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HomeMy WebLinkAboutRCC AGENDA PK 1995/03/20negative declaration PROJECT NAME: Chula Vista Moose Lodge PROJECT LOCATION: 33 & 25 West Naples Street ASSESSOR'S PARCEL NO.: 619-100-30 & 619-100-29 PROJECT APPLICANT: Loyal Order of Moose, Chula Vista Lodge #1927 CASE NO: IS 95-15 DATE: February 22, 1995 A. Project Settincx The project site, 33 & 25 West Naples Street (280 feet west of Hilltop Drive on Naples) is within an area of the city that is zoned C-N (Neighborhood-Commercial9 The 2.25 acre site was previously used for a small commercial center. Currently, the center consists of a vacant building (previously Lou's Gym ) and a fire wall, the remains to a structure which had burned down (previously a Mayfair Supermarket).- East of the site there is a parking lot and a strip commercial center. Other adjacent uses include single-family residences to the north and south of the site. The parcel to the west is zoned for multi-family residential, but is undeveloped. The average graded slope of the site is 3%. B. Proiect Descrit~tion The proposed project involves two phases to allow for a private membership fraternal Moose Lodge. The first phase will involve renovation of an existing 7,159 sq. ft. structure and a 1,320 sq. ft. expansion to this structure. This phase of development includes: a lodge room, a lounge and a kitchen and a 6, 900 sq. ft. patio and lawn area. The second phase will involve the addition of 4,015 sq. ft., to the existing structure, reducing the lawn area by 2,400 sq. The second phase will provide an additional assembly area. The ultimate building area is proposed to total 12,949 sq. ft. There are 145 parking spaces provided and 143 are required; the proposed number of spaces comply with the zoning ordinance for this type of use. Ninety six spaces will be provided during phase I of the project and 47 will be provided during phase II. ~«r/ . ~~ ~-~~ city of ehula vista planning d~partmant t]TY OF ftnvironmantal nvlaw aaetion . CFIULA VLSTA The proposed hours of operation will be Monday through Thursday, 11:00 am-11:00 pm, Friday, 10 am-11 pm, Saturday, and Sunday, 7:00 am-5:00 pm. The Moose Lodge will employ 2 persons over a 24 hour period and 200 patrons are expected per day. The senior luncheons which occur twice a month expect 200 patrons during lunchtime. The Moose Lodge serves as a fraternal membership facility, however it is utilized for various community activities, which involve the entire Chula Vista area. Activities include: senior lunches, boyscout meetings, and bingo (Please see attached February 1995 schedule). A traffic study completed by Darnell & Associates concluded that: the intersection of Hilltop/Naples currently operates at LOS B for both peak periods; the previous commercial use on the project site generated approximately 1,075 trips daily vehicles and the proposed project with generate a maximum of 412 trips on a weekday and 532 trips on the weekend; the operating characteristics of the proposed Moose Lodge will not have a morning hour impact and that the worst-case weekday peak hour traffic of 80 trips does not cause the LOS at Hilltop/Naples to decline below is existing operation. The study recommends the western most access be moved farther west to best align with Tobias Drive, thus reducing left turn conflicts entering the project versus entering Tobias Drive. The study also recommends that the parking layout be restructured along Naples to allow perpendicular slots. By pushing back the proposed planters and removing four spaces at the end of each row, the overall net gain of perpendicular parking will be 4-5 spaces, with increased circulation turning radii and safety. The applicant is in agreement with the recommendations in the traffic study. A noise review by Hans Giroux concluded that the off-site noise impact is 52 dB (A) CNEL superimposed upon the non- project baseline. Based on Mr. Giroux's measurements of similar traffic exposures as along Naples Street, combined project and non-project noise exposures will be well within City standards (well below 65 db(A) CNEL combined). Therefore, any noise issues are solely on-site concerns. Entertainment noise, car door slams, start-ups and tire squeal may be audible at nearby residences, especially late at night. The residences to the south are far enough away to be little affected. Mr. Giroux would prefer that a barrier be maintained along the northern site boundary to reduce any nuisance potential from people accessing their vehicle and departing the site during the evening hours. The applicant proposes to retain an existing concrete retaining wall along the northern property boundary. Also, compliance with energy conservation requirements of the building code will facilitate the use of insulation in the proposed Moose Lodge. The insulation, along with the retaining wall will provide a buffer to noise, which will ensure that nuisance noise is at a level below significant. Nearby resident's have raised concern about traffic, safety, congestion and nuisance noise. The aforementioned traffic and noise analysis, coupled with the measures taken by the applicant, as recommended in the noise review and traffic study, ensure that impacts in these areas are at a level below significant, addressing the concerns of the nearby resident's. The applicant will be required to comply with the fire code requirements. The Sweetwater Authority has determined that the 1500 GPM fire flow at 20 p.s.i. residual pressure for a two hour duration as required by the City of Chula Vista Fire Department will be available upon installation of an 8-inch fire service to serve the required on-site fire hydrant. The applicant will comply with this requirement prior to issuance of a building permit. School fees will be required by the C.V. Elementary School District and the Sweetwater Union High School District for the additional square footage. Discretionary actions include Design Review a Conditional Use Permit and a Building Permit. A soils study will be required prior to issuance of a building permit. C. Compatibility with Zoning and Plans The project site is zoned for CN and designated Commercial Retail in the General Plan. The project is an unclassified use, which is allowed in the CN zone with approval of a Conditional Use Permit. D. 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 will not have a significant environmental effect, and the preparation of an Environmental Impact Report will not be required. This Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. E. Mandatory Findings of Significance 1. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause fish or wildlife population to drop below self-sustaining levels, threaten 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 of California history or prehistory? The project site has been developed previously. The proposed project will not impact sensitive species or habitat in the area. 2. Does the project have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals? The 2.25 acre project site was previously used for a small commercial center which includes a vacant building (previously Lou's Gym ) and a fire wall to a structure which had burned down (previously a Mayfair Supermarket. The site frontage has no landscaping and the vacant structure is an aesthetically unpleasant site, which has been of little value to the neighborhood. The project proposes renovation of the desolate structure and expansion of the structure. Also, an aesthetically pleasing lawn area and landscaping at the project frontage is proposed. In addition, the project applicant will be required to dedicate a drainage easement which will assist the City in providing future drainage improvements and meet the long term goal of upgrading the drainage system in an area of the City, which was annexed from the County of San Diego. The project will provide for a revitalization bf the site and serve as a public/quasi public area for the community, providing a meeting area for the local boyscouts and providing free luncheons for senior citizens (please see Feb. 1995 schedule for more details of events). Therefore, the proposed project does not disadvantage long-term environmental goals. 3. Does the project have possible effects which are individually limited but cumulatively considerable? As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual 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? The proposed project will generate 400 ADT. A commercial use of the size sq. ft. of that of the Moose Lodge will generate 1499 ADT. The Moose Lodge, an unclassified use will therefore generate fewer ADT than a commercial tenant on the site. The proposed project is also expected impact the site in a lesser degree than that of the previous user. All impacts, both individual and cumulative have been found to be less that significant, as the result of the applicant's compliance with the City's Code requirements, therefore cumulative impacts are not considerable. 4. Will the environmental effects of a project will cause a substantial adverse effects on human beings, either directly or indirectly? The proposed project will not cause any significant impacts and is in compliance with threshold standards for fire, police, school, and other public services as discussed in the threshold section of the Initial Study. The proposed Moose Lodge will not cause environmental impacts to humans, either directly or indirectly. F. Consultation 1. Individuals and Organizations City of Chula Vista: Susan Vandrew, Planning Barbara Reid, Planning Roger Daoust, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Bob Sennett, Planning Ken Larsen, Director of Building & Housing Carol Gove, Fire Marshal Crime Prevention, MaryJane Diosdada Marty Schmidt, Parks & Recreation Dept. Erik Basil, Acting Assistant City Attorney Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Roy Johnson Architect Documents Chula Vista General Plan (1989) and EIR (1989) Title 19, Chula Vista Municipal Code Traffic Impact Analysis, Darnell & Associates (1/18/95) Noise Review, Hans Giroux (2/7/95) Initial Studv 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 Negative Declaration. The report reflects the independent judgement 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. 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