2) spaces at the northeast
corner of the building.
DrainageIWater
6. Compliance with the requirements of the Clean Water Act and the Regional Water Quality Control
Board, and National Pollutant Discharge Elimination Systems (NPDES) Municipal Permit No, 2001-
01.
7. Compliance with the State Water Resources Control Board and filing of a Notice of Intent for
coverage under an NPDES Stormwater Permit, if required.
I agree to implement the mitigation measures required as stated in this Section (F) of this Mitigated
Negative Declaration.
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Name, Title fX'tJi'¡.'\.. ¡.lIcE P¡~I ;::t-.v] Date I t-
a;, ~.~J. {lJHA~ DLwt; c¡ j¡f /C/
Date / (
arne, Title ---"
G. Consultation
I. City ofChula Vista:
Marilyn R.F, Ponseggi, Planning Division
Maria Muett, Planning Division
Edalia Olivo-Gomez, Planning Division
Jim Sandoval, Planning Division
John Schmitz, Planning Division
Steve Power, Planning Division
Duane Bazzel, Planning Division
Byron Estes, Community Development
Miguel Tapia, Community Development
Ben Guerrero, Community Development
Jessica Dlugos, Fire Department
Joe Gamble, Parks and Recreation
Frank Rivera, Engineering Department
Ralph Leyva, Engineering Department
Muna Cuthbert, Engineering Department
Anthony Chukwudolue, Engineering Department
Majed Al-Ghafry, Engineering Department
David Marnuto, Engineering Department
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Applicant's Agent:
Roger Caldwell/Craig Frederickson
2, Documents
Chula Vista General Plan (1989) and EIR (1989)
Title 19, Chula Vista Municipal Code, September 1997
3. Initial Studv
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 mitigated
negative declaration. The report reflects the independent judgment of the City of Chula Vista.
Further infonnation regarding the environmental review of this project is available ¡¡-om the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910.
?M~tpØWt~. Date: Ji'~1
Ma Iyn R . Ponsegg!
Environmental Review Coordinator
J :\Planning\MARlA \MISC\IS-Ol-61 nd.doc
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CASA
DE PALOMAR
APARTMENTS
PARK
PALOMAR
APARTMENTS
C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT METROPOLITAN AREA ADVISORY PROJECT DESCRIPTION:
C) APPLlCANl: COMMITTEE CENTE (MAAC) INITIAL STUDY
PROJECT 1351-1395 THIRD AVENUE Request: Proposal for a Charter High School
ADDRESS:
and Community Service Center at the northeast
SCALE: FILE NUMBER: comer intersection of Third Avenue.
NORTH No Scale IS-01-061 Related Cases: DRC-01-57. SUPS-01-06
j:\home\planning\cherrylcllocators\IS01061,cdr 8,3,01 £XfI/BII A
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ATTACHMENT "A"
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
The Metropolitan Area Advisory Committee Center (The MAAC Pro;ect) 18-01-61
This Mitigation Monitoring and Reporting Program has been prepared by the ,City ofChula Vista
in conjunction with the proposed Metropolitan Area Advisory Committee Center (The MAAC
Project) IS-OI-061. The proposed project has been evaluated in an Initial Study/Mitigated
Negative Declaration (IS/MND) prepared in accordance with the California Environmental
Quality Act (CEQA) and City/State CEQA guidelines. The legislation requires public agencies
to ensure that adequate mitigation measures are implemented and monitored for Mitigated
Negative Declarations, such as IS-OI-061.
AB 3180 requires monitoring of potentially significant and/or significant environmental impacts.
The Mitigation Monitoring and Reporting Program for this proj ect ensures adequate
implementation of mitigation for the following potential impacts(s):
1. Air Quality and Hazards; and
2. Transportation/Circulation; and
3. Drainage/Water.
MONITORING PROGRAM
Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinator
shall be the Environmental Review Coordinator for 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. The applicant shall provide
evidence in written fonn confinning compliance with the mitigation measures specified in
MND/IS-OI-061 to the Environmental Review Coordinator. The Environmental Review
Coordinator will thus provide the ultimate verification that the mitigation measures have been
accomplished.
Table I, Mitigation Monitoring and Reporting Program, lists the mitigation measures listed in
Section E, Mitigation Necessary to Avoid Significant Effects, of the Mitigated Negative
Declaration, 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 completed each mitigation measure, Space for the signature of the verifying person and the
date of inspection is provided in the last column.
(H:\home\planning\naria\IS-OI-049 MMRP text.doc)
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Case No.IS-Ol-061
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent: Metropolitan Area Advisory Committee
2, Lead Agency Name and Address: City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent: E. Roger Caldwell/Craig Frederickson
22 West 35th Street
National City, CA.
(619) 426-3595
4. Name of Proposal: The Metropolitan Area Advisory Committee
Center (The MAAC Project)
5. Date of Checklist: September 13, 2001
PotentiaUy
Potentially SigninC3nt Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
I. LAND USE AND PLANNING. Would the
proposal:
a) Conflict with general plan designation or 0 0 0 c;!I
zoning?
b) Conflict with applicable environmental plans or 0 0 0 c;!I
policies adopted by agencies with jurisdiction
over the project?
c) Affect agricultural resources or operations (e,g" 0 0 0 c;!I
impacts to soils or fannlands, or impacts ftom
incompatible land uses)?
d) Disrupt or divide the physical arrangement of 0 0 0 c;!I
an established community (including a low·
income or minority community)?
Comments: The 5, 79±·acre site is located on the east side of Third A venue between East Palomar Street
and Quintard Street. The site is currently developed with a vacant 71,991 square· foot building and fast-
food Mexican restaurant. The vacant building once contained a furniture warehouse and the County
Health and Welfare administrative offices, The proposed project consists of the rehabilitation of the
existing building with the Metropolitan Area Advisory Committee Center (The MAAC Project). The
MAAC Project is a non-profit community program, The MAAC Center proposes using this space for a
Charter high school initially with 90 students up to 832 students by 2005, a Head Start Day Care with lIS
children, and 32,000 square feet of office space, The MAAC Office area will include a Weatherization
Program (home-energy efficiency program), a Vocational Training Center (i.e, General Construction
Training) and a SociallHealth Services Office, A Driving Under the Influence (DUI) program will be
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Potentially
Potencially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
located within the Health Services Office, The existing Mexican restaurant will continue in its current
operation. The required discretionary applications include a Special Use Pennit and Design Review. The
maximum height of the building is one-story with architectural extensions of38 feet; the maximum height
pennitted by the Zoning Ordinance is 45 feet.
The proposed community service facility is consistent with the CC (Central Commercial Zone) zoning
designation, CR (Retail Commercial) General Plan designation, and the city's environmental plans and
policies, The site is located in the Southwest Redevelopment Area. The proposed project is a community
service facility similar to the previous use, Social Services/W elfare Department.
The site is on the east side of Third A venue between East Palomar A venue and Quintard Street.
Surrounding land uses to the north, south and west are retail commercial and to the east multi· family
residential. The proposed project would not result in significant land use and planning impacts to the
physical arrangement of the established community in the surrounding area.
Mitigation: No mitigation is required.
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 0 0 0 181
directly or indirectly (e,g" through projects in
an undeveloped area or extension of major
infrastructure)?
c) Displace existing housing, especially affordable 0 0 0 181
housing?
Comments: The project is surrounded by existing commercial and multi-family residential development
and does not involve an extension of public facilities that would induce substantial growth. No existing
housing units would be displaced. The proposed project, community service facility, is consistent with the
General Plan and would not exceed the regional or local population projections.
Mitigation: No mitigation is required,
III. GEOPHYSICAL. Would the proposal result in or
expose people to potential impacts involving:
a) Unstable earth conditions or changes in 0 0 0 181
geologic 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?
2 09/13/0 I
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I
,
Potentially
PotentiaUy Significant Less than
Significant Unless Signmcanl No
Impa" Mitigated Impact Impa"
d) The destruction, covering or modification of 0 0 0 181
any unique geologic or physical features?
e) Any increase in wind or water erosion of soils, 0 0 0 181
either on or off the site?
f) Changes in deposition or erosion of beach 0 0 0 181
sands, or changes in siltation, deposition or
erosion, which may modify the channel of a
river or stream or the bed of the ocean or any
bay inlet or lake?
g) Exposure of people or property to geologic 0 0 0 181
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards?
Comments: There are no known geophysical conditions present that would expose people to geologic or
earth hazards. The site is not within a mapped Earthquake Fault Zone; the Rose Canyon Fault Zone is
approximately 20 miles to the north, and the La Nacion earthquake fault is approximately four miles to the
east. Compliance with the Uniform Building Code requirements would avoid potentially significant
geologic impacts,
The site is 5,79 acres and currently covered with structures, paving and landscaped improvements. The lot
coverage of the new facility would remain the same. The project site is essentially flat and no grading is
proposed for preparation of the site for the renovation of the existing building. No significant effects such
as erosion, sedimentation, change in topography, etc, would result from renovation of the building and
site,
Best Management Practices (BMPs) are required to be implemented during and after construction to
prevent erosion and sedimentation in the downstream storm drain system.
Mitigation: No mitigation measures are required,
IV. WATER. Would the proposal result in:
a) Changes in absorption rates, drainage patterns, 0 0 181 0
or 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 0 0 0 181
of 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?
3 09/13/01
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Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
e) Changes in currents, or the course of direction 0 0 0 181
of water movements, in either marine or fresh
waters?
f) 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 0 0 0 181
groundwater?
h) Impacts to groundwater quality? 0 0 0 181
i) Alterations to the course or flow of flood 0 0 0 181
waters?
j) Substantial reduction in the amount of water 0 0 0 181
otherwise available for public water supplies?
Comments: As shown on the Flood Emergency Management Agency (FEMA) Panel No. 06073C-2152,
the site is located in Flood Zone X (outside the 500·year floodplain), Existing drainage patterns would not
change as a result of renovation of the existing building and site improvements. The proposed
development site is currently covered with structures, paving and landscaped improvements. No
significant impacts to surface or ground water would result. Adequate public water service is available to
the site,
The project area sheet flows towards Third A venue and Quintard Street, in a southerly direction.
According to the Engineering Department, the existing on-site drainage facilities are adequate to provide
service to the project.
The off-site drainage faciIities consist of two stonn drain inlets. One located approximately 300 feet
north, flowing southerly into a 30" pipe along Third A venue and the other located 300 feet east, flowing
into a 84" pipe along Quintard Street.
The site is essentially flat and no grading would be required to prepare the site for the proposed
improvements, Significant effects from initial surface runoff from the existing paved parking lot could
occur unless mitigated to a level of less than significance, Best Management Practices (BMPs) are
required to be implemented during and after construction to prevent erosion and sedimentation in the
downstream stonn drain system.
Mitigation: Mitigation measures listed in Section XIX would reduce impacts to a less than significant
level.
4 09/13/01
---- ---------
---
,-- -
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to 0 0 0 181
an existing or projected air quality violation?
b) Expose sensitive receptors to pollutants? 0 0 181 0
c) Alter air movement, moisture, or temperature, 0 0 0 181
or cause any change in climate, either locally or
regionally?
d) Create objectionable odors? 0 0 0 181
e) Create a substantial increase in stationary or 0 0 0 181
non-stationary sources of air emissions or the
deterioration of ambient air quality?
Comments: The proposed project is consistent with the City's Air Quality Element of the General Plan
and Regional Air Quality Modal. The Regional Air Quality Modal is based upon local jurisdiction General
Plan and associated land uses, The vehicular emissions resulting rrom 3,498 ADTs (total proposed) is
within the adopted General Plan and Regional Air Quality Modal. The renovation of the building and
project site would result in negligible short-term construction emissions. Operation of the community
service facility would not result in odor impacts.
The proposed project includes minor demolition and renovation of the existing building. According to the
Phase I Study prepared by Building Analytics, dated October 2,000, there is limited Asbestos Containing
Materials (ACMs) and lead·based paint readings on the building, The proposed project could produce
significant air quality impacts by the release of asbestos containing materials (ACMs), unless mitigated to
a level ofless than significance.
No significant air quality impacts would occur as a result of the proposed project.
Mitigation: Mitigation measures listed in Section XIX would reduce impacts to a less than significant
level.
VI. TRANSPORTATION/CIRCULATION. Would
the proposal result in:
a) Increased vehicle trips or traffic congestion? 0 0 181 0
b) Hazards to safety rrom design features (e.g" 0 0 0 181
sharp curves or dangerous intersections) or
incompatible uses (e.g" farm equipment)?
c) Inadequate emergency access or access to 0 0 0 181
nearby uses?
d) Insufficient parking capacity on-site or off· site? 0 0 0 181
5 09/13/01
- -
Potentially
Potentially Significant Less than
Significant u...~ Significant No
Impact Mitigated Impact Impact
e) Hazards or barriers for pedestrians or 0 0 181 0
bicyclists?
f) Conflicts with adopted policies supporting 0 0 0 181
alternative transportation (e.g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts? 0 0 0 181
h) A "large project" under the Congestion 0 0 181 0
Management Program? (An equivalent of 2400
or more average daily vehicle trips or 200 or
more peak-hour vehicle trips,)
Comments: The existing average daily trips are 1,040 ADTs per day from the existing Mexican
Restaurant. The proposed project will generate a net increase of2,458 average daily trips (ADTs), totaling
3,498 ADTs for the site, Primary access roads to the project site are /Tom Third A venue, Palomar Street,
Orange Avenue and Main Street. Quintard Street serves as a street segment along the south edge of the
property site. Third A venue and Palomar Street are classified as CJass I Collector streets. Orange Avenue
and Main Street are classified as 4-lane streets. No additional roadway facilities are required to serve the
site. According to the Engineering Department, the primary access roads are adequate to serve the project.
In accordance with City Engineering requirement, a traffic impact analysis is required for projects that
trigger 2400 or more daily vehicle trips, Accordingly, Darnell & Associates, Inc" prepared a Traffic Study
dated August 30,2001 and revised September 12, 2001. Daily, morning peak hour and afternoon peak
hour trips generated by the Vocational High School, the Day Care Center, and the Mexican Restaurant
were based on the Trip Generation Rates published by the San Diego Association of Governments
(SANDAG), The trip generation for the Social/Health Services (Dlli Program) was based on the operation
of the existing Social/Health Services (DUI Program) located only a few blocks away. The number of
clients and staff to remain the same.
According to the Traffic Analysis, to assess the worst-case impacts associated with the proposed project,
the years 2002-2003 and the years 2005-2006 /Tom the five·year project projection were used. The first
time /Tame, 2002-2003, includes the SocialIHealth Services facility (Dlli Program) and an enrollment of
472 students at the Vocational High SchooL The second time frame, 2005-2006, includes the maximum
projected student enrollment ofthe Vocational High School, 832 students. These years are the worst-case
traffic scenario for the proposed project.
Between the years 2002-2003, the proposed project will generate 2,458 average daily trips, 313 AM peak
hour trips, and 417 PM peak hour trips over the trip generation of the current use ofthe site. Between the
years 2005 and 206, the proposed project will generate an additional 1,892 average daily trips, 352 AM
peak hour trips, and 247 PM peak hour trips over the trip generation of the current use of the site.
According to the Traffic Analysis, the traffic generated by the proposed project will not significantly
impact the primary access streets nor adjacent street segment, Quintard Street. All project access points
off of Third A venue, Palomar Street and Quintard Street were adequate to accommodate project traffic,
The existing and existing plus project conditions will not exceed the City's Level·of-Service (LOS) "C"
threshold.
6 09/13/01
---------- ..-----------------
,.' -
Potentially
PotentiaUy Significant Less than
Significant U'"'" Significant No
Impact Mitigated Impact Impact
According to the Traffic Analysis prepared by Darnell and Associates, it was noted that a potential
pedestrian hazard exists from the parking lot to the Day Care entrance. In order to increase the safety of
pedestrians from the parking lot to the Day Care Center, a striped crosswalk shall be installed along the
pavement in front of the Day Care Center building entrance, Additionally, in order to provide smoother
traffic integration from the project site onto Third A venue it was recommended that the southern most
driveway be restricted to right·inlright·out only movements and the northern driveway operate as an exit
only driveway. These requirements will mitigate the pedestrian safety and traffic circulation impacts to
levels of less than significance,
The parking requirement is based on the operation profile, square footage and students/employees of the
schools, office and training components of the project. The total existing on-site parking is 380 spaces and
the total parking upon completion of the project is 298 spaces; the proposed parking meets the City's
parking requirement of 197 spaces. There are 101 surplus parking spaces available during peak hours.
According to the Traffic Analysis prepared by Darnell and Associates, to improve truck turning
movements within the project site parking spaces should be removed along the northwest and northeast
comers of the building. The loss of seven (7) parking spaces will not create a significant impact to the
proj ect.
Short·term traffic impacts would consist of construction trucks required to redevelop the site, The project
is consistent with the criteria established in the City's General Plan Traffic Element.
Mitigation: Mitigation measures listed in Section XIX would reduce impacts to a less than significant
level.
VII. BIOLOGICAL RESOURCES. Would the
proposal result in impacts to:
a) Endangered, sensitive species, species of 0 0 0 181
concern or species that are candidates for
listing?
b) Locally designated species (e,g., heritage 0 0 0 181
trees)?
c) Locally designated natural communities (e.g" 0 0 0 181
oak forest, coastal habitat, etc.)?
d) Wetland habitat (e.g., marsh, riparian and 0 0 0 181
vernal pool)?
e) Wildlife dispersal or migration corridors? 0 0 0 t1?J
f) Affect regional habitat preservation planning 0 0 0 181
efforts?
Comments: The site is fully developed and is located in an urbanized area. There are no sensitive plant
or animal species on·site, No biological impacts would result from the proposed use of the site.
Mitigation: No mitigation measures are required.
VIII. ENERGY AND MINERAL RESOURCES.
Would the proposal:
7 09/13/01
- -~_._-._"" ._--- -~~-_._--_..._._._-- ---. -- ------------
- -
PotentiaUy
PotentiaUy Significant Less tban
Significant Unless Significant N.
Impact Mitigated Impact Impact
a) Conflict with adopted energy conservation 0 0 0 C3
plans?
b) Use non·renewable resources in a wasteful and 0 0 0 C3
inefficient manner?
c) If the site is designated for mineral resource 0 0 0 C3
protection, will this project impact this
protection?
Comments: The proposed community service facility does not conflict with the recently adopted CO,
Reduction Plan. The project proponent will maintain existing curb, gutter, and sidewalk along the Third
Avenue and replace uplifted sections of the sidewalk along Third Avenue and Quintard Street. Third
A venue and Quintard Street rrontages will provide for pedestrian circulation into the project area.
The existing transit lines that include Routes 7 I 2, 702 and 70 I, will serve students and clients of the
MAAC Center.
The proposed project is subject to compliance with Energy Requirements ofthe Unifonn Building Code
and therefore, should not result in the use of non·renewable resources in a wasteful and inefficient
manner. The project is not located in an area designated for mineral resource protection as defined in the
City's General Plan.
Mitigation: No mitigation measures are required,
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of 0 0 0 C3
hazardous substances (including, but not limited
to: petroleum products, pesticides, chemicals or
radiation)?
b) Possible interference with an emergency 0 0 0 C3
response plan or emergency evacuation plan?
c) The creation of any health hazard or potential 0 0 0 C3
health hazard?
d) Exposure of people to existing sources of 0 0 C3 0
potential health hazards?
e) Increased fire hazard in areas with flammable 0 0 0 C3
brush, grass, or trees?
Comments: Building Analytics, completed a Phase I Environmental Site Assessment Study for the
MAAC Project, dated October 2000, The purpose is to assess the potential for contamination at the subject
property caused by hazardous materials. The report indicated underground storage tanks (fuel and waste
oil) were fonnerly located on-site from earlier uses, Prior uses included tire and repair store, gasoline
service station, furniture outlet, retail store and small restaurant. Asbestos containing materials (ACMs)
and lead·based paint were found on the existing building.
S 09/13/01
","-- -,
Potentially
Potentially Significant Less than
Signirlcant Unless Significant N.
Impact Mitigated Impact Impact
The consultant recommended a Phase II in order to confirm, if any, soil contamination, removal of
contaminated soil and Underground Storage Tanks (USTs) still existed, Confirmation of this remediation
was not discovered during the preparation of the Phase I by the consultant. A closure letter ITom the Lead
Agency, The County of San Diego Department of Environmental Health Services (DEHS) is required to
indicate that the site has been cleared up of any contamination, Additional research by the applicant and
the City provided closure letters, dated in 1987 and 1993, ITom the County of San Diego Department of
Environmental Health Services (DEHS) Site Assessment Section indicating the site has been adequately
mitigated of all soil contamination and storage tanks removed. The Regional Water Quality Control Board
concurred with the determination of the County that the site had been adequately mitigated. According to
a letter from the Building Analytics, dated August 30, 2001, the property has been properly remediated
according to regulatory standards and no further investigations are required,
The MAAC Community Center includes a Charter High School with vocational training in health
sciences, computer software operations, hardware repair and general construction (i.e., masonry training).
The applicant is required to be in compliance with the County of San Diego Department of Environmental
Health Services and Fire Warden regulations for proper storage of common hazardous substances (i,e.
paint, cleaning solvents),
According to the Phase I Environmental Site Assessment limited levels of asbestos containing materials
(ACMs) and limited lead·based paint exist, Demolition of the existing exterior façade of the building and
interior renovation could result in the release of airborne asbestos containing materials (ACMs). Release
of airborne asbestos fibers would result in a significant health hazard unless mitigated to a level of less
than significance.
Demolition of the exterior façade of the building and interior renovation could result in the release oflead-
based materials. Release of lead·based paint materials would result in a significant health hazard unless
mitigated to a level ofless than significance.
Mitigation: Mitigation measures listed in Section XIX would reduce impacts to a less than significant
level.
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 0 181
Comments: The proposed hours of operation are 7:00 A.M. to 10:00 P.M. (various shifts Monday
through Saturday), The City of Chula Vista Municipal Code (§ 19,68,030) establishes commercial land use
noise standards of 65 dB during the hours of 7:00 A.M. and 10:00 P,M. on weekdays (8:00 A,M, to
10:00 P,M, on weekends) and 60 dB during the hours of 10:00 P.M. and 7:00 A,M. on weekdays (10:00
P,M, to 8:00 A,M, on weekends). The proposed project is in conformance with the Noise Element/
Performance Thresholds of the General Plan.
There is an existing multiple-family residential use to the east of the project site. The proposed project
area includes an exterior daycare playground and masonry training area. These exterior uses are
separated from the residential area by a 6-8 foot high masonry wall, The proposed daycare playground is
located along the west side of the building, approximately loo-feet from the residential area. The masonry
training area is along the south side of the building approximately 1I0-feet from the residential area. The
9 09/13/01
-
Potentially
Potentially Significant ùssthan
Significant U""'" SiguÕlcant No
Impact Mitigated Impact Impact
masonry training will only occur a limited number of weeks during the construction cycle, The masonry
training will not require large cement trucks and all mortar will be mixed by hand or with a small, hand·
operated mixer.
The proposed project shall be required to comply with the adopted noise standards.. No significant noise
impacts will occur as a result of the operation of the MAAC facility and associated programs due to the
separation of the uses, building buffer, existing masonry wall and use of small equipment offsetting any
noise impacts to adjacent residential use,
Mitigation: No mitigation measures are required.
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 prot,ction? 0 0 0 181
c) Schools? 0 0 0 181
d) Maintenance of public facilities, including 0 0 0 181
roads?
e) Other governmental services? 0 0 0 181
Comments: No new or altered public facilities would be required to serve the proposed community
service facility, No significant impacts to public services would result.
Mitigation: No mitigation measures are required.
XII. Thresholds. Will the proposal adversely impact
the City's Threshold Standards?
As described below, the proposed project does not result in significant impacts to any of the
Threshold Standards.
a) Fire/EMS 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 two miles away 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,
b) Police 0 0 0 181
The Threshold Standards require that police units must respond to 84% of Priority I calls
10 09/13/01
F'··
Potentially
Potentially Significant Less than
Significant Unless Slgnmcant No
Impact Mitigated 1m.." Impact
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. The
proposed project would comply with this Threshold Standard.
Comments: The police threshold would be met as reported by the Police Department. No significant
impacts to police services are anticipated,
Mitigation: No mitigation measures are required.
c) Traffic 0 0 0 181
I. 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,
West of 1-805: Those signalized intersections, which do not meet the standard above, may
continue to operate at their current 1991 LOS, but shall not worsen.
Comments: The project will generate an additional 2,458 average daily trips (ADT), The Engineering
Department reports that the Level-of·Service (LOS) 'c" would be met on Third Street. Level·of-Service
(LOS) "A" would be met on Palomar Street, Orange Avenue and Main Street. Level·of-Service (LOS)
"B" would occur on Quintard Street as a result of the proposed project. The proposed project complies
with the City's Level·of-Service (LOS) "c" Threshold Standard,
Mitigation: No mitigation measures are required.
d) ParkslRecreation 0 0 0 181
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 proposed project is located west ofI-805, therefore, the Parks and Recreation Threshold
Standard does not apply. Park pad obligation will be required per City Ordinance (refer to Municipal
Code Chapter 17.10),
Mitigation: No mitigation measures are required.
e) Drainage 0 0 0 181
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 would comply with this Threshold Standard.
Comments: Accord,ing to the Engineering Department, the existing off· site drainage facilities along
Third A venue and Quintard Street are adequate to handle the proposed project, No new drainage
facilities would be required to serve the proposed project.
Mitigation: No mitigation measures are required.
/) Sewer 0 0 0 181
11 09/13/01
, r ,-,
Potentially
Potentially Significant Less than
Significant U'"'" Significant No
Impact Mitigated Impact Impact
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 would comply with this Threshold Standard.
Comments: According to the Engineering Department, the existing 8-inch sewer facility along
Quintard Street is adequate to serve the proposed project. No new sewer service would be required to
serve the proposed proj ect.
Mitigation: No mitigation measures are required.
g) Water 0 0 0
I!I
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. The proposed project would 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 pennit issuance,
Comments: No new water service would be required to serve the proposed project.
Mitigation: No mitigation measures are required.
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 I!I
b) Communications systems? 0 0 0 I!I
c) Local or regional water treatment or distribution 0 0 0 I!I
facilities?
d) Sewer or septic tanks? 0 0 0 I!I
e) Stonn water drainage? 0 0 0 I!I
f) Solid waste disposal? 0 0 0 181
Comments: No new service utilities would be required to serve the proposed facility. Existing on·site
drainage sheetflows westerly towards Third A venue and southerly along Quintard Street. Existing off·site
drainage facilities consist of two catch basins located along Third A venue and Quintard Street. An eight.
inch sewer line is located along Third A venue. According to the City Engineering Department, the sewer
line and drainage facilities have adequate capacity to accommodate the proposed facility, No significant
service impacts would occur as a result of the proposed project.
Mitigation: No mitigation measures are required.
12 09/13/01
, ~ -
PotentiaUy
PotentiaUy Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
XIV. AESTHETICS. Would the proposal:
a) Obstruct any scenic vista or view open to the 0 0 0 I!I
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 0 I!I
scenic route?
c) Have a demonstrable negative aesthetic effect? 0 0 0 I!I
d) Create added light or glare sources that could 0 0 0 I!I
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 0 I!I
Comments: The proposed redevelopment project is located within an urbanized area and there are no
scenic vista or viewpoints on, or adjacent to, the property. The proposed project would not result in any
significant aesthetic impacts or create additional light spillage onto the adjacent residential properties.
The renovation and upgrade of the vacant building and existing site will improve the aesthetic quality of
the surrounding commercial and residential community, No significant aesthetic impacts would occur as
a result of the proposed project.
Mitigation: No mitigation measures are required.
XV. CULTURAL RESOURCES. Would the proposal:
a) Will the proposal result in the alteration of or 0 0 0 I!I
the destruction or a prehistoric or historic
archaeological site?
b) Will the proposal result in adverse physical or 0 0 0 I!I
aesthetic effects to a prehistoric or historic
building, structure or object?
c) Does the proposal have the potential to cause a 0 0 0 I!I
physical change which would affect unique
ethnic cultural values?
d) Will the proposal restrict existing religious or 0 0 0 I!I
sacred uses within the potential impact area?
e) Is the area identified on the City's General Plan 0 0 0 iii
EIR as an area of high potential for
archeological resources?
Comments: The Conservation and Open Space Element ofthe General Plan does not identify the project
site or surrounding vicinity as an area of potential cultural resources, There are no known cultural
resources in the project area and no significant impacts would result.
13 09/13/01
-
Potentially
Potentially Significant Less tban
Significant Unless Signincant No
Impact Mitigated 1m.." Impact
Mitigation: No mitigation measures are required,
XVI. PALEONTOLOGICAL RESOURCES. Will the
proposal result in the alteration of or the
destruction of paleontological resources?
Comments: The Conservation and Open Space Element of the General Plan does not identifY the project
site or surrounding vicinity as an area of potential paleontological resources, There are no known
paleontological resources on the site or in the adjacent area. No cut grading is required and no significant
paleontological resource impacts will occur as a result of the proposed project.
Mitigation: No mitigation measures are required.
XVII. RECREA nON. Would the proposal:
a) Increase the demand for neighborhood or 0 0 0 I!I
regional parks or other recreational facilities?
b) Affect existing recreational opportunities? 0 0 0 I!I
c) Interfere with recreation parks & recreation 0 0 0 I!I
plans or programs?
Comments: The proposed project is consistent with the City's General Plan Parks and Recreation
Element. The proposed project does not increase the need for new parks or recreational facilities. Park pad
fees would be required as per City Ordinance (refer to City Municipal Code, Chapter 17,10). No
significant recreation impacts would occur as a result of the proposed community service facility.
Mitigation: No mitigation measures are required.
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 0 0 0 I!I
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community, reduce
the number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods or
California history or prehistory?
Comments: The site is fully developed with commercial buildings and is located in an urbanized area,
The site contains existing ornamental vegetation and trees, No sensitive plant or animal resource impacts
would occur as a result of the proposed project.
Mitigation: No mitigation measures are required,
14 09/13/01
----------
PotentiaUy
PotentiaUy Significant Less than
Signincant Unless Significant No
1m.." Mitigated Impact Impact
b) Does the project have the potential to achieve 0 0 0 181
short-term, to the disadvantage of long-term,
environmental goals?
Comments: The proposed community service facility will not affect long-term environmental goals ofthe
City because the project is consistent with the City of Chula Vista General Plan and the Draft Multiple
Species Conservation Program Subarea Plan (dated October 2000).
Mitigation: No mitigation measures are required,
c) Does the project have impacts that are 0 0 0 181
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
Comments: The proposed facilities would not result in cumulative effects because the site, and
surrounding area, is fully developed. No other projects have been recently approved in the area, nor are
there any known future projects in the area, No significant impacts would occur as a result of the
proposed project.
Mitigation: No mitigation measures are required.
d) Does the project have environmental effects 0 0 0 181
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Comments: No significant effects on human beings are anticipated to result rrom approving the proposed
community service facility.
Mitigation: No mitigation measures are required.
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:
HAZARDS
Air Ouali tv /Hazards
1. Prior to demolition or renovation activities, the applicant shall contract with an environmental consultant
certified by the State of California to conduct testing for the presence of asbestos and for the property
removal and disposal of this element if detected. The applicant shall be responsible for obtaining all the
required permits rrom all affected state and local regulatory agencies including the Air Pollution Control
District and shall provide proof of having obtained approval to precede with this process ofthe Planning
and Building Department prior to obtaining a building permit.
15 09/13/01
-,
2, Prior to demolition or renovation activities, a lead-based paint survey is required. If con finned lead·
based paint is scheduled for renovation or demolition an environmental consultant certified by the State
of California shall remove it. The applicant shall be responsible for obtaining all the required pennits
from all affected state and local and regulatory agencies including the Air Pollution Control District and
shall provide proof of having obtained approval to precede with this process of the Planning and
Building Department prior to obtaining a building pennit.
TransportationiCirculation
3, Prior to Certificate of Occupancy, a crosswalk shall be striped along the pavement in front of the Day
Care Center to increase the safety of the pedestrians walking from the parking lot to the building
entrances,
4. The southern most driveway along Third Avenue will be restricted to right-iniright·out only movements
and the northern most driveway along Third Avenue will operate as an exit only driveway,
5, Truck turning movements within the project were checked and found to be acceptable except at two
locations. To accommodate the truck track around the rear of the building the removal of five (5)
existing parking spaces at the northwest corner of the building and two (2) spaces at the northeast corner
of the building,
DrainagelW ater
6. Compliance with the requirements of the Clean Water Act and the Regional Water Quality Control
Board, and National Pollutant Discharge Elimination Systems (NPDES) Municipal Pennit No, 2001-0 I.
7, Compliance with the State Water Resources Control Board and filing of a Notice of Intent for
coverage under an NPDES Stonnwater Pennit, if required.
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 Declaration with 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,
- A \d. w e-t/ Še.tJ I ~ ,'-- VI ¿}è (>0" ,ck.,....t
t::, e.
Printed Name and itle of Authorized Representative
[Property Owner's Name]
r4~ e¡/N)O)
Signature of Authorized Representative Date
[Property Owner's Name]
16 09/13/01
--
ß.M~ nepEqw- kso¡J
Printed ame and Title of
[Operator if different from Property Owner]
a CY/lfjOf
Signature 0 Authorized Representative Date
[Operator' 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
o Geophysical o Energy and Mineral Resources o Aesthetics
. Water . Hazards o Cultural Resources
. Air Quality o Noise o Recreation
o Paleontology o Mandatory Findings of Significance
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 MAY have a significant effect on the environment, and an 0
ENVIRONMENTAL IMP ACT REPORT is required.
I find that the proposed project MAY 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,
17 09/13/01
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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) D
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 detennination.
~/Pm&~' Date 9/1'1/01
Marilyn R,F. Ponseggi
Environmental Review Coordinator
City ofChula Vista
18 09/13/01