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Home My WebLink AboutRCC AGENDA PK 2001/07/30 r -- Mitigated Negative Declaration PROJECT NAME: Country Club Villas PROJECT LOCATION: 25 Naples Avenue ASSESSOR'S PARCEL NO,: 619-100-2900 PROJECT APPLICANT: Elmcon LTD, CASE NO,: IS-01-39 DATE: July 19,2001 A. Proiect Setting The 2,25-acre project site is located on the north side of Naples Street west of Hilltop Drive, west of Interstate 805 (Exhibit A - Locator Map), The site is currently occupied by a vacant, fire-damaged commercial center. This center is adjacent to an active shopping center to the east and is enclosed with security fencing, The surrounding area is fully developed with the following land uses: Land Uses ' Zoning North Single-Family Residential RI Northwest Apartment Residential RJPI4 South Single-Family Residential RI East Single-Family Residential RI West Golf Course/Single-Family RI B. Proiect Description The proposed project includes a rezone from CN (Neighborhood Commercial) to R3 (Apartment Residential) Zone, a General Plan Amendment to redesignate the site from CR (Retail Commercial) to RMH (11-18 du/gross acre), a Tentative Subdivision Map and Design Review for the condominium development of 23 lots; 22 residential lots (condominiums) and I common area lot. The proposed 22-unit condominium project consists of common areas, sand tot-lot, private drive, 6-foot high private wooden fences separating the individual lots, a two-car garage for each unit and 14 guest parking spaces totaling 58 parking spaces. The project is proposed in two phases of II units each, Floor Plan I, (15 units) will be 1,764 square feet with a 444 square-foot, two-car garage, Floor Plan 2 (7 units) will be 1,478 square feet, with a 430 square-foot, two-car garage. The proposed lot sizes range from 2,052 square foot to 3,902 square foot. The internal circulation design and driveway access has been designed to meet the Chula Vista Fire Department requirement of 24 foot-width, The site is surrounded by existing security fencing and an existing 8 foot-high retaining wall section on the northwest corner. The proposed project includes various types of interior fencing and 2-4 foot high retaining walls, including a 6-foot-high decorative masonry zoning wall, serving as an acoustical wall, between the commercial parcel along I --- -- the east property line continuing along the front of the project. Development of the site will require limited grading, All utilities and service systems will be provided to each lot. C, Compliance with Zoning and Plans Applications are currently being processed for amendments to the General Plan trom CR (Retail Commercial) to RMH Residential (Medium-Highll 1-18 dwelling units per gross acre) and to rezone from CN (Neighborhood Commercial) to the R3 (Apartment Residential) Zone, A tentative map has been submitted for the 22-unit condominium development, Upon approval of these amendments, the project proposal will be consistent with the Zoning Ordinance, General Plan designation and environmental plans or policies, D. Public Comments On Mav 7, 200] Notice of Initial Study was circulated to property owners within 500- foot radius of the proposed project site. The public comment period ended May 2], 2001. One written comment was received from a property owner. The comment was regarding traffic circulation, 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 mitigation measures would reduce the project impacts to a less than significant level, and the preparation of an Environmental Impact Report would not be required. This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. 1. Air Quality & Hazards Potential Impacts Associated with Asbestos During Demolition Phase The proposed project includes the demolition of a fire-damaged commercial shopping center, The demolition of these buildings may result in the release of hazardous materials such as asbestos, ]n order to mitigate potential impacts to a level below significance the existing structures will be examined for the presence of asbestos prior to demolition. Prior to demolition of the existing buildings, the applicant shall be required to contract with a certified consultant by the State of California to conduct asbestos assessments and supervise the removal of asbestos if it is found on-site. The applicant will adhere to all State and local regulations, The applicant shall be responsible for obtaining all the required permits from all affected state and local regulatory agencies including the Air Pollution Control District and shall provide proof of having obtained approval to proceed with this process to the Planning and Building Department prior to obtaining a building permit. 2 --~..._--- - 2, Noise Potential Impacts Associated with Noise During Construction Phase Tbe proposed project includes the development of 22 condominium units. According to the Acoustical Analysis prepared by Dr. Leslie E. Penzes of Dr. Penzes & Associates. The applicant will be required to mitigate the noise impacts through design layout, building materials, external walls, window treatments, exterior hardwood doors, and installation of a masonry sound wall at the property line between the east side of the site and the parking lot of the adjacent shopping center, refer to (Exhibit B), F, Mitigation Necessary to A void Significant Impacts Specific project mitigation measures are required to reduce potential environmental impacts identified in the Initial Study to a level below significance, Tbe mitigation measures will be made a condition of approval and shall be incorporated in the approved Mitigation Monitoring and Reporting Program (Attachment "A"), Air Quality & Hazards Asbestos Related Impacts During Demolition Phase l. Prior to demolition of the existing buildings, 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 penn its from all affected state and local regulatory agencies including the Air Pollution Control District and shall provide proof of having obtained approval to proceed with this process to the Planning and Building Department prior to obtaining a building penn it, Noise Noise Related Impacts (Internal and External) During Construction Phase l. To ensure that the noise level will be less than or equal to 45 dBA in CNEL at any location inside of the rooms of the dwellings, all the windows and exterior doors must be closed, Due to the restriction of closed windows, forced ventilation is required, This shall be established by the installation of fans or an Air Conditioning System (HV AC), 3 2. The installation of fans or an HV AC system shall be constructed to ensure that the ducts for the outside air supply and the exhaust be placed at two right angles. Two air exchanges over the course of one hour are required along with a 20% volume change per hour, which must be taken from the outdoors per Unifonn Building Code (UBe) requirements. The ducts for the outside air supply and exhaust must be placed on opposite sides of the units facing the Naples Street. Windows, French Doors, Exterior Hardwood Doors and Exterior Walls 3. All windows, french doors, and exterior hardwood doors on the first and second floors for the first and second row of units closest to Naples Street shall be designed and constructed in accordance with the Acoustical Study prepared by Dr, Penzes and Associates, dated March 22, 2001. No mitigation is required for the windows, french doors and exterior hardwood doors of the rest of the dwellings, (refer to Exhibit B). 4. The external walls of all buildings shall be designed and constructed in accordance with the Acoustical Study prepared by Dr. Penzes and Associates, dated March 22, 200\ (refer to Exhibit B), 5. The proposed project shall incorporate required construction components as specified in the Acoustical Study prepared by Dr, Penzes and Associates, dated March 22, 200 \, Sound Wall 6, A 6-foot high sound wall shall be erected at the property line between the east side of the site and the parking lot of Country Club Shopping Center, to the east of the project site, The sound wall shall be constructed from concrete blocks or from masonry (Exhibit B), \ agree to implement the mitigation measures required as stated in this Section (F) of this Mitigated Negative Declaration, £11<1 Hd. /1/;0/01 Q/l1Øj ~~f¿ÁJ' /lame, Title Date( ( .» l~~ ;) \ Name, Title 4 .~.__._"_..__. r ~ G, Consultation I. City of Chula Vista: Edalia Olivo-Gomez, Environmental Planning Maria C. Muett, Environmental Planning Beverly Blessent, Development Planning Kimberly Vander Bie, Development Planning Gary B. Williams, Development Planning Frank Rivera, Engineering Muna Cuthbert, Adv,PlngÆngineering Majed AI-Ghafry, Traffic Engineering Ben Herrera, PermitslEngineering Ralph Leyva, Engineering Sohaib AI-Agha, Engineering Silvester Evetovich, Engineering Carolyn Dakan, Building Division Richard Preuss, Police Crime Prevention Ed Thomas, Fire Department Tim Ripley, Public Works Applicant's Agent: Jim Elmore/Stu Wilson 2, Documents Chula Vista General Plan (1989) Title 19, Chula Vista Municipal Code 3, Initial Study This environmental determination 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 information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910, Dat(j1J./l-µ' d-tJO I J: \Planning\MARIA \M1SC\ìs-O 1-39neg.doc 5 -.-- 0"0 ·- - \€.GO sþ.~ {) "( c\..Ùß COÙ~1~ . \.-<¿.S ~f'.~ ~ \:\ C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR Ä~~~1~1T: ELMCON LTD PROJECT DESCRIPTION: C) INITIAL STUDY PROJECT 25 NAPLES ST Request: Site Plan and architectural for 22 single ADDRESS: family detached condo units with detached garage. private street, common rec area and 58 parking SCALE: FilE NUMBER: spaces. 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I u.. i± æ , - w I a:: III ! ..J , "o.¡ '1 , ..::' -r I c- ~'" 'ì-- i I -~\ , ,-;\: . II \",' _ .U ~ "'\\ _ .~. _ u \).\ ~I il ~~) ~ ~ 'j~ ~, * ~ #05? ~ ~ it, ~ 1106'[ ~ , r #<7,10"'1 } ,'i:) i~ ~ I ~ ~ ~ i ~ '" " ~ /EEE3 , l. '" I I , z , ~f 00 '. e ~ /. Z - S' f I- 0 Iò. R ~~ « ~ I' " - ~ 1-' ~~Gj .,. vf,;? " ~ ,pi''? « { ~ "'\ it > hLd ~ ,111 II \ ..J ~~I- , ,~ ~Z " "'- I 0::'. ~ ~~'~ = ~ ~ , Þ:.' ~ ami, I::. " U. :",'Ò ,~ I ~ ~ tJ ~ 'ZI,I II"Z'£" . ." ," '" ;:',. - - - - - - - - - - (" - ATTACHMENT "A" MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Country Club Villas, Chula Vista, 18-01-039 This Mitigation Monitoring and Reporting Program has been prepared by the City of Chula Vista in conjunction with the proposed Country Club Villas project (IS-OI-039). 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-039. 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): I. Air Quality and Hazards; and 2, Noise, 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. Evidence in written fonn continning compliance with the mitigation measures specified in MND/IS-OI-039 shall be provided by the applicant 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-QI-049 MMRP text.doc) E - ~ c: 'C: .s '¡: o ::< c: .Q ñí ~ ~ ~ ~ " " " .~ .~ .~ ã. õ.. î5.. 0. 0. 0. <{ <{ <{ ~Š >< x >< 0.0 "'-' C ø 'C e ,0 00 ~ -' Q) >< f~ 0. 0 - - 0 ~ u ~ ~ ~ 2 .. ,..: "- to co ('II m >,0) »0) >,0) >,0> n _£_ .D _£_ D -:5- .0 -:5- t 2ol!!. 1::: 2019 1:::' .Bo.!! 1:: So.!! o c_C .... 0 1::_1: .... 0 c_c:.... 0 c_C: .... Q. Q)......a> .s CL a>-Q) .2 Co Q)-Q).s a. G)......a> .s Q) er:::e m Q) eCE œ Q) eCE «I Q) er:::e (U D::"C c:,g! c: ~.Ë C:::-O c,g! c: ~.= a:-o c,m c ~.5 [(-0 c,g! 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"Cg~ ~~~ m:sm~m ~~" ~~g "C""C()c·'t:: =ou!ß 0)'-1/1 ~;¡.s:::.8~ co +-' _-oCII v ...... -- ~«.~ ~Q)« Q)~oQ)~ lII~g &~~ ~~~~_ ~......III ....Q)co Q)Q)Q)m~ .5É~ 85t1ll ~:S~~ð ~~"C .5cn~ ñi'õu=cn "5 c = ro c:: .s:::. I'CI ('II .a81'\: (tI1I)a> U)~ê'3:E -Cm . .s:::.~~ ='-'-"CE mroQ)m ClIO) . rocn~c -o"E~;t:: ts co ~1ñ g.::d~ §..c Q) 0 "C ru 0- 0) .!!J. rf:.c: 'õ'a.~ CQ)t5l11o C"? - >< .... E ::I Q) 11) o co nI...:w a. 8 "C..- O,¡:.Q.,¡:: en I 3: cO 0 "C 0>0 U)-21-'ð o m ~ »::: ~ c êü ~ ~ ~ u ..Q I EQ).QQ) o.Qg-- :EQ)i::''s.o ~ ~gj'ê g--g Q.~ õ~ëë¡j.! ø Q)t;; (ij~ c.t5 >.-5 .g~ õ-g ~ .!!! wcg-o a>c;-g¡:¡¡; cDøU'õ'C > ~8c.~ ¢:8Cñ::;E <c~öc.8 D ::J Ü v ~ ~ 'E ::J o Ü ,r- "-, Case No.IS-Ol-39 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent: Elmcon LTD, 2, Lead Agency Name and Address: City ofChula Vista 276 Fourth Avenue Chula Vista, CA 9]9]0 3. Address and Phone Number of Proponent: 25 Naples Street Chula Vista, CA 91910 4. Name of Proposal: Country Club Villas 5. Date of Checklist: July 19,200] Potentially Potentially Significant Leu than Significant Unleu Significant N. Impact Mitigated Impact Impact I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or 0 0 181 0 zoning? 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 setting is 2,25-acres in the western portion of the city. The project proposal, 22 condominium units, is located in the CN Zone (Neighborhood Commercial) and within the CR (Commercial Retail) General Plan Designation, The site is surrounded to the north, south and west by single-family residences, and apartments, and to the east by a commercial center, A fire-damaged commercial retail center currently exists on the project site, The proposed project includes a tentative map for individual condominium lots, a rezone from CN (Neighborhood Commercial) to R3 (Multiple Family Residential) Zone, a General Plan Amendment from CR to RMH (Medium to High/] 1-] 8 dwelling units per gross acre) designation and design review, The project proposal will include the excavation of approximately 2,200 cubic yards, 3,300 cubic yards for embankment and 1,200 cubic yards of import, Upon approval of the tentative map, General Plan Amendment and rezone, the project will be consistent with the R3 (Multiple Family Residential) zoning designation, RMH (Medium High Residential) General Plan designation, and the City's environmental plans and policies, The proposed increased densities in this neighborhood are anticipated to be compatible based upon their orientation Page-! --_.._~-~--". ,'- - and location, The proposed reduction in available retail acreage in this primarily residential neighborhood would not result in a conflict with the goals and policies of the General Plan, The use and occupancy ofthe site by multiple family residential uses will not have a significant effect on the physical arrangement of the community, Mitigation Measures: No mitigation measures are required, Potentltolly II. POPULATION AND HOUSING. Would the Potentially Significant Lesslhan proposal: Significant Unless Significant N. Impad Mitigated Implct Impact 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 intfastructure )? c) Displace existing housing, especially affordable 0 0 0 181 housing? Comments: Upon approval of the General Plan Amendment and rezone, the project will be consistent with the General Plan and Zoning Ordinance, The project proposal is an infill development surrounded by existing residential development and commercial retail use and does not induce substantial population or housing growth in the area, No existing housing units would be eliminated. The project proposal will not exceed the regional or local population projections. No significant population and housing impacts would result from the development of the proposed 22-condominium lots, Mitigation Measures: No mitigation measures are required, Potentially III. GEOPHYSICAL. Would the proposal result in or Potentillly Significant LeuthlD Significant Unless Significant N. expose people to potential impacts involving: Impact Miti¡::sted Impact Impact a) Unstable earth conditions or changes in geologic 0 0 0 181 substructures? b) Disruptions, displacements, compaction or over 0 0 0 181 covering 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 0 0 0 181 sands, or changes in siltation, deposition or erosion which may modify the channel of a river Page - 2 ------ ", ,- - 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 IS! hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Comments: The project site has already been disturbed with the eXlstmg commercial center and no known geophysical constraints presently exist on site, The proposed project will not expose people to any additional geologic or earth hazards, Mitigation Measures: No mitigation measures will be required. Potentially Potentially Signific.lnt Less than IV. WATER. Would the proposal result in: Significant Unleu SlgnifiCllnt N. Impact Mitigated Impact Impact a) Changes in absorption rates, drainage patterns, 0 0 0 IS! or the rate and amount of surface runoff? b) Exposure of people or property to water related 0 0 0 IS! hazards such as flooding or tidal waves? c) Discharge into surface waters or other alteration 0 0 0 IS! of surface water quality (e,g" temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in any 0 0 0 IS! water body? e) Changes in currents, or the course of direction 0 0 0 IS! of water movements, in either marine or fresh waters? I) Change in the quantity of ground waters, either 0 0 0 IS! 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 IS! groundwater? h) Impacts to groundwater quality? 0 0 0 IS! i) Alterations to the course or flow of flood 0 0 0 IS! waters? j) Substantial reduction in the amount of water 0 0 0 IS! otherwise available for public water supplies? Comments: A "Preliminary Drainage Study" by DOB Survey & Mapping dated March 26, 2001 prepared for the project states that under the existing conditions (building, concrete slab and paved parking) the runoff generated from the site during a 50-year stonn is 7,09 cfs (cubic feet per second), Presently, approximately 95 percent of the project site is developed with the existing commercial center and paved parking area, The project site currently drains to Naples Street and existing runoff is conveyed through an existing curb inlet near the southwest comer of the property, Page - 3 ~" - The anticipated runoff generated from the proposed project will drain to the proposed catch basins connected to the existing drainage facility, Drainage from the site would not impact surface water in the surrounding water areas. This preliminary study indicates that there will be no significant change in existing drainage pattern and overall the proposed development will decrease the drainage run-off by approximately 30 percent. As a standard Engineering Department condition of approval, the proposed project will be subject to the requirements of the Clean Water Act and the Regional Water Quality Control Board, National Pollutant Discharge Elimination Systems (NPDES), The applicant is required to implement the Best Management Practices to prevent pollution of stonn drain facilities during and after construction, A standard Engineering Department condition of approval requires drainage improvements be included in the first submittal of grading/improvement plans that defines the method used to convey on-site surface water, No significant impacts are anticipated to result from development of this project. Mitigation Measures: No mitigation measures will be required, Potentially V. Am QUALITY. Would the proposal: Potentially Significant Less than Significant Unless Significant N. Impact Mitigated Impad Impact 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 project proposal is consistent with the City of Chula Vista General Plan Air Quality Element and would not substantially affect local or regional air quality, The project would generate an additional 200 average daily trips, would not substantially affect regional air quality. The project would not alter air movements, humidity, or climatic temperature, The residential project would not create objectionable odors or expose sensitive receptors to pollutants. Construction of the condominium project would result in negligible short-tenn construction and grading emissions, Fugitive dust would also be created due to clearing, earth movement, and travel on unpaved surfaces. Air quality impacts resulting from construction related emissions are considered short-tenn in duration since construction is a relatively short-tenn, one-time activity. Dust control during grading operations would be related in accordance with the rules and regulations of the San Diego Air Pollution Control District (APCD), The proposed project includes the demolition of the fire-damaged commercial building, concrete pad and asphalt parking lot. The demolition of these buildings may result in the release of hazardous materials such as asbestos, In order to mitigate potential impacts to a level below significance, the existing structures will be examined for the presence of asbestos prior to demolition. The applicant Page - 4 will be required to contract with a consultant certified by the State of California to conduct asbestos assessments and supervise the proper removal of this element if it is found on-site. The applicant will adhere to all State and local regulations, These regulations require that a penn it be obtained and the proper procedures followed in the removal of asbestos, The mitigation measureS would reduce air quality impacts to a less than significant level. Mitigation Measure: Mitigation measures listed in Section XIX would reduce impacts to a less than significant level. Potentially VI. TRANSPORTATION/CIRCULATION. Would Potentially Significant Less than the proposal result in: Significant Unless Significant N. Impact Mitigated Impact Impact a) Increased vehicle trips or traffic congestion? 0 0 0 181 b) Hazards to safety from design features (e,g" 0 0 0 181 sharp curves or dangerous intersections) or incompatible uses (e,g" fann 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 e) Hazards or barriers for pedestrians or bicyclists? 0 0 0 181 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 0 181 Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips,) Comments: The proposed 22-unit condominium project would have a minimal effect on traffic patterns and volumes on the adjacent streets, Naples Street provides the primary access to the project, The trip generation rate per units is eight (8) average daily trips (ADT) per day for a total of 200 additional (ADT), Presently, Naples Street is operating at a Level of Service (LOS) "A", Project-generated traffic on Naples Street would not degrade existing levels of service. The Engineering Department has detennined that the additional ADT volumes on surrounding streets would not exceed the City's Level of Service (LOS) thresholds, The project applicant will be required to install full improvements (curb, gutter, and sidewalk) along Naples Street frontage per City Engineering Standards. Fifty-eight (58) parking spaces are proposed, Twenty-two (22) spaces are enclosed in a garage and fourteen (14) will be designated for guest parking, The proposed parking would meet required City Parking Standard of two (2) spaces per unit. No hazards or barriers for pedestrians or bicyclists would be created by the proposed condominium project, Page - 5 -_.._._----~ ""- - The project is consistent with the Circulation Element of the City's General Plan and Traffic Thresholds, No significant traffic related impacts would result. Mitigation Measures: No mitigation measures will be required. Potentially VII. BIOLOGICAL RESOURCES. Would the Potentially Significant LeutbJ.n proposal result in impacts to: Significant Unle.u Signifkant N. Impact Mitigated Impact Impact 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 trees)? 0 0 0 181 c) Locally designated natural communities (e,g" 0 0 0 181 oak forest, coastal habitat, etc,)? d) Wetland habitat (e,g" marsh, riparian and vernal 0 0 0 181 pool)? e) Wildlife dispersal or migration corridors? 0 0 0 181 . f) Affect regional habitat preservation planning 0 0 0 181 efforts? Comments: The project proposal is within a fully urbanized area, The project site is largely developed and the remaining undeveloped area contains ornamental plantings, According to the Open Space and Conservation Element of the General Plan, the project site is not located in an area of potential biological resources, The draft MSCP (Multiple Species Conservation Subarea Plan) designates this area for development. Mitigation Measures: No mitigation measures will be required, Potentially Potentially Significant Le5sthan VIII. ENERGY AND MINERAL RESOURCES. Significønt Unle.u Significant N. Would the proposal: Impact Mitigated Impact Impact a) Conflict with adopted energy conservation 0 0 0 181 plans? 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 project proposal does not conflict with the recently adopted CO, Reduction Plan. The CO, Reduction Plan encourages infill housing and increased housing density near mass transit. The infill project will provide 22 additional housing opportunities, Residents of the proposed project would be served by existing transit lines which include Route 704 along east Naples Street and Route 701 along Hilltop Drive, The proponent will provide curb, gutter, and sidewalk along the Naples Page - 6 ---_.~._-,-"._."._-~...--- -- "- Street frontage, These improvements will aid pedestrian circulation in the project area. The proposed project is subject to compliance with Energy Requirements of the Uniform Building Code and therefore. would 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 according to the City's General Plan, No significant energy and mineral resources would result. Mitigation Measures: No mitigation measures are required. Potentially IX. HAZARDS. Would the proposal involve: Potentially Signifi<:ant Less than Signifitant Unless Signifiunt N. Impact Mitigated Impact Impact a) A risk of accidental explosion or release of 0 0 0 c;; hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? b) Possible interference with an emergency 0 0 0 181 response 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 0 181 0 0 potential health hazards? e) Increased fire hazard in areas with flammable 0 0 0 181 brush, grass, or trees? Comments: The project proposal would result in the division of one parcel into 22 parcels that would not interfere with the emergency response plan for the area. The surrounding area is developed with residential uses and commercial uses that do not include the use or storage of hazardous materials, There are no known health or fire hazard impacts from the use of the site, The proposed project includes the demolition and removal of the fire-damaged commercial center. The demolition of these buildings may result in the release of hazardous materials such as asbestos, Release of airborne asbestos fibers would result in a significant health hazard unless mitigated, Mitigation measures included (See Air Quality) would reduce impacts to less than significant. Mitigation Measures: Mitigation measures listed in Section XIX would reduce impacts to a less than significant level. Potentially X. NOISE. Would the proposal result in: Potentially Significant Less than Significant Unless Significant N. Impact Mitigated Impllct Impact a) Increases in existing noise levels? 0 0 0 181 b) Exposure of people to severe noise levels? 0 181 0 0 Page - 7 ------..-. Comments: The project proposal includes the development of 22 condominium units, According to the Acoustical Analysis prepared by Dr. Leslie E. Penzes of Dr, Penzes and Associates, nine units will require mitigation measures to reduce potential noise impacts to a level below significance in accordance with the City of Chula Vista Performance Standards, Title 19 of the Chula Vista Municipal Zoning Code specifies Exterior Noise Limits of 50 dB for multiple-family residential at night (10:00 p,m. to 7:00 a,m, weekdays and 10:00 p,m, to 8:00 a,m, weekends) and 60 dB during the day (7:00 a,m. to 10:00 p,m, weekdays and 8:00 a,m, to 10:00 p,m, weekends), The condominium project will be required to comply with the adopted noise standards, According to the Acoustical Analysis, the noise contributors would include parking lot traffic and service delivery truck traffic from the adjacent commercial shopping center and the traffic noise on Naples Street. The proponent will be required to mitigate the noise level through design layout, building materials, external walls, window treatments, exterior hardwood doors, and installation of a masonry sound wall at the property line between the east side ofthe site and the parking lot of the adjacent shopping center, Development of the condominiums would result in short-term noise impacts related to construction activities, In accordance with the City's Municipal Code (Section Chapter 17,24.050 - J), construction will be restricted between the hours of 10:00 p,m, and 7:00 a,m. Monday through Friday, and between the hours of 10:00 p,m, and 8:00 a,m, Saturday and Sunday, According to the Engineering Department, noise associated with any grading operation would be regulated by conditions included in the approved grading permit, Mitigation measures would reduce potential noise impacts to a less than significant level. Mitigation Measures: Mitigation measures listed in Section XIX would reduce impacts to a less than significant level. Potentially XI. PUBLIC SERVICES. Would the proposal have an Potentially Significant Less than Significant Unles5 Significant N. effect upon, or result in a need for new or altered Impact Mitigated Impact Impact government services in any of the following areas: a) Fire protection? 0 0 0 Ii!I b) Police protection? 0 0 0 Ii!I c) Schools? 0 0 0 Ii!I d) Maintenance of public facilities, including 0 0 0 Ii!I roads? e) Other governmental services? 0 0 0 Ii!I Comments: The project site is located in western Chula Vista, a fully urbanized area. According to the Police and Fire Departments, the project would not result in a significant impact to public services, The Chula Vista Elementary School District recommends annexation to the new Community Facilities District (CFD) No, 10, However, under State Law the payment of school fees minimizes the impacts to school facilities to a level below significance. Mitigation Measures: No mitigation measures will be required, Page - 8 .~----,. ~ - Potentially Potentially Slgnifiunt Less.han Significant UnIQ' Significant N. Impad Mitigated Impact Impact XII. Thresholds. Will the proposal adversely impact the 0 0 0 181 City's Threshold Standards? As described below, the proposed project does not adversely impact any of the Threshold Standards, Potentially Potentially Signifiunt Less than Significant Unless Significant N. (mpad Mitigated Implltt Impact 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, It is anticipated that the minor future development on this parcel map will meet the threshold standards as this project is in a fully urbanized area, The proposed project would comply with this Threshold Standard, Comments: According to the Fire Department, the current level of service is sufficient for the future development of the condominium units, The nearest fire station is located within 3 miles, The associated response time is 5-7 minutes, According to the Fire Department, the proponent will be required to install two fire hydrants, The proposed project is not anticipated to significantly impact the Fire/EMS Threshold Standard, Mitigation Measures: No mitigation measures will be required, Potentially Potentially Significant Less than Signitkant Unless Significant N. Impad Mitigated Impact Impact b) Police 0 0 0 181 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, The proposed project would comply with this Threshold Standard, Comments: The Police Department indicates that the current level of police services can continue to be provided to the project area, The project area is within a fully urbanized area in western Chula Vista, No impacts to police services are anticipated, Mitigation Measures: No mitigation measures will be required, Potentially Potentially Significant LessthaD Significant Unless Significant N. Impact Mitigated Impad Impact C) Traffic 0 0 0 181 I. City-wide: Maintain LOS "c" or better as measured by observed average travel speed Page - 9 m_'_____~__ - on all signalized arterial segments except that during peak hours a LOS "D" can occur for no more than any two hours of the day, 2, West ofI-80S: Those signalized intersections that do not meet the standard above may continue to operate at their current 1991 LOS, but shall not worsen. Comments: The proposed project will not have a significant impact to the Traffic Threshold Standard. The primary access road to the project site is Naples Street. There will be approximately 200 new Average Daily Trips (ADT) generated by the project per day. According to the Engineering Department, the ADT volumes on the primary access road, Naples Street, before and upon project completion will not exceed the City's LOS thresholds along adjacent street segments, Mitigation Measures: No mitigation measures will be required. Potentially Potentially Significant Less than Significant Unless Significant N. Impact Mitigated Impact Impact d) Parks/Recreation 0 0 0 1111 The Threshold Standard for Parks and Recreation is 3 acres of neighborhood and community parkland with appropriate facilities per 1,000 residents east ofInterstate 80S (I-80S). Comments: The proposed project is located west of I-80S, therefore, the Parks and Recreation Threshold does not apply, Park pad obligation will be required per City Ordinance (refer to Municipal Code Chapter 17,10), No significant impact to parks and recreation is anticipated. Mitigation Measures: No mitigation measures are required. Potentially potentially Significant ~th.n Significant Unlo.l Significant N. Impact MItigated Impact Impact e) Drainage 0 0 0 181 The Threshold Standards require that stonn water flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Plan (s) and City Engineering Standards, The proposed project will comply with this Threshold Standard. Page - 10 ----"_...,--------,-- - - Comments: The proposed project will not exceed City Engineering standards for stonn water flows or volumes, The proponent proposes a l2-inch PVC stonn drain across the existing IO-foot drainage easement which will run into a catch basin on the north east side of the property, An existing IS-foot drainage easement along the lower southern section of the project site will collect water that drains onto Naples Street, According to the Engineering Department, drainage facilities will be incorporated into the final project design upon first submittal of grading and improvement plans, The Engineering Division will require the applicant to obtain a construction penn it to perfonn any work within the City's right-of- way or public easements, No significant drainage or stonn water impacts would result from the proposed project. Mitigation Measures: No mitigation measures are required, Potentially Potentially Significant Less than Significant Unless Significant N. Impact Mitigated Impact Impact f) Sewer 0 0 0 iii The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards, Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. The proposed project will comply with this Threshold Standard. Comments: The City Engineering Department has detennined that the existing 12-inch sewer main under Naples Street and Hilltop Drive are adequate to serve the future development on the project site, In accordance with Engineering requirements, the proponent proposes the onsite sewer mains to be publicly maintained, As a standard Engineering condition, the minimum pipe size for public sewer lines is 8-inches and the sewer main system will be required to provide sufficient access for City maintenance vehicles to all manholes, No significant sewer impacts would result from the project proposal. Mitigation Measures: No mitigation measures are required, Potentialty Potentially Significant Less than Significant Unless Significant N. Impact Mitigated Impact Impact g) Water 0 0 0 iii The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction, The proposed project will comply with this Threshold Standard, Applicants may also be required to participate in whatever water conservation or fee off-set program the City ofChula Vista has in effect at the time of building pennit issuance, Page - 11 -- r Comments: The proposed project is located in western Chula Vista serviceable by existing storage, treatment and transmission facilities, According to the Sweetwater Authority, a six-inch water main is located on the south side of Naples Street adjacent to the site. Adequate fire flow is available to serve the project site as required by the Chula Vista Fire Department. No significant water impacts would result from the proposed project, Mitigation Measures: No mitigation measures are required. Potentially XIII. UTILITIES AND SERVICE SYSTEMS. Would Potentially Signifiunt Len than Significant Unless Significant N. the proposal result in a need for new systems, or Impact Mitigated Impad Impact 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 f) Solid waste disposal? 0 0 0 181 Comments: The project site is located in western Chula Vista, a fully urbanized area, In accordance with Engineering requirements, the sewer system within the condominium development shall be made public, The existing 12-inch sewer main that runs along Naples Street and Hilltop Drive is adequate to handle solid and liquid (sewer) waste that will be generated by the proposed project. According to reviewing agencies, the other existing public service facilities are adequate to serve the project. No significant impacts to utilities and service systems are anticipated from the proposed project. Mitigation Measures: No mitigation measures are required, Potentially Potentially Significant Less than Significant Unless Signifinnt N. XIV. AESTHETICS. Would the proposal: Impact Mitigated Impact Impact a) Obstruct any scenic vista or view open to the 0 0 0 181 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 0 181 scenic route? c) Have a demonstrable negative aesthetic effect? 0 0 0 181 d) Create added light or glare sources that could 0 0 0 181 increase the level of sky glow in an area or Page - 12 -.---.--. _.~" r 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 ¡; Comments: The proposed project will not have a significant impact to the aesthetics of the surrounding area, This is an infill project within a fully urbanized area in the western portion of Chula Vista. The acoustical wall, along the east side, north retaining walls and tront entrance wall treatment will be compatible with the surrounding building features, The proposed project is not located along any scenic vista or view and will not modify a scenic route. No significant aesthetic impacts will result from the proposed project. Mitigation Measures: No mitigation measures are required. Potentially XV. CULTURAL RESOURCES. Would the proposal: Potentially Significant Less thaD Significant Unless Significant No Impact Mitigated Impact Impacl a) Will the proposal result in the alteration of or 0 0 0 ¡; the destruction or a prehistoric or historic archaeological site? b) Will the proposal result in adverse physical or 0 0 0 ¡; aesthetic effects to a prehistoric or historic building, structure or object? c) Does the proposal have the potential to cause a 0 0 0 ¡; physical change which would affect unique ethnic cultural values? d) Will the proposal restrict existing religious or 0 0 0 ¡; sacred uses within the potential impact area? e) Is the area identified on the City's General Plan 0 0 0 ¡; EIR as an area of high potential for archeological resources? Comments: According to the Conservation and Open Space Element of the General Plan, the project site is not located within an area of potential cultural resources The project will include minimal grading at time of development. No significant cultural resources impacts will result trom the proposed project. Mitigation Measures: No mitigation measures are required, Page - 13 ..-..---.. -- Potentially Potentially Significant Leu than Significant Unless Significant No Impact MItigated Impact Impact XVI. PALEONTOLOGICAL RESOURCES. Will the 0 0 0 181 proposal result in the alteration of or the destruction of pale ontological resources? Comments: The Conservation and Open Space Element of the General Plan does identify the subject site or surrounding vicinity as an area of moderate paleontological resources, The proposed project is located in a fuJly urbanized area and is relatively flat. During time of development, it is anticipated that minimal grading will be required. There would be no significant paleontological resource impacts on the project site because the site is already disturbed by the existing shopping center and site improvements, Mitigation Measures: No mitigation measures are required, Potentially XVII. RECREATION. Would the proposal: Potentially Significant Len than Significant Unless Significant No Impact Mitigated Impact Impact a) Increase the demand for neighborhood or 0 0 0 181 regional parks or other recreational facilities? b) Affect existing recreational opportunities? 0 0 0 181 c) Interfere with recreation parks & recreation 0 0 0 181 plans or programs? Comments: The proposed project is consistent with the City's General Plan Parks and Recreation Element. The project review is for an infill project on the west side of the City and 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). Mitigation Measures: No mitigation measures are required, Potentially XVIII. MANDATORY FINDINGS OF Potentially Significant Len than Significant Unless Significant No SIGNIFICANCE: See Negative Declarationfor Impact Mitigated Impact Impact 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 0 181 the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples Page - 14 ----- .. , - of the major periods or California history or prehistory? Comments: The project proposal is in a fully urbanized area of western Chula Vista, The surrounding area is developed with residential, commercial and recreational uses, Neither sensitive plant nor animal resources, nor historical or archaelogical resources are present on the site, The proposed project will have no significant impact to the quality of the environment, reduction of habitat of wildlife species or threaten the historical preservation of the area. Mitigation Measures: No mitigation measures are required, Potentially Potentially Significant Leu than Significant Unleu Significant No Impllct Mitigated Impact Impact b) Does the project have the potential to achieve 0 0 0 Ii!I short-teffil, to the disadvantage of long-teffil, environmental goals? Comments: The project proposal is consistent with the General Plan and the approved Draft Multiple Species Conservation Subarea Plan (MSCP) dated October 2000, The project will not negatively alter long-teffil, environmental goals, Mitigation Measures: No mitigation measures are required, Potentially Potentially Significant Les,than Significant Unless Signifkant No Impact Mitigated Impact Impact C) Does the project have impacts that are 0 0 0 Ii!I 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: There are no other current or foreseeable projects in the surrounding area that would contribute to cumulatively considerable impacts, This is a small infill project within a fully urbanized area of west em Chula Vista and consistent with the goals and vision ofthe General Plan, Mitigation Measures: No mitigation measures are required, Page - 15 -- Potentially Potentildly Signifiunt Less than Significant Unless SignifiClnt N. Impact Mitigated Impact Impact 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: The proposed project is in a fully urbanized area of western Chula Vista, The surrounding area is developed with residential and commercial uses. The proposed project, 22 condominium units will not create substantial adverse effects on human beings, either directly or indirectly 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 or operation of the project: Air Quality & Hazards Asbestos Related Impacts During Demolition Phase 1. Prior to demolition of the eXlstmg buildings, 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 penn its ftom all affected state and local regulatory agencies including the Air Pollution Control District and shall provide proof of having obtained approval to proceed with this process to the Planning and Building Department prior to obtaining a building penn it. Noise Noise Related Impacts (Internal and External) During Construction Phase I. To ensure that the noise level will be less than or equal to 45 dBA in CNEL at any location inside of the rooms of the dwellings, all the windows and exterior doors must be closed, Due to the restriction of closed windows, forced ventilation is required. This shall be established by the installation of fans or an Air Conditioning System (HV AC), Page - 16 ...---- 2, The installation of fans or an HV AC system shall be constructed to ensure that the ducts for the outside air supply and the exhaust be placed at two right angles, Two air exchanges over the course of one hour are required along with a 20% volume change per hour, which must be taken from the outdoors per Unifonn Building Code CUBe) requirements, The ducts for the outside air supply and exhaust must be placed on opposite sides of the units facing the Naples Street. Windows, French Doors, Exterior Hardwood Doors and Exterior Walls 3, All windows, french doors, and exterior hardwood doors on the first and second floors for the first and second row of units closest to Naples Street shall be designed and constructed in accordance with the Acoustical Study prepared by Dr. Penzes and Associates, dated March 22, 200 I. No mitigation is required for the windows, french doors and exterior hardwood doors ofthe rest ofthe dwellings, (refer to Exhibit B), 4. The external walls of all buildings shall be designed and constructed in accordance with the Acoustical Study prepared by Dr, Penzes and Associates, dated March 22, 2001 (refer to Exhibit B), 5, The proposed project shall incorporate required construction components as specified in the Acoustical Study prepared by Dr. Penzes and Associates, dated March 22, 200 I. Sound Wall 6, A 6-foot high sound wall shall be erected at the property line between the east side of the site and the parking lot of Country Club Shopping Center, to the east of the project site. The sound wall shall be constructed from concrete blocks or from masonry (Exhibit B). 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 adoption of the Addendum shall indicate the Applicants' and/or Operator's desire that the Project be held in abeyance without approval. James Elmore Printed Name a Title of Authorized Representative of ! LO ) I [Property Own 's ame] Signature of Authorized Representative of Date I [Property Owner's Name] Page - 17 -- Stu Wilson Printed Name and Title of Authorized Representative of [Property Owner's Name] Signature of Authorized Representative of Date [Property Owner's Printed Name and Title of [Operator if different from Property Owner] Signature of Authorized Representative of Date [Operator if different ITom Property Owner] XXI. ENVmONMENTAL 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 o Biological Resources o Utilities and Service Systems o Geophysical o Energy and Mineral Resources o Aesthetics o Water 181 Hazards o Cultural Resources 181 Air Quality 181 Noise o Recreation o Paleontological o Mandatory Findings of Significance Resources xxn. DETERMINATION: On the basis ofthis initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, 0 and a NEGA nVE DECLARA nON will be prepared, I find that although the proposed project could have a significant effect on the 181 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 DECLARA nON will be prepared, I find that the proposed project MAY have a significant effect on the environment, and an 0 ENVIRONMENTAL IMPACT REPORT is required, Page - 18 ~. , - I find that the proposed project MAY have a significant effect(s) on the environment, but 0 at least one effect: I) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impacts" or "potentially significant unless mitigated," An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed, I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. An addendum has been prepared to provide a record of this detennination, onseggi tit) Õ é}O. ð-rJ757 Da(J Environmen I Review Coordinator City ofChula Vista H:\HOME\PLANNING\MARIA \MISC\IS-O 1-39 .chklst.doc Page-19