Item 3 - EA & Expenditure of Funds 13914-13950 Poway Rd. AGENDA REPORT SUMMARY G`�Y OF �W9r
TO: Honorable Mayor and Members of the City Council �'F�, '•p.�.,•, �-� �,�
Honorable Chairman and Members of the Redevelo ent Agency ry'" "'E `�
FROM: James L. Bowersox, City Manager/Executive Dire
INITIATED BY: Deborah Johnson, Director of RedevelopmenUDeputy Executive Director
DATE: September 6, 2005
SUBJECT: Environmental Assessment(EA)and Expenditure of Funds for the Purchase of a Portion
of 13914-13950 Poway Road (APN 323-203-20), Acquire Easements, Approve a
Construction and Reimbursement Agreement,and Approve an Operating Covenant from
BSM Pro erties, LLC
ABSTRACT
As part of the"Poway Road To Success Workshops"the automotive/general commercial workshop focused on
the need to remove blight and provide opportunities for development of underutilized land remaining in the auto
district. To facilitate this goal, staff is requesting approval of an Operating Covenant and Construction and
Reimbursement Agreement with BSM Properties, LLC (BSM) to develop 13914-13950 Poway Road into an
automobile dealership. A maximum amount of$200,000 is proposed for infrastructure improvements that are
required as part of the Development Review process which would be paid on a reimbursement basis.
Staff also negotiated with BSM to acquire a 25'x 330'strip of land and associated easements for$172,600.This
acquisition would provide access to an affordable ownership site off Poway Road onto Evanston Road. The
current access point Otis Post Way, would be abandoned and the 40-foot Poway Road frontage would be used
for additional display of new automobiles.
ENVIRONMENTAL REVIEW
Approval of a Negative Declaration is recommended.
FISCAL IMPACT
Appropriate $500,000 to project 5986 with $200,000 coming from the 2003 Tax Allocation Bonds
Undesignated Fund Balance (441-8912)for the construction of Type III Improvements and $300,000
coming from the Low and Moderate Housing Fund Undesignated Fund Balance (471-8912)for the
construction of the Type I and Type II Improvements. Also authorize the expenditure of$172,600 from
5986A for the purchase of land and easements from BSM.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
A notice of Public Hearing for the acquisition was published in the August 4, 2005, edition of the Poway News
Chieftain and mailed to property owners within 500 feet of the property boundaries listed in the San Diego
County Assessors latest equalization roll and Mark Abelkop of BSM Properties, LLC.
RECOMMENDATION
It is recommended that the City Council/Redevelopment Agency approve the Negative Declaration, adopt the
resolution approving the Environmental Assessment, approve the purchase of land and authorize the
expenditure of$172,600 from 5986A,approve the Construction and Reimbursement Agreement and authorize
the expenditure of$200,000 from Redevelopment Funds, authorize reimbursement of actual costs for Type I
and Type II Improvements from the Low- and Moderate Housing Fund, approve a Five-Year Operating
Covenant, and authorize the City Manager/Executive Director or his designee to execute the documents
necessa to com lete this transaction.
ACTION
1 of 25 September 6, 2005 Item #�
G`,�.� OF p�y,q J.
C I TY O F P O WAY TyF C� rN THE'G�Ja�y
AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
Honorable Chairman and Members of the Redevelopment Agency
FROM: James L. Bowersox, City Manager/Executive Dire�'
��
INITIATED BY: Deborah irector of RedevelopmenUDeputy Executive
Director
Tracey Bohl , Senior Management Analys�� ��
DATE: September 6, 2005
SUBJECT: Environmental Assessment (EA) and Expenditure of Funds for
the Purchase of a Portion of 13914-13950 Poway Road (APN
323-203-20), Acquire Easements, Approve a Construction and
Reimbursement Agreement, and Approve an Operating
Covenant from BSM Properties, LLC
BACKGROUND
The revitalization of Poway Road is a main goal for the City of Poway and is outlined
in the Poway Road Specific Plan document and the Paguay Redevelopment Plan. In
an effort to outline a strategy to implement redevelopment on Poway Road, staff
developed a series of workshops entitled "Poway's Road to Success"to receive input
from the neighboring residents and businesses. As part of the "Poway Road To
Success Workshops" the automotive/general commercial workshop focused on the
need to remove blight and provide opportunities for development of underutilized land
remaining in the auto district. To facilitate this goal, staff negotiated an Operating
Covenant and Construction and Reimbursement Agreement with BSM Properties,
LLC, (BSM) to develop 13914-13950 Poway Road into a new automobile dealership
and to construct infrastructure improvements on a reimbursement basis up to a
maximum of$200,000.
On November 4, 2003, the City Council /Redevelopment Agency authorized staff to
negotiate with BSM to acquire a 25' x 330' strip of land and associated easements.
BSM is developing the adjacent parcel into a new automobile dealership facility.
Purchase and Sale, Easement and Roadway Maintenance Agreements were
negotiated with BSM for a price of$172,600. This proposed purchase would provide
access off Poway Road to the affordable ownership site that was purchased in April
2004. Currently, access to this site is gained from Poway Road onto a private street
2 of 25 September 6, 2005 Item # �'
BSM Properties, LLC, Purchase and Sale Agreement, Operating Covenant and
Construction and Reimbursement Agreement Staff Report
August 30, 2005
Page 2 of 4
called Otis Post Way. The goal is to purchase this land, abandon Otis Post Way, and
devote the 40'wide frontage to display new cars for sale. The additional Poway Road
exposure will create enhanced business vitality in the auto district and synergy that will
improve car sales. Taxes collected from sales of automobiles support City services
such as police and fire safety services and recreational programs.
FINDINGS
OPERATING COVENANT AND CONSTRUCTION AND REIMBURSEMENT
AGREEMENT
Staff negotiated a Construction and Reimbursement Agreement with BSM,for the City
to reimburse actual costs for three types of improvements outlined below in Table 1
and in Attachment A. BSM would provide infrastructure improvements that are
required by the City as conditions of approval for the construction of a new automobile
dealership facility located at 13914 —13950 Poway Road.
The conditions of approval will be outlined in the Development Review and Minor
Conditional Use Permit for the new facility.
TABLE 1
TYPE 1 TYPE 2 TYPE 3
IMPROVEMENTS— IMPROVEMENTS - IMPROVEMENTS -
BLUE YELLOW GREEN
Public Improvements Public Improvements Public Improvements
that primarily benefit that benefit the Hyundai that primarily benefit the
the Affordable Development and Hyundai Development.
Ownership Site to the Affordable Ownership
North. site equally.
100% of Actual Costs 50% of Actual Costs 100% of Actual Costs
would be Reimbursed would be Reimbursed to would be Reimbursed to
to BSM, LLC from the BSM, LLC from the BSM, �LC Subject to
Low- and Moderate Low- and Moderate the Maximum
Housing Fund Housing Fund. Reimbursable Amount
50% of Actual Costs Limitation of$200,000
would be Reimbursed to from the
BSM, LLC, Subject to Redevelopment Agency
the Maximum Unappropriated Fund
Reimbursable Amount Balance
Limitation of$200,000
from the
Redevelopment Agency
Unappropriated Fund
Balance
3 of 25 September 6, 2005 Item #�_
BSM Properties, LLC, Purchase and Sale Agreement, Operating Covenant and
Construction and Reimbursement Agreement Staff Report
August 30, 2005
Pa e3of4
Improvements Improvements Improvements
Include: Roadway, Include: Include:
Curb, Gutter, Fire Sidewalks, Curbs, Fire Hydrants, Curbs,
Hydrant, landscaping, Gutters, Block Wall, Gutters, and Driveway
stubbing of utilities Planters, landscaping Aprons, landscaping
and Fire Truck Roadway, and Utilities
Turnaround including Gas, Electric,
Water, Telephone,
Cable, and Sewer
The City is proposing the Construction and Reimbursement Agreement to reimburse
for actual costs incurred up to a cap of $200,000 to induce BSM to construct
infrastructure improvements and operate a new automobile dealership subject to a
Five-Year Operating Covenant. The Operating Covenant requires that a new car
dealership be in operation for five years from issuance of the Certificate of
Occupancy. The land is located in the Automobile/General Commercial area,which is
underutilized and blighted. The current uses include three older, single-family homes
and a neighborhood bar. Development of this prime automotive district lot will
expand auto sales, provide additional sales tax revenue for the City's General Fund,
and complete site improvements that will provide increased tax increment.
SITE ACQUISITION
Staff negotiated the terms of sale and conducted site due diligence on a a 25-foot by
330-foot parcel and easements located at 13914-13950 Poway Road (APN 323-203-
20). The purchase price of land and easements is $172,600. Funding for this
purchase is available in 5986A.
The proposed purchase of land and easements would provide access to the
Affordable Ownership site off Poway Road onto a residential street called Evanston
Road. This purchase would implement components of the Poway Road Specific Plan
to eliminate unnecessary driveways and traffic along Poway Road and allow an auto
dealership to benefit from 40 additional feet of display area for new car sales.
ENVIRONMENTAL REVIEW
Approval of a Negative Declaration is recommended.
FISCAL IMPACT
Appropriate $500,000 to project 5986 with $200,000 coming from the 2003 Tax
Allocation Bonds Undesignated Fund Balance (441-8912) for the construction of Type
III Improvements and $300,000 coming from the Low and Moderate Housing Fund
Undesignated Fund Balance (471-8912) for the construction of the Type I and Type II
Improvements. Also authorize the expenditure of$172,600 from 5986A for the
purchase of land and easements from BSM.
4 of 25 September 6, 2005 Item #�
BSM Properties, LLC, Purchase and Sale Agreement, Operating Covenant and
Construction and Reimbursement Agreement Staff Report
August 30, 2005
Page 4 of 4
PUBLIC NOTIFICATION AND CORRESPONDENCE
A notice of Public Hearing for the acquisition was published in the August 4, 2005,
edition of the Poway News Chieftain and mailed to property owners within 500 feet of
the property boundaries listed in the San Diego CountyAssessor's latest equalization
roll and Mark Abelkop of BSM Properties, LLC.
RECOMMENDATION
It is recommended that the City Council/Redevelopment Agency approve the Negative
Declaration, adopt the resolution approving the Environmental Assessment, approve
the purchase of land and authorize the expenditure of$172,600 from 5986A, approve
the Construction and Reimbursement Agreement and authorize the expenditure of
$200,000 from Redevelopment Funds, authorize reimbursement of actual costs for
Type I and Type II Improvements from the Low-and Moderate Housing Fund, approve
a Five-Year Operating Covenant, and authorize the City Manager/Executive Director
or his designee to execute the documents necessary to complete this transaction.
JLB:
Attachments: A. Exhibit A Construction and Reimbursement Agreement
B. Resolution
C. Environmental Initial Study and Checklist
5 of 25 September 6, 2005 Item #�_
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Attachment A
6 of 25 September 6, 2005 Item # 5
RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA,
APPROVING ENVIRONMENTAL ASSESSMENT 05-04,
ACQUISITION OF A PORTION OF 13914-13950 POWAY ROAD
AND CITY ACQUISITION OF AN EASEMENT
ACROSS A PORTION OF SAID PROPERTY
ASSESSOR'S PARCEL NUMBER 323-203-20
WHEREAS, Environmental Assessment (EA) 05-04, Poway Redevelopment
Agency, Applicant, proposes the appropriation of funds to purchase (1) a 25-foot by 330-
foot strip of land on the northeast portion of the parcel in fee title and (2) a 40-foot by 125-
foot access easement on the northwest portion of the parcel located at 13914-13950
Poway Road within the Automotive/General Commercial (A/GC) zone. The project
includes funds to purchase the property from BSM Properties; and
WHEREAS, the Poway Redevelopment Agency is acquiring the property for the
purpose of public alley/access to the potential affordable ownership housing site located to
the north and northeast of said strips of land; and
WHEREAS, on September 6, 2005, the City Council held a duly advertised public
hearing to solicit comments from the public, both pro and con, relative to this application.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway,
as follows:
Section 1: The City Council has considered the Environmental Initial Study (EIS),
Negative Declaration (ND), and public comments received on the EIS and ND. The
subject EIS and ND documentation are fully incorporated herein by this reference. The
City Council finds, on the basis of the whole record before it, that there is no substantial
evidence the project will have a significant impact on the environment, and that the ND
reflects the independent judgement and analysis of the City. The City Council hereby
approves the ND.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway,
State of California, at a regular meeting this 6th day of September 2005.
Michael P. Cafagna, Mayor
ATTEST:
L. Diane Shea, City Clerk
Attachment B
7 of 25 September 6, 2005 Item #�
Resolution No. P-
Page 2
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, L. Diane Shea, City Clerk of the City of Poway, do hereby certify, under the
penalty of perjury, that the foregoing Resolution No. P- , was duly adopted by
the City Council at a meeting of said City Council held on the 6th day of September 2005,
and that it was so adopted by the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
L. Diane Shea, City Clerk
City of Poway
M:�planning\05report�ea\EA 05-02 AwbreyVeso.doc
8 of 25 September 6, 2005 Item #S
CITY OF POWAY
ENVIRONMENTAL INITIAL STUDY
AND CHECKUST
A. INTRODUCTION
This Environmental Initial Study and Checklist, along with information contained in the public record,
comprise the environmental documentation for the proposed project as described below pursuant to
the requirements of the California Environmental Quality Act (CEQA). Based upon the information
co�tained herein and in the public record, the City of Poway has prepared a Negative Declaration for
the proposed project.
6. PROJECT INFORMATION
1. Project Title: Environmental Assessment (EA) 05-04� BSM Proqerties Acauisition
2. Lead Agency Name and Address: Citv of Powav, Development Services
13325 Civic Center Drive Powav CA 92064
3. Contact Person and Phone Number: Oda Audish. Associate Planner(8581 668-4661
4. Project Location: 13914-13950 Powav Road /323-203-20
5. Project Sponsor's Name and Address: CiN of Powav, Develooment Services 13325 Civic Center Drive
Powav, CA 92064
6. General Plan Designation: Planned: Automotive/General Commercial Zoned: Automotive/General
Commercial (A/GC) of the Powav Road Soecific Plan
7. Description of Project: (Describe the whole action involved, including by not limited to later phases of
the project, and any secondary, support, or offsite features necessary for its implementation. Attach
additional sheets if necessary).
The aroiect involves a reauest for authorization to acauire• (1) a 25-foot bv 330-foot stri� of land on the
northeast aortion of the oarcel in fee title and (2) a 40-foot bv 125-foot access easement on the
northwest oortion of the �arcel located at 13914-13950 Powav Road within the Automotive/General
Commercial (A/GC) zone The nroiect includes the appropriation of funds for oroqertv acquisition The
Powav Redevelooment Aqencv is acquirinq the strios of land in fee title for oublic allev/access to the
potential affordable ownership housinq site located to the north and northeast of said strios of land
The 25-foot bv 330-foot strio of land to be acauired in fee title is currentiv vacant The 40-foot bv 125-
foot access easement currentiv contains an asohalt road concrete curb autter and sidewalk a 5-foot
landscaoe strip, and an 8-foot-hiah decorative wall No new construction will occur with this nroiect at
this time. An additional environmental review will be conducted at the time a specific use of the
aroperties is or000sed.
Attach+nent C
9 of 25 September 6, 2005 Item #5
EIS and Checklist
EA 05-04
The Lead Aqencv (Citv of Powavl has determined that its aouropriation of funds for acauisition of the
strip of land in fee title and the se�arate access easement would not have the ootential to cause
significant adverse enviranmental im�acts. This determination is based upon the fact that this action
would not cause anv chanqes to the ohvsical environment No sianificant trees would be removed No
land use entitlement or construction would be authorized bv this action nor does this action chanqe anv
planned densitv land use. or zoninq for the subiect properties as currentiv desiqnated bv the Powav
General Plan and the Powav Zoninq Develoament Code
The Powav Redevelopment Aqencv is ourchasina the strio of land for public allev/access to the
potential affordable ownershio housinq site located to the north and northeast of the strios of the oroiect
site. However. as stated above no land use entitlement or construction would be authorized bv this
action. In the event a future site-snecific develo�ment aroiect is aroaosed for the subiect aropeRies
such oroiect would be subiect to the Citv's normal review �rocess includinq comaliance with the
Environmental Review reauirements of the California Environmental Qualitv Act (CEQA) At this time it
is not oossible to assess the ootential environmental effects of such a future proiect since none is
proposed However orior to the Citv's prantinq of anv reauested land use entitlement associated with
such a future �roiect. an additional Environmental Review will be comoleted
Based uqon the above exolanation none of the environmental factors listed below have been checked
because no environmental impacts would occur as a result of the Citv's aapropriation of funds to
purchase the strip of land in fee title and the seoarate access easement
8. Surroundinq Land Uses and Settinq� The subiect propertv is bounded bv sinqle familv residential uses
fzoned Residential Sinqle-Familv 7) to the north and east Two oroaerties located directiv north of the
�ropertv have been acauired bv the Powav Redevelooment Aqencv as a aotential affordable ownershi�
housinq site. The subiect propertv is bounded bv automotive related and qeneral commercial uses
(Zoned Automotive/General CommerciaD to the south and west It is antici�ated that the remainder
of the propertv, not subiect to acquisition bv the Poway Redevelopment Aqencv will be
develoaed as an auto dealership.
9. Other agencies whose approval is required (e.g. permits, financing approval, or participation
agreement): None
10 of 25 2 September 6, 2005 Item #�
EIS and Checklist
EA 05-04
Environmental Factors Potentially Affected: The environmental factors checked below would
be potentially affected by this project, involving at least one impact that is a "Potentially Significant
ImpacY' as indicated by the checklist on the following pages.
❑ Land Use and Planning ❑ Transportation/Circulation ❑ Public Services
❑ Population and Housing ❑ Biological Resources ❑ Utilities and Service
❑ Geological Problems ❑ Energy and Mineral Systems
❑ Water Resources ❑ Aesthetics
❑ Air Quality ❑ Hazards/Hazardous Materials ❑ Cultural Resources
❑ Agricultural Resources ❑ Noise ❑ Recreation
❑ Mandatory Findings of
Significance
Determination (To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment and �
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, �
there will not be a significant effect in this case revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
t find that the proposed project MAY have a significant effect on the environment, and an �
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed MAY have a "potentially significant impacY' or "potentially significant �
unless mitigated" impact on the environment but at least one effect 1) 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. 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, ❑
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION Pursuant to applicable standards and (b) have been avoided
or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
�GE/ti � ��'"°--- August 3. 2005
Oda Audish, Associate Planner Date
City of Poway
11 of 25 3 September 6, 2005 Item #��
EIS and Checklist
EA 05-04
C. Checklist
ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
I. AESTHETICS. Would the ro'ect:
a. Affect a scenic vista or scenic X
hi hwa ?
b. Have a demonstrable negative X
aesthetic effect?
c. Create li ht or lare? X
II. AGRICULTURAL RESOURCES.
In determining whether impacts to
agricultural resources are
significant environmental effects,
lead agencies may refer to the
California Agricultural Land
Evaluation and Site Assessment
Model (1997) prepared by the
Califomia Department of
Conservation as an optional
model to use in assessing impacts
on agriculture and farmland.
Would the ro ect:
a. Convert prime farmland, unique X
farmland, or farmland of statewide
importance (farmland), as shown
on the maps prepared pursuant to
the Farmland Mapping and
Monitoring Program of the
California Resources Agency, to
non-a ricultural use?
b. Conflict with existing zoning for X
agricultural use, or a Williamson
Act contract?
c. Involve other changes in the X
existing environment which, due
to their location or nature, could
result in cornersion of farmland to
non-a ricultural use.
III. AIR QUALITY. Where available, X
the significance criteria
established by the applicable air
quality management or air
pollution control district may be
relied upon to make the following
determinations. Would the
ro'ect:
a. Conflict with or obstruct X
implementation of the applicable
air ualit lan?
12 of 25 4 September 6, 2005 Item # t"
EIS and Checklist
EA OS-04
ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
b. Violate any air quality standard X
or contribute substantially to an
existing or projected air quality
violation?
c. Expose sensitive receptors to X
substantial pollutant
concentrations?
d. Create objectionable odors X
affecting a substantial number of
eo le?
IV. BIOLOGICAL RESOURCES. X
Would the ro'ect:
a. Have a substantial adverse X
effect, either directly or through
habitat modifications, on any
species identified as a
candidate, sensitive, or special
status species in local or regional
plans, policies, or regulations, or
by the California Department of
Fish and Game or U.S. Fish and
Wildlife Service?
b. Have a substantial adverse x X
effect on any riparian habitat or
other sensitive natural
community identified in local or
regional plans, policies,
regulations, or by the California
Department of Fish and Game or
U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect X
on federally protected wetlands
as defined by Section 404 of the
Clean Water Act (including, but
not limited to, marsh, vernal pool,
coastal, etc.) through direct
removal, filing, hydrological
interru tion, or other means?
d. Interfere substantially with the X
movement of any native resident
or migratory fish or wildlife
species or with established native
resident migratory wildlife
corridors, or impede the use of
native wildlife nurse sites?
13 of 25 5 September 6, 2005 Item #�_
EIS and Checklist
EA 05-04
ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
e. Conflict with any local policies or X
ordinances protecting biological
resources, such as a tree
reservation olic or ordinance?
f. Conflict with the provisions of an X
adopted Habitat conservation
Plan, Natural Community
Conservation Plan, or other
approved local, regional or state
habitat conservation lan?
V. CULTURAL RESOURCES. X
Would the Pro'ect:
a. Cause a substantial adverse X
change in the significance of a
historical resource as defined in
Section 15064.5
b. Directly or indirectly destroy a X
unique paleontological resource
or site or unique geologic
feature?
c. Disturb any human remains, X
including those interred outside of
formal cemeteries?
VI. GEOLOGY AND SOILS. Would X
the ro�ect:
a. Expose people or structures to X
potential substantial adverse
effects, including the risk of loss,
in'u or death involvin :
i) Rupture a known earthquake X
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
based on other substantial
evidence of a known fault? Refer
to Division of Mines and Geology
S ecial Publication 42.
ii) Cause strong seismic ground X
shakin ?
III) Cause seismic-related ground X
failure, includin li uefaction?
iv Cause Landslides? X
b. Result in substantial soil erosion X
or the loss of to soil?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
c. Be located on a geologic unit or X
soil that is unstable, or that would
become unstable as a result of
the project, and potentially result
in on or off site landslide, lateral
spreading, subsidence,
li uefaction or colla se?
d. Be located on expansive soil, as X
defined in Table 18-1-B of the
Uniform Building Code (1994),
creating substantial risk to life or
ro ert ?
e. Have soils incapable of X
adequately supporting the use of
septic tanks or alternative
wastewater disposal systems
where sewers are not available
for the dis osal of wastewater?
VII.HAZARDS AND HAZARDOUS
MATERIALS. Would the ro'ect:
a. Create a significant hazard to the X
public or the environment through
the routine transport, use, or
dis osal of hazardous materials?
b. Create a significant hazard to the X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials
into the environment?
c. Emit hazardous emissions or X
handle hazardous or acutely
hazardous materials,
substances, or waste within one-
quarter mile of an existing or
ro osed school?
d. Be located on a site which is X
included on a list of hazardous
materials sites compiled pursuant
to Government Code Section
65962.5 and, as a result, would it
create a significant hazard to the
ublic or the environment?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
e. For a project located within an X
airport land use plan or, where
such a plan has not been
adopted, within miles of a public
airport or public use airport, would
the project result in a safety
hazard for people residing or
workin within the ro'ect area?
f. For a project in the vicinity of a X
private airstrip, would the project
resultin a safety hazard for
people residing or working in the
ro'ect area?
g. Impair implementation of, or X
physically inteffere with, an
adopted emergency response
plan or emergency evacuation
lan?
h. Expose people or structures to a X
significant risk of loss, injury or
death involving wildland fires
including where wildlands are
adjacent to urbanized areas or
where residences are intermixed
with wildlands?
VIII.HYDROLOGY AND WATER
QUALITY. Would the ro'ect
a. Result in an increase in pollutant X
discharge to receiving waters?
Consider water quality parameters
such as temperature, dissolved
oxygen, turbidity and other typical
storm water pollutants (e.g. heavy
metals, pathogens, petroleum
derivatives, synthetic organics,
sediment, nutrients, oxygen-'
demanding substances, and
trash .
b. Result in significant alteration of X
receiving water quality during or
followin construction?
c. Result in increased impervious X
surfaces and associated
increased runoff?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
d. Create a significant adverse X
environmental impact to drainage
patterns due to changes in runoff
flow rates or volumes?
e. Substantially deplete X
groundwater supplies or interfere
substantially with groundwater
recharge such that there would
be a net deficit in aquifer volume
or a lowering of the local
groundwater table lever
(e.g. the production rate of p�e-
existing nearby wells would drop
to a level, which would not
support existing land uses or
planned uses for which permits
have been ranted.
f. Result in increased erosion X
downstream?
g. Is the project tributary to an X
already impaired water body as
listed on the Clean Water Act
Section 303(d) list? If so, can it
result in an increase in any
pollutant for which the water body
is alread im aired?
h. Is the project tributary to other X
environmentally sensitive areas?
Is so, can it exacerbate already
sensitive conditions?
i. Have a potentially significant X
environmental impact on surface
water quality, to either marine,
fresh, or wetland waters?
j. Have a potentially significant X
adverse impact on ground water
ualit ?
k. Cause or contribute to an X
exceedance of applicable surtace
or groundwater receiving water
quality objectives or degradation of
beneficial uses?
I. Impact aquatic, wetland, or riparian X
habitat?
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m. Create or contribute runoff water g
which would exceed the capacity
of existing or planned stormwater
drainage systems or provide
substantial additional sources of
ollute runoff?
n. Place housing within a 100-year X
flood hazard area as mapped on
a Federal Flood Hazard boundary
or Flood Insurance Rate Map or
other flood hazard delineation
ma ?
o. Place within a 100-year flood X
hazard area structures which
would impede or redirect flood
flows?
p. Exposing people or structures to X
a significant risk of loss, injury or
death involving flooding, including
flooding as a result of the failure of
a levee or dam?
q. Cause inundation by seiche, g
tsunami, or mudflow?
IX. LAND USE AND PLANNING.
Would the ro ect:
a. Physically divide an established X
communit ?
b. Conflict with applicable land use g
plan, policy, or regulation of an
agency with jurisdiction over the
project (including, but not limited
to the general plan, specific plan,
local coastal program, or zoning
ordinance) adopted for the
purpose of avoiding or mitigating
an environmental effect?
a Conflict with any applicable g
habitat conservation plan or
natural community conservation
lan. .
X. MINERAL RESOURCES.
Would the ro'ect:
a. Result in the loss of availability of X
a known mineral resource that
would be of future value to the
region and the residents of the
State?
b. Result in the loss of availability of g
a locally-important mineral
resource recovery site
delineated on a local general
plan, specific plan or other land
use lan?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
XI. NOISE. Would the project result
in:
a. Exposure of persons to, or X
generation of, noise levels in
excess of standards established
in the local general plan or noise
ordinance, or applicable
standards of other a encies?
b. Exposure of persons to, or X
generation of excessive
ground borne vibration or
round borne noise levels?
c. A substantial permanent increase X
in ambient noise levels in the
project vicinity above levels
existin without the ro�ect?
d. A substantial temporary or X
periodic increase in ambient
noise levels in the project vicinity
above levels existing without the
ro'ect?
e. For a project located within an X
airport land use plan or, where
such a plan has not been
adopted, within two miles of a
public airport or public use
airport, would the project expose
people residing or working in the
project area to excessive noise
levels?
f. For a project within the vicinity of X
a private airstrip, would the
project expose people residing or
working in the project area to
excessive noise levels?
XII.POPULATION AND HOUSING.
Would the ro'ect:
a. Induce substantial growth in an X
area either directly (for example,
by proposing new homes and
businesses) or indirectly (for
example, through extension of
roads or other infrastructure ?
b. Displace substantial numbers of X
existing housing, necessitating
the construction of replacement
housin elsewhere?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
c. Displace substantial numbers of X
people, necessitating the
construction of replacement
housin elsewhere?
XIII.PUBLIC SERVICES. Would the
ro'ect:
a. Result in substantial adverse X
physical impacts associated with
the provision of new or physically
altered governmental facilities,
need for new or physically altered
governmental facilities, the
construction of which could cause
significant environmental impacts,
in order to maintain acceptable
service ratios, response times or
other performance objectives for
an of the ublic services.
i. Fire rotection? X
ii. Police rotection? X
iii. Schools? X
iv. Parks? X
v. Other ublic facilities? X
XIV.RECREATION
a. Would the project increase the X
use of existing neighborhood and
regional parks or other
recreational facilities such that
substantial physical deterioration
of the facility would occur or be
accelerated?
b. Does the project include X
recreational facilities or require the
construction or expansion of
recreational facilities which might
have an adverse physical effect
on the environment?
XV. TRANSPORTATION
/TRAFFIC/Would the ro�ect:
a. Cause an increase in traffic, which X
is substantial in relation to the
existing traffic load and capacity
of the street system (i.e., result in a
substantial increase in either the
number of vehicle trips, the volume
to capacity ratio on roads, or
con estion at intersections ?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
b. Exceed, either individually or X
cumulatively, a level of service
standard established by the county
congestion management agency
for desi nated roads or hi hwa s?
c. Result in a change in air traffic X
patterns, including either an
increase in traffc levels or a
change in location that results in
substantial safet risks?
d. Substantially increase hazards X
due to a design feature (e.g.,
sharp curves or dangerous
intersections) or incompatible
uses e. ., farm e ui ment ?
e. Result in inadequate emergency X
access?
f. Result in inadequate parking X
ca acit ?
g. Conflict with adopted policies, X
plans, or programs supporting
alternative transportation (e.g.,
bus turnouts, bic cle racks ?
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the ro ect:
a. Exceed wastewater treatment X
requirements of the applicable
Regional Water Quality Control
Board?
b. Require or result in the X
construction of new water or
wastewater treatment facilities
or expansion of existing
facilities, the construction of
which could cause significant
environmental effects?
c. Require or result in the X
construction of new stormwater
drainage facilities or expansion of
existing facilities, the construction
of which could cause significant
environmental effects?
d. Have sufficient water supplies X
available to serve the project from
existing entitlements and
resources, or are new or
expanded entitlements needed?
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ISSUE POTENTIALLY POTENTIALLY LESS THAN NO
SIGNIFICANT SIGNIFICANT SIGNIFICANT IMPACT
IMPACT UNLESS IMPACT
MITIGATION
INCORPORATION
e. Result in the determination by the X
wastewater treatment provider,
which serves or may serve the
project that it has adequate
capacity to serve projecYs
projected demand in addition to
the provider's existing
commitments?
f. Be served be a landfill with X
su�cient permitted capacity to
accommodate the projecYs solid
waste dis osal needs?
g. Comply with federal, site and X
local statutes and regulations
related to solid waste?
XVII. MANDATORY FINDINGS
OF SIGNIFICANCE
a. Does the project have the potential X
to 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
community, reduce the number or
restrict the range of a rare or
endangered plant or animal, or
eliminated important examples or
the major periods of California
histo or rehisto ?
b. Does the project have impacts that X
are 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
effect of robabl future ro'ects ?
c. Does the project have X
environmental effects, which
will cause substantial adverse
effects on human beings,
either directl or indirectl .
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D. DISCUSSION OF ENVIRONMENTAL EVALUATION
Please refer to the Environmental initial Study Checklist Form above when reading the
following evaluation.
I. AESTHETICS:
The proposed project will not cause significant adverse impacts associated with any of the questions
listed under this issue area. As discussed above in more detail in Section B (Description of Project),
the proposed project would not have the potential to cause significant adverse impacts because the
project, in and of itself, would not cause any changes to the physical environment. The Lead
Agency's action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required
II. AGRICULTURAL RESOURCES:
The site is not being used for agricultural activities. As the project, in and of itself, would not cause
any changes to the physical environment, the proposed project will not cause significant adverse
impacts associated with agricultural resources. The Lead Agency's action to approve the project
would not approve any land use entitlement or authorize the construction of a proposed "land
development project," which may have the potential to cause physical changes to the environment.
Since no significant adverse impacts have been identified, mitigation measures are not required.
III. AIR QUALITY:
As the project, in and of itself, would not cause any changes to the physical environment, the
proposed project will not cause significant adverse impacts associated with air quality. The Lead
Agency's action to approve the project would not approve any land use entitlement or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required
IV. BIOLOGICAL RESOURCES:
No significant adverse biological impacts are anticipated with the proposed project in that the project,
in and of itself, would not cause any changes to the physical environment. The Lead Agency's action
to approve the project would not approve any land use entitlement or authorize the construction of a
proposed land development project, which may have the potential to cause physical changes to the
environment. Since no significant adverse impacts have been identified, mitigation measures are not
required. Environmental review of future development proposals on the project site will evaluate
potential impacts to biological resources.
V. CULTURALRESOURCES:
No significant adverse impacts to any cultural resource are anticipated with the proposed project to
acquire strips of land for access because the proposed project, in and of itself, would not cause any
changes to the physical environment. Since no significant adverse impacts have been identified,
mitigation measures are not required.
VI. GEOLOGY AND SOILS:
The proposed project will not cause significant adverse impacts associated with any of the questions
listed under this issue area. As discussed in more detail in Section B above (Description of Project),
the proposed project would not have the potential to cause significant adverse impacts"because the
project, in and of itself, would not cause any changes to the physical environment. The Lead
Agencys action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
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changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required.
VII. HAZARDS AND HAZARDOUS MATERIALS:
The parcel was not identified on the San Diego County Hazardous Materials List. The Lead Agency's
action to approve the project would not specifically approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment.
VIII. HYDROLOGY AND WATER QUALITY:
Because the project, in and of itself, would not cause any changes to the physical environment, no
significant adverse impacts to any hydrological resource is anticipated with the proposed project. The
Lead Agency's action to approve the project would not approve any land use entitlement, or authorize
the construction of a proposed land development project, which may have the potential to cause
physical changes to the environment. Since no significant adverse impacts have been identified,
mitigation measures are not required. An Environmental Review of future development proposals on
the project site will evaluate potential impacts to Hydrology and Water Resources.
IX. LAND USE AND PLANNING:
As discussed in more detail in Section B above (Description of Project), the proposed acquisition
project will not cause significant adverse impacts associated with any of the questions listed under
Land Use and Planning because the project, in and of itself, would not cause any changes to the
physical environment. The Lead Agency's action to approve the project would not approve any land
use entitlement, or authorize the construction of a proposed land development project which may
have the potential to cause physical changes to the environment. Since no significant adverse
impacts have been identified, mitigation measures are not required.
X. MINERAL RESOURCES:
The proposed project will not cause significant adverse impacts associated with any mineral resource
as the proposed project, in and of itself, would not cause any changes to the physical environment.
The Lead Agencys action to approve the project would not approve any land use entitlement, or
authorize the construction of a proposed land development project, which may have the potential to
cause physical changes to the environment. Since no significant adverse impacts have been
identified, mitigation measures are not required.
XI. NOISE:
The proposed project will not cause significant adverse impacts associated with any of the questions
listed under this issue area. As discussed in more detail in Section B above, (Description of Project),
the proposed project would not cause any changes to the physical environment and, therefore, the
project, in and of itself, would not have the potential to cause significant adverse impacts. The Lead
Agency's action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required.
XII. POPULATION AND HOUSING:
The proposed acquisition will not affect the potential residential density of development on the site.
The proposed acquisition would not have the potential to cause significant adverse impacts because
the project, in and of itself, would not cause any changes to the physical environment. The Lead
Agency's action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required.
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XIII. PUBLIC SERVICES:
The proposed acquisition will not affect the potential residential density of development on the site.
The proposed acquisition would not have the potential to cause significant adverse impacts because
the project, in and of itself, would not cause any changes to the physical environment. The Lead
Agency's action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required.
XIV. RECREATION:
No significant adverse impacts to any recreational resource are anticipated with the proposed project
in that the project, in and of itself, would not cause any changes to the physical environment. The
Lead Agency's action to approve the project would not approve any land use entitlement, or authorize
the construction of a proposed land development project, which may have the potential to cause
physical changes to the environment. Since no significant adverse impacts have been identified,
mitigation measures are not required.
XV. TRANSPORTATION AND TRAFFIC:
The proposed project will not cause significant adverse impacts associated with any of the questions
listed under this issue area. As the project, in and of itself, would not cause any changes to the
physical environment. The Lead Agency's action to approve the project would not approve any land
use entitlement, or authorize the construction of a proposed land development project, which may
have the potential to cause physical changes to the environment. Since no significant adverse
impacts have been identified, mitigation measures are not required.
XVI. UTILITIES AND SERVICE SYSTEMS:
The acquisition of the subject properties will not directly impact any utility system or service because
the project, in and of itself, would not cause any changes to the physical environment. The Lead
Agency's action to approve the project would not approve any land use entitlement, or authorize the
construction of a proposed land development project, which may have the potential to cause physical
changes to the environment. Since no significant adverse impacts have been identified, mitigation
measures are not required.
XVII. MANDATORY FINDING OF SIGNIFICANCE:
The proposed project is the acquisition of the two strips of land for public alley/access to the potential
affordable ownership housing site located contiguous and to the north of the strip of land. The project,
in and of itself, would not cause any changes to the physical environment. The Lead Agency's action
to approve the project would not approve any land use entitlement, or authorize the construction of a
proposed land development project, which may have the potential to cause physical changes to the
environment. Since no significant adverse impacts have been identified, mitigation measures are not
required.
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