HomeMy WebLinkAboutPlanning Comm Reports/1993/05/12 (5)
City Planning commission
Agenda Item for Meeting of May 12, 1993
Page 1
2. consideration of request for one-year extension of Conditional Use
Permit PCC-92-30: construction of a 16 unit apartment complex at
588 L street in the c-o zone- County of San Dieqo Housinq Authority
A. BACKGROUND
The applicant, San Diego County Housing Authority, requests a one-year
extension of PCC-92-30, which was previously approved by the Planning
commission on March 11, 1992, for the construction of a 16 unit
apartment complex at 588 L street, within the c-o (Administrative and
22Professional Office) zone. Multiple family housing may be located in
a c-o zone with the approval of a conditional use permit.
On March 8, 1993, the county of San Diego Housing Authority requested
this extension in order to allow more time to arrange for permanent
mortgage financing for the proposed development (please see attached
letter) .
The Planning commission may, by resolution, grant an extension of time
without a public hearing, provided that the Conditional Use Permit is
still valid and there has been no material change of circumstances since
the granting of the conditional use permit which would be injurious to
the neighborhood or otherwise detrimental to the public welfare. The
letter requesting the extension was filed prior to the expiration date
of the existing Conditional Use permit, thereby meeting the requirement
for an existing valid Conditional Use Permit.
Staff has determined that there
circumstances since the original
approval of the request.
have been no material
approval, and therefore
change in
recommends
Attached are the applicant's request for extension and the original
Planning Commission resolution, staff report, and Negative Declaration
for your consideration.
The previous environmental documentation has been reviewed and was
determined to be adequate; therefore, it was found that there is no need
for further environmental action.
B. RECOMMENDATION
Adopt the attached resolution approving a one-year extension of
PCC-92-30.
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RESOLUTION NO. PCC-92-30 EXTENSION
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION GRANTING A ONE YEAR EXTENSION TO
CONDITIONAL USE PERMIT PCC-92-30
WHEREAS, an application for the extension of a previously approved
conditional use permit was filed with the Planning Department of the city of
Chula vista on March 8, 1993 by the county Housing Authority, and
WHEREAS, said application requested a one-year extension of PCC-92-
30, which granted approval of a Conditional Use Permit to construct 16
apartment units in the c-o Administrative and Professional Office zone at 588
"L" Street, and
WHEREAS, the Planning Commission considered the request for said
extension at its May 12, 1993 meeting, and
WHEREAS, the Commission found that there has been no material
change in circumstances since the original approval.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby
grants a one-year extension to Conditional Use Permit PCC-92-30, to expire on
March 11, 1994, based on the original findings and subject to all original
conditions of approval.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 12th day of May 1993 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Susan Fuller, Chairperson
ATTEST:
Nancy Ripley, Secretary
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HOUSING AUTHORITY OF THE COUNTY OF SAN DIEGO
3989 Ruffin Road. San Diego. CA 92123-1815
Tel: (619) 694-4831- Fax: (619)694-4871 -TDD: (6191694-4884
Mr. steve Griffin, principal Planner
city of Chula vista Planning Department
276 Fourth Avenue
Chula vista, CA 91910
MAR - iJ
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REF: CUP PCC-92-30
DRC-92-32
15-92-07
Dear Mr. Griffin:
This is to request an extension of the referenced conditional Use
Permit and Design Review approval for 12 months, from March 11,
1993 until March 11, 1994, to allow the Housing Authority time to
arrange permanent mortgage financing for this proposed 16 unit,
low-income rental housing development.
The Housing Authority was not successful in obtaining the
approximately $1,050,000 in permanent financing needed through the
state of California' s Rental Housing Construction Program. The
Housing Authority is, therefore, evaluating the feasibility of
obtaining the remaining permanent financing needed through a
reformulation of HUD public housing monies from acquisition to new
construction. I anticipate that the HOD approvals will take,
approximately 12 additional months or until March, 1994. The'
Housing Authority' s request for a time extension is strongly
supported by the City of Chula vista' s Community Development
Department.
The Housing Authority is currently processing warrants through
the County Auditor for payment of the city fees for extending the
Conditional Use Permit and Design Review approval. Please call
Cliff largess at 694-4815 or Don Johnson at 694-4886 of the Housing
Authority should you need any additional information regarding this
request.
sincerely,
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G~briel G. Rpdrigu
D1rector \
cc. Chris Salomone, city of Chula vista
community Development Director
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Serving the cities of Chula Vista. Coronado, Del Mar. El Cajon. Encinitas. Escondido, Imperial Beach. La Mesa,
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RESOLUTION NO. PCC-92-30
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION GRANTING A CONDITIONAL USE PERMIT
WHEREAS, a duly verified application for a conditional use permit was
filed with the Planning Department of the City of Chula Vista on February 6,
1992 by the County Housing Authority, and
WHEREAS, said application requested approval of a Conditional Use
Permit to construct 16 apartment units in the CoO commercial office zone at
588 "L" Street, and
WHEREAS, the Planning Commission set the time and place for a hearing
on said conditional use permit application and notice of said hearing,
together with its purpose, was given by its publication in a newspaper of
general circulation in the city and its mailing to property owners within 300
feet of the exterior boundaries of the property at least ten days prior to the
hearing, and
WHEREAS, the hearing was held at the time and place as advertised,
namely 7:00 p.m., March 11, 1992 in the Council Chambers, 276 Fourth Avenue,
before the Planning Commission and said hearing was thereafter closed, and
WHEREAS, the Commission found that the project would have no
significant enYironmental impacts and adopted the Negative Declaration issued
on IS-92-07.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as
follows:
1. That the proposed use at the location is necessary or desirable
to provide a service or facility which will contribute to the general
well being of the neighborhood or the community.
The proposed project will satisfy a recognized need for
lower-income family housing supported by the State of
California, City Housing Policies and the voters of the City of
Chula Vista.
2. That such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of
persons residing or working in the vicinity or injurious to property
or improvements in the vicinity.
The project will be established ~n a site adjacent to other
.ulti-family uses. Conditions have been i.posed to reduce the
impacts of potential conflicts with the various surrounding uses.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such. use.
Compliance with all applicable conditions, codes and regulations
shall be required prior to occupancy of the property.
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4. That the granting of this conditional use permit will not
adversely affect the general plan of the City or the adopted plan of
any government agency.
The granting of the permit is consistent with City policies to
provide housing for people of all levels of income, and the
project is consistent with State -regional fair share"
requirements for" provision of lower-income housing as well. The
conversion of the site to multiple family sue will not result in
a deficiency of property available for commercial office
development in the area.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION hereby grants the
conditional use permit, subject to the following conditions:
a. The project design shall comply with the plan approved or
conditionally approyed by the Design Review Committee
(DRC-92-32).
b. Measures such as a closed ventilation system and/or noise
attenuation windows and doors in the westerly units with
special emphasis on the westerly wall facing the adjacent
commercial uses shall be required to mitigate interior
noise. Actual requirements will be determined by the City
when construction designs are completed.
c. A lighting plan incorporating low voltage lights pointed
downward on the north and east side of the project shall be
required to mitigate the impacts of light and glare on
adjacent properties.
d. Proper remoyal of asbestos from the existing on-site office
structure shall occur prior to demolition. Such work shall
be performed by a licensed CAL-OSHA registered asbestos
abatement contractor in conformance with EPA regulations
Title 40#CFR#61, Subpart "M" and OSHA regulation Title 29
CFR 1926.48 and 1910.1001.
e. This permit shall be subject to any and all new, modified,
or deleted conditions imposed after adoption of this
resolution to advance a legitimate governmental interest
related to health, safety or welfare which City shall
impose after advance written notice to the permittee and
after the City has given to the permittee the right to be
heard with regard thereto. However, the City, in
exercising this reserved right/condition, may not impose a
substantial expense or deprive the Permittee of a
substantial revenue source which the Permittee cannot, in
the normal operation of the use permitted, be expected to
economically recover.
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This conditional use permit shall become void and ineffective if the
same is not utilized within one year from the date of this resolution in
accordance with Section 19.14.260 of the Municipal Code. Failure to comply
with any condition of approval shall cause this permit to be reviewed by the
City for additional conditions or revocation.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 11th day of March, 1992 by the following vote, to-wit:
AYES: Commissioners Carson, Tugenberg, Fuller, Casillas, Decker,
Martin and Tuchscher
NOES: None
ABSENT: None
ABSTENTIONS: None
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Fuller, Chairperson
ATTEST:
c,~~ tJf}~~r'
Nancy ipley, ecretar
WPC 0223p/1641P
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PC Minutes
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March 11, 1992
ITEM 4.
PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-92-30: REQUEST
TO CONSTRUCT A 16-UNIT APARTMENT PROJECT AT 588 "L" STREET
IN THE C-O ZONE - County Housing Authority
Planning Technician Georgia Rubin reviewed the project, and noted that staff recommended
approval of Conditional Use Permit and adoption of the Negative Declaration issued on IS-92-
07. .
Commissioner Carson asked about the size of the parking area, open space, play area, and
common green area. Ms. Rubin answered that the parking area was 140' x 112'. Assistant
Director Lee noted the play area was 900 sq. ft., and there was between 80 and 90 feet In
central court area.
Commissioner Decker verified that the County Housing Authority would be responsible for
upkeep.
This being the time and the place as advertised, the public hearing was opened.
Ernest S. Arnold, 897 Beech Avenue, Chula Vista 91911, felt there was no life to the project
in the way of vegetation and color. He was concerned that small children would run into "[ "
Street. Other concerns of Mr. Arnold included traffic impact; egress and ingress; and he asked
if there were planned improvements for that street.
Associate Civil Engineer Ouadah, City Traffic Engineering, answered that there were no plans
for a raised median in "L" Street. Mr. Arnold believed, according to the staff report, there
would be a solid berm from Broadway to Fifth Avenue. Assistant Director Lee noted that Mr
'Arnold could contact Engineering to verify if there were such plans.
Carol Hughes, 9362 Lake View Road, Lakeside 92040, stated she owns 580 "L" Street winch
is southeast of the project site. She was concerned about parking, the play area which she fell
was too small, and drainage.
Upon Commissioner Decker's query, staff said the project would be reviewed by the Design
Review Committee on March 23.
No one else wishing to speak:, the public hearing was closed.
MSUC (Carson/Decker) 7-0 that based on the Initial Study and comments on the Initial Study
and Negative Declaration, find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-92-07.
MSUC (Carson/Tugenberg) 7-0 that based on the findings contained 10 Section "E" of this
report, to approve PCC-92-30 subject to conditions 'a' through 'e'.
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City Planning Commission
Agenda Item for Meeting of March 11, 1992
Page 1
4. PUBLIC HEARING: Conditional Use Permit PCC-92-30: reauest to
construct a 16-unit aDartment Dro;ect at
588 'L' street in the c-o zone- San Dieqo
County Housinq Authoritv
A. BACKGROUND
The applicant, San Diego County Housing Authority, requests
approval to construct 16 low-income apartment units at 588 'L'
Street in the c-o Commercial Office zone. Multiple family housing
may be located in a c-o zone with the approval of a conditional use
permit.
The Environmental Review Coordinator conducted an Initial Study,
IS-92-07, of potential environmental impacts associated with the
implementation of the project. Based on the attached Initial
study and comments thereon, the Coordinator has concluded that
there would be no significant environmental impacts, and recommends
adoption of the Negative Declaration issued on IS-92-07.
The Design Review Committee will consider the project design on
March 23, 1992 (ref.DRC-92-32).
B. RECOMMENDATION
1. Based on the Initial Study and comments on the Initial study
and Negative Declaration, find that this project will have no
significant environmental impacts and adopt the Negative
Declaration issued on IS-92-07.
2. Based on findings contained in section "E" of this report,
adopt a motion to approve PCC-92-30 subject to the following
conditions:
a. The project design shall comply with the plan approved or
conditionally approved by the Design Review Committee (DRC-
92-32).
b. Measures such as a closed ventilation system and or noise
attenuation windows and doors in the westerly units with
special emphasis on the westerly wall facing the adjacent
commercial uses shall be required to mitigate interior
noise. Actual requirements will be determined by the City
when construction designs are completed.
c. A lighting plan incorporating low voltage lights
pointed downward on the north and east side of the projectS
shall be required to mitigate the impacts of light and
glare on adjacent properties.
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City Plann~ng Commission
Agenda Item for Meeting of March II, 1992
Page 2
d. Proper removal of asbestos from the existing on-site office
structure shall occur prior to demolition. Such work shall
be performed by a licensed CAL-OSHA registered asbestos
abatement contractor in conformance with EPA regulations
Title 40#CFR#61, Subpart "M" and OSHA regulation Title 29
CFR 1926.48 and 1910.1001.
e. This permit shall be subject to any and all new, modified,
or deleted conditions imposed after adoption of this
resolution to advance a legitimate governmental interest
related to health, safety or welfare which City shall
impose after advance written notice to the permittee and
after the City has given to the permittee the right to be
heard with regard thereto, However, the city, in exercising
this reserved r ightj condi tion, may not impose a substantial
expense or deprive the Permittee of a substantial revenue
source which the Permittee can not, in the normal operation
of the use permitted, be expected to economically recover.
C. DISCUSSION
Adiacent zoninq and land use
North
South
East
West
R-1
R-3
R-3
C-T
Single Family
Multiple Family
MUltiple Family
Commercial: Econo-Iube, Carwash
Existinq site Characteristics
The project site is .75 acres located one lot to the
east of Broadway on the south side of 'L' street. The
topography of the lot is generally flat. The site is
currently occupied by a one-story office building fronting
on 'L' street and a garage structure at the rear of the
lot, the area between the structures is an asphalt parking lot.
Proposed Use
The San Diego County Housing Authority has applied for a
Conditional Use Permit as required for multi-family residential
uses in the c-o zone. The applicant proposes construction of 16
multiple-family units, the project consists of five buildings, 33
parking spaces (including two 2-car garages), an outdoor sand play
area and an outdoor common area. Each individual unit has a small
private patio. The proposal complies with all of the standards for
multiple family development.
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City Planning commission
Agenda Item for Meeting of March 11, 1992
Page 3
The proposal also addresses the need for lower-income family
housing within the city of Chula Vista. The project represents on-
going implementation of a 1987 agreement between the City of Chula
Vista and the County Housing Authority to provide for construction
and management of a total of 123 lower-income housing units within
the City.
D. ANALYSIS
The site represents an isolated C-O zoned parcel bounded by
multiple family residential to the east and south, and by auto
related uses to the west. There does not appear to be a demand to
redevelop the site for office use, and there is not shortage of
property in the area capable of office development since the
adjacent C-T zoned areas along Broadway provide for offices as a
principal permitted use. The conversion of the property to
multiple family use is thus not considered to have an adverse
impact on the zoning pattern for the area.
The project has been designed so that the units are located on the
southerly portion of the parcel, buffered from the commercial noise
and activity impacts to the west by an abutting commercial building
which fronts upon Broadway (Note: the initial environmental study
reviewed a prior plan which had the units distributed along the
entire length of the site and which, therefore, required 6-8 foot
high noise walls to protect the units formerly on the northerly
portion of the site) The common open space and play areas are
located to the interior of the apartment structures and along the
easterly boundary closest to the adjoining apartment units to the
east. These design features will mitigate the potential for
conflicts with the commercial strip to the west.
The provision of lower-income housing is consistent with the intent
of the City Housing Element to provide housing for people of all
levels of income. This City policy is consistent with the state of
California mandate requiring each City to provide its "regional
fair share" of low income housing. subsidized development such as
the proposed project represents a mechanism to construct lower-
income housing units which may be difficult to undertake privately
due to the high construction costs and development fees.
Approval of this project is consistent with the Referendum
Authority passed by voters on April 11, 1978. The referendum
authorized construction of 400 lower-income housing units based on
Article 34 of the state Constitution. This project proposes
construction 16 very-low-income housing units to meet a recognized
need for lower-income housing within the City of Chula Vista.
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City ulanning Commission
Agenda Item for Meeting of March 11, 1992
Page 4
The following comments have been submitted for information only by
the department indicated:
FIRE
1. Buildings shall be fully sprinklered to NFPA 3R.
2. Fire flow shall be provided at 1500 gallons per minute
(GPM) at 20 PSI.
3. One private fire hydrant shall be provided with
capacity of 1500 GPM at 20 PSI.
4. A fire alarm system is required (either sprinkler
alarm or separate alarm).
5. All required fire flow (hydrants and mains) shall be
provided prior to placement of any combustible materials on
the building site.
ENGINEERING
These items will be required under the authority of the City of
Chula Vista Municipal Code:
1. Sewer fees
2. A separate construction permit for work performed in the
pUblic right-of-way
3. Public improvements including, but not limited to,
a. driveway approaches
b. street widening (satisfied by irrevocable offer to
dedicate 7' of right of way to City)
c. a street light
d. curb, gutter and sidewalk
4. An improvement plan
5. A grading permit will be required if the exemption in the
Chula Vista Grading Ordinance are not met
6. Dedication of street right-of-way.
Buildinq
1. An Additional handicapped parking space (to provide a total
of two) shall be required to comply with federal standards
to be enacted April 15, 1992.
E. FINDINGS
1. That the proposed use at the location is necessary or desirable
to provide a service or facility which will contribute to the
general well being of the neighborhood or the community.
The proposed project will satisfy a recognized
lower-income family housing supported by the
need
State
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City Planning Commission
Agenda Item for Meeting of March 11, 1992
Page 5
California, City Housing Policies and the voters of the City
of Chula Vista.
2. That'such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of
persons residing or working in the vicinity or injurious to
property or improvements in the vicinity.
The project will be established on a site adjacent to other
mUlti-family uses. Conditions have been imposed to reduce the
impacts of potential conflicts with the various surrounding
uses.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
Compliance
regulations
property.
with
shall
all applicable conditions, codes and
be required prior to occupancy of the
4. That the granting of this conditional use permit will not
adversely affect the general plan of the City or the adopted plan
of any government agency.
The granting of the permit is consistent with City policies to
provide housing for people of all levels of income, and
the project is consistent with state "regional fair share"
requirements for provision of lower-income housing as well.
The conversion of the site to multiple family use will not
result in a deficiency of property available for commercial
office development in the area.
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negative declaration
PROJECT NAME: "l" Street Townhomes
PROJECT lOCATION: 588 "l" Street
Chula Vista, CA 91910
ASSESSOR'S PARCEL NO. 61g-061-07
PROJECT APPLICANT: Housing Authority of the County of San Diego
CASE NO: 15-92-07
DATE: October 10, 199}
A. Proiect Settina.
The project area, approximately 0.75 acre, is located within an urban area
of the City of Chula Vista. The U.S.G.S. quadrangle map following, shows
the project site in its regional and local vicinity. The site has one
office bUilding located on the north end, a' garage on the south end, and
asphalt covering the remainder. land uses surrounding the site include
two-story apartment buildings to the east, single family residential lises
to the invnediate north and northeast, convnercial uses to the northwest,
Econo-lube and a car wash to the west, and an asphalt parking lot to the
south.
B. Proiect DescriDtion
The project proposes development of 16 townhome units, to be contained
within two buildings, each containing eight units. These units would be
rental units. Nine of the units would be 3-bedroom, and seven of the
units would be 2-bedroom. The conceptual plan for the project is shown on
the figure following the lo~al/regional vicinity map. As shown, a
playground is proposed to be located on the west side of the site.
Thirty-two tenant parking spaces and 6 guest spaces are proposed on the
ground floor. Also, the applicant proposes dedication of sev.en feet of
frontage on "t" Street for future street widening.
C. ComDatibilitv w}th Zonina and Plans
The project density of approximately 21 dwelling unitslacre (du/ac) is
consistent with the General Plan land Use designation for the site, High
Density Residential (18-27 du/ac). The C-O zone allows the project land
use with a Conditional Use Permit. The building height (38 feet) is
within the allowable 4S feet maximum limit.
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O. ComDliance with the Threshold/Standards Policv
1. Fire/EMS
The Threshold/Standards Policy requires that fire and medical units
must be able tD respond to calls within 7 minutes or less in 85% of
the cases and within 5 minutes or less in 75% of the cases. The City
of Chula Vista has indicated that this threshold standard will be
met, since the nearest fire station is one lIile away and would be
associated with a four to five minute response time. The proposed
project will comply with this Threshold POlicy.
2. Police
The Threshold/Standards Policy requires that police units must
respond to 84% of Priority 1 calls within 7 minutes or less and
maintain an ayerage response time to all Priority 1 calls of 4.5
minutes or less. Pol ice units must respond to 62% of Priority 2
calls within 7 minutes or less and maintain an average response time
to all Pri ority 2 calls of 7 mi nutes or 1 ess. The proposed proj;;ct
will comply with this Threshold Policy.
3. Traffic
The Threshold/Standards Policy requires that all intersections must
operate at a Level of Service (LOS) "C" or better, with the exception
that Level of Service (LOS) "0" may occur during the peak two hours
of the day at signal ized intersections. Intersections west of 1-805
are not to operate at a LOS below their 1987 LOS. No intersection
may reach LOS "E" or "F" during the average weekday peak hour.
Intersections of arterials with freeway ramps are exempted from this
policy. The proposed project will comply with this Threshold Policy.
4. Parks/Recreation
The Threshold/Standards Policy for Parks and Recreation is 3
acres/1,OOO population. The proposed project will comply with this
Threshold Pol icy. The project will be required to pay the standard
park fee far residential development.
5. Drainage
The Threshold/Standards Policy requires that stonn water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary improvements consistent with the Drainage Master
Plan (s) and City Engi neeri ng Standards. The proposed project wi 11
comply with this Threshold Policy.
6. Sewer
The Threshold/Standards Policy requires that sewage flows and volumes
shall not exceed City Engineering Standards. Individual projects
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WPC '82~H (Rov. 10/17/91)
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will provide necessary improvements consistent with Sewer Master
Plan (s) and City Engineering Standards. The. proposed project will
comply with this Threshold Policy.
7. Water
The Threshold/Standards Policy requires 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 Policy. The required waterflow will
be determined when detailed building plans are submitted.
Due to recent drought conditions, as a condition of project approval,
the applicant must agree to no net increase in water consumption or
participate in whatever water conservation or fee off-set program the
City of Chula Vista has in effect at the t.ime of bUilding permit
issuance.
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E. Identification of EnYironmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project could haye one or more significant environmental
effects. Specific mitigation measures will be implemented to reduce these
effects to a leyel of less than significant.
Because the mitigation measure will be implemented, and the significant
impacts avoided, preparation of an Environmental Impact Report will not be
required. Thus, this Mitigated Negative Declaration has been prepared in
accordance wi th Sect i on 15070 of the State CEQA Guidelines. Speci fi c
mitigation measures haye also been set forth in the Mitigation Monitoring
Program which is attached as Addendum "A".
A summary of each of the potentially significant impacts from the proposed
project, and the corresponding mitigation measures, follows:
Air Qual ity - Impact - Any incremental contribution of pollutants in an
air basin which exceeds federal and/or state standards is considered
significant. .
Mitigation Measure - The applicant must agree to implement energy
conserving devices within the units and design units to minimize energy
use.
Water SUDDl v - Impact - Any incremental increase in the demand on water
supply is considered significant.
Mitigation Measure - The applicant must agree to any water conservation or
fee off-set program the City has in place at the time of building permit
issuance.
~ - Impact - Existing noise in the project vicinity exceeds standards
of the City's Noise Ordinance for residential uses.
WPC 4824" (Rev. 10/17/91)
-,)- 1'-
-4-
Mitigation Measures - Exterior (play area) mitigation requires development
of one 6-foot and one 8-foot sound wall (shown on the site plan);
mitigation for interior noise could consist of inclusion of a clos.ed
ventilation system in all of the units, and/or noise attenuation for
windows and doors in the northerly units. (Actual requirements will be
determined by the City when preliminary construction designs are
completed.) .
Lioht and Glare - Impact - New light could create impacts on the adjacent
apartments (to the east), and residences to the north.
Mitigation Measure - The applicant must submit a lighting plan which
includes low voltage lights pOinted downward on the north and east side of
the townhomes.
Fire Protection - Impact - Fire seryices could be impacted without
installation of required facilities.
Mitigation Measures - The applicant must agree to install the facilities
required by the Chu1a Vista Fire Department, including two fire hydrants,
one pub1 ic at the northeast corner of driveway at "L" Street, and one
private at a location between the two buildings approximately 150 feet
from "l" Street. Other facilities include:
sprinklers in both buildings to NFPA 13R.
Class I standpipe per UFC 10-309,
waterf10w to City requirements (determined when actual
construction plans are submitted).
Additionally, all hydrants and access must be in place and operable prior
to any combustible placed on the construction site. A fire. alarm system
need not be installed if the sprinkler system has a local alarm to alert
occupants.
Schools - Impact - Area elementary and secondary schools are already oyer
capacity, and the addition of any new students places a significant burden
on the districts.
Mitigation
fees, or,
District.
Parks and Recreation - Impact - An incremental impact will be placed on
the City's park and recreation facilities.
I
Measore - The app1 icant must agree
in lieu of fees, to participate
to pay the standard school
in a Community Facilities
Mitigation Measure - The applicant must agree to payment of standard park
development fees.
Human Health - Impact - Asbestos occurs in the. existing office building
onsite, and without proper removal, would present significant health
hazards to demolition and construction crews.
q)~I/
WPC 4824H CRe.. 10/17/91)
--
-5-
Mitigation Measure - Proper removal of asbestos must occur prior to
demolition by a licenses CAL-OSHA registered asbestos abatement
contractor, and all work must conform to EPA regulations Title 40#CFR#~1,
Subpart "M", and OSHA regulations Title 29 CFR 1926.48 and 1910.1001.
F. Findinas of Insianifi~ant Imoact
Based on the following findings, it is determined that the project
descri bed above will not have a signi ficant envi ronmental impact and an
Environmental Impact Report does not need to be prepared.
1. The project has the potential to substantially degrade 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
cOlllllunity, 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 is proposed for a location which has already been graded,
paved and deyel oped, and, as such, it is not the habi tat of any
sens it i ve pl ant or animal spec i es, and wi 11 haye no adverse impa~ts
on the physical or biological environment.
2. The project has the potential to achieve short-tena environmental
goals to the disadvantage of long-term environmental goals.
No short term goals to the di sadvantage of long term goals woul d
occur, as the project is consistent with the intended use of the site
(per the General Plan - 2010), and development would haye to comply
with City Threshold Standards and site preparation standards.
3. The project has possible effects which are individually limited but
cumulatively considerable. As used in the subsection, "cumulatively
considerable" lleans 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.
.
WPC 48Z4H (Rev. 10/17/91>
The project would create incremental noise, including temporary noise
from construction, and long term noise from project traffic. These
impacts are not considered significant, since noise level increases
on a long term basis are imperceptible, and construction impacts are
short term and controlled by standard hours of construction from 7:00
a.m. to 7:00 p.m. on weekdays. Regarding water supply, any new
demand on water in an area regionally impacted by the drought is
considered to be cumulatiyely significant. The applicant will
mitigate this impact by implementing water conserYing design in the
units and in the landscaping. There would be an incremental increase
in air emissions from the 96 vehicles associated with the
development. Proximity to transit and serYice facilities would help
to reduce emissions. Finally, there is no significant growth
inducement associated with the project.
p:J ~ /6
-6-
4. The environmental effects of a project will cause substantial adverse
effects on hUllan beings, either directly or indirectly.
Hazardous lIateri al s have not been found on the property soil s 'or
gr()undwater wh i ch exceed EPA Jimi ts; asbestos does occur within the
existing structure and will be removed consistent with EPA and OSHA
regulations. .
G. Consultation
1. IndiYiduals and Oraanizations
City of Chula Vista: Roger Daoust, Engineering
John Lippitt, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Director of Building and Housing
Carol Gove,.Fire Marshal
Captain Keith Hawkins, Police Department
Marty Schmidt, Parks and Recreation Department
Diana Richardson, Community Development Department
Air Quality Consultant - Hans Giroux
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Cliff R. Largess, Project Manager
3989 Ruffin Road
San Diego, CA 92123-1815
2. Documents
Documents used in the preparation of this report include:
Chula Vista General Plan - 2010
Title 19, Ctula Vista Municipal Code
General Plan Update EnYironmental Impact Report
3. Initial Studv
This environmental determination is based on the attached Initial
Study as well as any conrnents on the Initial Study and the Mitigated
Negative Declaration. Further information regarding the
environmental review of the project is available from the Chula Vista
Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
WPc 4824H (Rev. 10/17/91)
~'I/
-7-
4. Preoarers
The preparer of the Negative Declaration is the City of Chula Vista,
Contract Environmental Facilitator, Diana Richardson, with input from
other City staff.
5. letters Received ln Resoonse to Notice of Initial Studv
Three letters, following, were received in response to the Notice of
Initial Study. Responses to each of the comments in the letters are
located after each letter. Additionally, one letter from the Chula
Vista Elementary School District was received describing required
fees. This letter is also attached.
A~~.0 n--
DOUG RE ID f
ENVIRONMENTAL REVIEW COORDINATOR
EN 6 (Rey. 12/90)
(
WPt 48Z4H (Rov. 10/17/91)
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