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Home My WebLink AboutPlanning Comm Reports/1993/05/12 (11) 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. -'-I 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 ~.~ r r 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 19? ~ REF: CUP PCC-92-30 DRC-92-32 1S-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, ..c- ~~. G~briel G. Rpdrigu Dl.rector \ cc. Chris Salomone, city of Chula vista community Development Director - ~,3 Serving the cities of Chula Vista, Coronado. Del Mar. El Cajon, Encinitas. Escondido. Imperial Beach. La Mesa. , ~_~~ r_~..~ n~ ." p "M " ~ I R h V. d .......rt....... ,..,.......'" n" or-roo:. ,.,n'PP. .~o nnn POl' _ ....t". nn lln;ncornornted County Arens ,~~ - ~ 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 environmental 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. ~.~ -. ,. 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 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 project shall be required to mitigate the impacts of light and glare on adjacent properties. 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 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. - 2 - ~.s ~ f: 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 ~~ Fuller, Chairperson ATTEST: c,~~ tJf}~~r' Nancy ipley, ecretar WPC 0223p/1641P . - 3 - ~.(p . I I ._ _ 1 : ~ I ~ : I -;1"';' ~' EI- -. i ; ,'\.1,' >-y-- _ . L I , V::1:t Ii - "-',, : '- I L '/ , ,rnl,:;r-:::: H_' .::' -- -- ~ ---n-'- I w./IIy :r- - - I ~ I' I I '.>--- --- ,,,, , : ~ · : , i -- ' /----.. 1__0' f _ :.,11, --' ' ..... " - .--' ,--- ' .." ,_ -c '" " , ~~: [U' WrD~ei: ,";, ~ .. lr I ~ ~ L- Lll -. I' -PFAJ~" ~ " = iI- u_;::: ; t,4' 'T . ~oc.+.TIOIJ ::: jr;."- -.JT 'i n .r.....;-- -<11 I '-= 'rn:, . . I .~, II,,' ~~ L~~C/ rid~ =-, .,+' , \~.I~ . . I ~ /11 .' rfrt . . . ,-' ...~ ~ ~~...1.: !ll ~ e r;r ~ ' i ~'~ ~ c_ ' ~~ ,....... _ 'I i 'i , ,;;i ,cT I ,! '- ~ : >--11 l' ,,' . ~ .. I :::1-- ,~~'',-r' -- i-. ~; .. . I T-T] , ... ( tAIIITY" . ___,-,hi r 1 ',~, . ~~~~ )'LOCATOR I 1Ji10RTH~ - ( pu,.A ~ .. ~ ) 104ut,;1lr'\.e. ~ILX tt"'lLI __ _ I"''''''' IN (.'i7 (__ ' ~Ht ~e- .,~ .0f'F1~) O?r 7 J - I.-J ...- I_I- ,- .- f iti1- ; i . I- r-- . IL- .:ff ~m;s~ . "Itii E1 - ~~ JL CHULA VIST G = == H I :=:.- - I - DEi ~ ""'I PC Minutes -2- 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 feel 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 HUi!hes, 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 III Section "E" of this report, to approve PCC-92-30 subject to conditions 'a' through 'e'. ,. ~,S' l (. " 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. ~, " '",....~-~..~..""., -,.".....,.,='""".~_.~ --..''--'' ,,,,,,,,,- -~~._. t.. ~ 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. ~ ~./O ~,......""'...-'=..~.,-=-- - ~ ~ 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. ~"I/ ( ( 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 for of ., , IOJ (: r 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. o? ,/J- 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 CoO zone allows the project land use with a Conditional Use Permit. The building height (38 feet) is within the allowable 4S feet maximum limit. .;>, /'7 ~ I f.t.. -.- ........--.,;-~ ... --- --- city 01 chut. vllt. pl.nninSl dep.rtment em OF envlronment., revle. eectlon. CHULA VISTA -2- O. Comoliance with the Threshold/Standards Policv 1. Fire/EMS The Threshold/Standards Policy requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station is one 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 average 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 OF" 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/I,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 -?-~ WPC '82~H (Rov. 10/17/91) -3- 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. .. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project could have one or more significant environmental effects. Specific mitigation measures will be implemented to reduce these effects to a level 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 have 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 itv - 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 services 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. waterflow 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 over 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 CRev. 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 developed, and, as such, it is not the habitat of any sens it i ve pl ant or animal spec i es, and wi 11 have 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 have 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 cumulatively significant. The applicant will mitigate this impact by implementing water conserving 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 service 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 limi ts; asbestos does occur within the existing structure and will be removed consistent with EPA and OSHA regulations. . G. Consultation 1. Individuals 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 Environmental 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 IO f ENVIRONMENTAL REVIEW COOROINATOR EN 6 (Rev. 12/90) ( WPt 48Z4H (Rov. 10/17/91) ~-~~ ~ . ., --- I I n-f- ! I : .- - - - - " ....- -I.- -I- TL - -... -- > ~~ llim ~ I ; 1 , I I I I I : : - - -- ~ ~ 10 - -- ~I --- I-<'WAY I I I ----I~ '; II ~ -- ~ ~ tyr: i 1\.'.... .-- - I- f---! -'" -., I- :- ~ r--- --' ~O . - i---' : U"".. _ 1 ~ ~ -f~&::.i~ ~ ~~ TICtJ r..m: .C-O I rr:; , !:T , . ~ ~ - . J @ == .. --1 - - - == - .... . iIr ~ ~I I [ mm~ STRE.ET 1--1- : II j1; I : \: . ' . " -.,...., - ...... \-.1'/ :/...- \ , I _ 00. _!. _ _ . _ _ . 1. ., f-- , f-- .....~ r-' , , ~ , ' ~ SI TI ~.J 121 r:>I ~ ""I Fl. 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