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Home My WebLink About1993-04-21; Planning Commission; Resolution 3266ll 0 8 1 2 3 4 5 6 7 8 9 3.0 11 12 13 14 15 16 17 18 19 20 21 22 PLANNING COMMISSION RESOLUTION NO. 3266 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A NEGATlVE DECLARATION FOR A CONDITIONAL USE PERMIT TO ALLOW THE DEVELOPMENT OF A SENIOR CITIZEN USE CONSISTING OF A THREE STORY BUILDING WITH 76 UNITS ON THE MADISON STREET. CASE NAME: ST. FRANCIS COURT NORTH SIDE OF LAGUNA DRIVE AT THE TERMINUS OF CASE NO: CUP 90-15 WHEREAS, the Planning Commission did on the 17th day of July, 1991, an on the 21st day of April, 1993 hold a duly noticed public hearing as prescribed by la1 to consider said request, and WHEREAS, at said public hearing, upon hearing and considering a testimony and arguments, examining the initial study, analyzing the informatia submitted by staff, and considering any written comments received, the P1ann.k Commission considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commissic as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Plannir Commission hereby recommends APPROVAL of the Negative Declaration accordir to Exhibit "ND", dated May 9, 1991, and "PII", dated April 25, 1991, attach< hereto and made a part hereof, based on the following findings: Findings: 23 1. 'fie initial study shows that there is no substantial evidence that the project m; 24 have a significant impact on the environment since the project site is an in-f location surrounded by existing single family and multi-family residential uses. 25 26 2. The site ]has been previously graded and contains no sensitive animal or pla species. 27 28 0 0 3. The streets are adequate in size to handle the anticipated 304 ADT's genesated b: 1 4. There are no sensitive resourtes located onsite or located so as to be significantl 2 the proposed project. 3 4 impacted by this project. The project has been designed and conditioned t eliminate any run-off drainage impacts to Buena vista Lagoon. 5. A noise study was conducted pursuant to the City's Noise Policy which conclude 5 that there will be no noise impacts from Interstate 5 to the project requiring noi 6 7 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Phnnh 8 9 Commission of the City of Carlsbad, California, held on the 21st day of April, 1993, E the following vote, to wit: mitigation 10 11 12 AYES: Chairman Noble, Commissioners: Schlehuber, Schramm Savary. NOES: Commissioners: Hall, Erwin & Welshons. 13 14 ABSENT: None. ABSTAIN: None. 15 16 17 CARLSBAD PLANNING COMMISSION 18 19 20 21 PLANNING DIRECTOR 22 23 ATTEST: 24 25 26 27 PC RES0 NO. 3266 -2- 28 I1 NEGATNE DECLARATTON PROJECT ADDRESS~LOCXTION: X 1.23 acre site on the nonh side of Lagcpa kv.? cpposite the terminus of Madison Srreet a[ 670 Laguna Drive. .APN: 155-223-08; 09 PROJECT DESCRIPTION: The proposed project is for affordable senior cirizen h0uslr.g consisring of a 3 story srmcrure with 84 total units (30 studio units, 48 one bedroom un::s and 6 TWO bedroom units) located In the R-3 Zone withn Local Faciljties Manager;ter.r Zone 1. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carisbad. As a result of said review, a Negative. Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for [+is action is on file in the Planning Depanment. .- - - ,A copy of [he Negarive Declaration with supponive documents is on file in the Planning , Depanment, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit commenrs in writing to the Planning Department witfun 30 days of date of issuance. If you have any questions, please call Eric Munoz in the Plannipg Department at 438-1161, extension 4441. DATED: MAY 9,1991 CASENO CUP90-15 -.ftu-R.M$L *I I a" MICHAEL J. MLZ LER Planning Director ApPLSCMR MARY SI'EXGER PUBLISH DATE: MAY 9, I991 ENM:& 2075 La8 Palmas Drive Carlsbad, California 92009-4869 (619) 4m-l 1 61 NOTICE OF COMPLeTION 0 ual! t3: S:ate C:err-ngnaise, !La0 tn Strwt, am. '21, Sacr-rg, CA %dl& . .~s.a;~ I_.a * DTE &La: Project Title: CUP W-1s - ST FRAYCIS COURT " a3a Agccsv: ::TI OF GAIL- Zsrtac? Person: €9:; WNOz ;:-*e! 403ress: 2073 LIS PALMS 3UlVE shone: (619) L38-1:6! x .LC: - .<; fnQLS0AD -. - z.-. ..................................................................................................................... PPOJECT CUTICY: Zhrw: SbM ?:EX C3:v/Mtartst C;mnu,!tv: iAlLS8A0 :--si jc-eecs: -ALMA 2PI'iE/~AOliON S'?EE? Tztai heres:. *.i3 -. P25G9 cowry: SAM 3IEzG ....... ).s<essor's sarcct No. '55-223-58/09 Section: .:I>.? 2 Y~LCS: State MUY *: 1-5 raternays: PAC:F!C OCEAN AND BUEMA VISTA LAGOCY Tw. a ange : 3ase: - Ai rwrrs: Qalluays: ATUF Schools: ............................................................................................................................ DoQlEYT TIP€ Ea: - No0 - sumLemenr/subsequent WPA: - YO I OTMR: - €arty Cons - E!R (Prior SCH NO.) Draft EIR Joint :cc,me-: Flnat ~OCJTW: - EA f reg Dec - '3thtr - Draft EIS - - FWSI - - -. - Other ............................................................................................................................ LOUL AcTIDl TI# - Genera[ PLan U-te - - Rezw Annexation - - Master Plan - Prezw - General PLan ELmt - Use Permit S-ific PLan Ptamd Unit Dcvelognrnt - SencraL Plan lJlrndnmt - Redeve 1 cmmt Coasral Ptrmt - - tJrmnity Plan - Sire Plan - Lard Division (Subdivisim, Lother CQditlcMt i%c : - Parcel Mw, Tract Map, etc.1 ........................................................................................................................... Dt3ELop)(EYT 1YP€ - X Residential: Units & Acres 1.23 Uater Facilities: Type 9ffice: SQ. Ft. Acres Em1 OY- Tramportation: Type Camrrcial: Sq. Ft. Acres EfWloyrn . Industrial: Sq. Ft. Acres Em 1 oycts Edwariwl ' Recrertiooll - ut5 - - - - - Mining: Minerat - - Powr: Type .acts - uaste Treatment: Type Harardaa uaste: Typ. - - - - Other: - PROJECT 1-I Dl- II mT ................................................................................. - X Aesthetic/Visuol - Agriculturrl Lud - Air Owlity - Archa.ologicat/Historic~t - CMStli 2- - Orairuge/Ab.orptian - Ecooaic/Jab. - F I scat - Flood Plrin/Flooding - SchootsNniversi tir - Cor.rt LwWfire nrrrrd - Soptic Syrtrr - Mimats Soi 1 Erorion/Colp.ction/troding - Cwlogic/kirie - Smr crg.city - Noise L wtatfon/Maaing Balance - Toxic/Harrrdou - Wfc krvic.r/Fuilities - Traffic/Circulatim - Rurwtion/Parks - vegetation - Solid Waste - ..................................................................................................... Prncnt ~rd -1 ?lm &bo - Water Qwliry - mater supply/ - Y.t\nd/Riprrian - Grwth In6cing - x Lme - Cwlative Effcc Grard Uter Yi ldl i fe - - Other ....................... THE PROJECT SITE -1- W Tu0 LOTS. OY If VACANT, THE QTMER HAS A SINGLE FMILT REfIDLNC€. THE EXISTING ZWIW (a-3 GENERAL PLAN OLSIOUTIOl (11111) Ilt WING TO REMIN 1Y PLACE. ........................................................................................................................... Projrt o.lcripian THE PRWOSED PROJECT IS Po1 AFtOlOAILE ##Io1 CIT12EM nQlfIWC COISISTIWQ OF A 3 STQY STRUCTURE YITM bi TOTAL UNITS (m ST-10 I 48 ONE BEDROOl WITS AND 6 TU0 UDlKIQl WITS) LOCATED IN THE R-3 ZOM YITMIM LOUL FAClLlTIES WIYACLTrNT ZW. 1- m: Clearinghour. uill usim ibntifieatim Wrs for at1 m pcojrcts. If 8 t~n Wr alredy exists for project fra J Notice of Preparation or pr.via* drift doctrmt) pteue fit1 it in. Revi sd Octcee ()I 0 - ENVIROl.,AEBTAL IMPACT ASSESSMENT FCI~ - PART LT (TO BE COMPLETED BY THE PLANNING DEPARTMENT) 3.1CXG3OUND USE NO. CUP 90-1 5 DATE: APRIL 25, I991 1 .. CASE N.LLIE: ST. FFLQiCIS COL'2-7 2. APPLICANT: MARY STEIGER 3. hDDRESS AND PHONE NLMBER OF APPLICANT: (619) 757-1405 3138 SKYLINE 3WZ OCEANSIDE, CA 92056 4. DATE EIA FORM PART I SUBMITTED: NOVEMBER 5. 1990 5. PROJECT DESCRIPTION: THE PROPOSED PROJECT IS FOR AFFORDABLE SENIOR CITI HOUSING CONSISTING OF A 3 STORY STRUCTURE WITH 84 TOTAL UNITS. (30 STl UNITS 48 ONE BEDROOM UNITS AND 6 TWO BEDROOM UNITS) LOCATED ON A 1.23 ? SITE ON THE NORTH SIDE OF LAGUNA DRlVE OPPOSITE THE TERMINUS OF MAD[ STREET [N THE R-3 ZONE IN LOCAL FACILITIES MANAGEMENT ZONE 1 AT 670 LAC. DRIVE. APN: 155-223-08. 09 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduc Environmental Impact Assessment to determine if a project may have a significant effect on the environr The Environmental Impact Assessment appears in the following pages in the form of a checklist. This chef 8 identifies any physical, biological and human factors that might be impacted by the proposed projecr Impact Repon or Negative Declaration. e A Negative Declaration may be prepared if the City perceives no Substantial evidence that the proje any of its aspects -cause a significant effect on the environment. On the checklist, "NOv will be che to indicate this drsamination. provides the Ciry with lnfonnation fo use as the basis for deciding whether to prepare an Environm An EIR must be prepared if the City detennints that there is substantial evidence that any aspect c project may cause a wcanf effect on the environment. The project may quaiifv for a Neg Declaration however, if adverse impacts are mitigated so that environmental effects can be de insimificant. These findings are shown in the checklist under the headings 'YES-sig" and 'YES-: respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form 1 DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discc mitigation for impacts which would otherwise be detennined sigdicant. e e PHYSICAL ENVrR0N"EN-r 'bVILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NC C:s1g) I:ns;Sj -. .l -. 3. 1. - 3. 6. - i, 8. 9. Xesuir in unstable earrh conditions or Increase tkLe exposure of peopie or properry :s ger,iog;c nazaris? Appreciably change the topography or ar,y cnique physical fearures? Result in or be affected by erosion of soils ei[her on or off [he site? Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? Result in substantial adverse effects on ambient air qualiry? Result in substantial changes in air movement, odor, moisture, or temperature? Substantially change the course or flow of warer (marine, fresh or flood waters)? Affect the'quantity or quality of surface water, ground water or public warer supply? Substantially increase usage or cause depletion of any ~turai resources? - - - - - - - - - - - - - - - - - - x - x - N - x X - x X x X 10. Use substantid mts of fuel or energy? 1 1. Alter a si- rrrhcological, paleontologid Q bhtorical site, structure or object? X - - - X - - -2- 0 BlOLOGfCAL mONm l Lt'ILL THE PROPOSAL DIRECT'LY OR INDIRECTLY: YES ,'SlgJ : 2. Affect the diversity of species, habitat Gr numbers of any speci,es of plants (including plants)? rrees, shrubs, grass. kcrotlora and aquatic 13. introduce new species of plants into an area, or a bamer to rhe normal replenishment of existing species? - - 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of stare or local importance? 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms ani insecrs? - - 16. Introduce new species of animals inro an area, or result in a barrier to the migrarion or movement of animals? 7 HUMAN WON" WILL THE PROPOSAL DtRECTLY OR INDtRECIZY: YES (si@ 17. Alter the prcscnt ar planned land use . of an area? - 18. Substantidy dewr pblic ~tiliticS, schools, potice, !h, emergency or other public services? - -3- YES ':lnslg) - - - - - YES (insis) - - ?;o Y x x - X X NO X - X - 0 . HUMAN ENVIRONMENT 0 ‘vL’!LL THE PROPOSAL DtRECTLY OR tND[RECTLY: ’. 9. Resuit in the ned for new or modified sewer yisrerns, solid waste or hazardous wasre *:onrrol systems? Tis - 20. {ncrease exls:l;lg ncise ievels? 21. Produce new light or glare? 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? 23. Substantially alter the density of the human popularion of an area? - - - . - - 24. Affect existing housing, or create a demand for additional housing? 25. Generate substantial additional traffic? 26. Affect existing parking facilities, or create a large demand for new parking? 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? 28. Alter waterborne, rail or air traffic? 29. Increase traffic hazards to moter vehicles, bicyclists or pedestrians? 30. Interfere with - response plans or emergency mumtion ph? - - - - - - - 31. Obstruct any dc vista or create an aestheticdy offensive public view? 32. Affect the quality or quantity of existing recreational opportunities? - - -4. YES ,ins\%) - - - - - - - - - - - NO N 1( .y x x - X X - - x X X - - x - X - - X - 7 X - - e 0 MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL, DtRECTLY OR INDIREmLY: YES YES NO S1.S) ins@ 33. Does rhe project have the potential to subsranrially degrade the qualiry af rhe encironment, subsrantially reduce [he habirar of a fish or wild- Lie species, cause a fish or wildlife population to drop beiow self-sustaining levels, 'threaten to eliminate a pIant or animal communiry, reduce the number or dangered plant or animal, or eliminate imporcant examples of the major periods of California history or prehistory. restrict the range of a rare or en- - - - x 34. Does the project have the potential - to achieve shon-term, to the dis- advantage of long-term, environmental goals? (A short-term impact on the environment is one which OCCUK in a relatively brief, .definitive period of time while long-term impacts will endure well into the future.) 35. Does the project have the possible environmental effects which are in- considerable? ("Cumulatively con- siderable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other cunrnt projects, and the effects of probable future projects.) dividually limited bur cumulatively 36. Does the. prow bR environmental effects which will ~lt# substantial adverse effects on humaa bcings, either directly or indirectly? - x - - X - - - x - - -5- a a DISCUSSION OF ENVIRONMENTAL EVALUATION PHYSICAL ENvlRoNMENT The specific site is. a level infill lot and a minimum amount of grading is proposed; spec:ficaily there will be 500 cubic yards of cut with 600 cubic yards of fill imponing 100 cubic yards. The project will be conditioned to process a grading permit SO a'd grading ar,d er,y!;..esnr?g standards wiil be complied with to insure That there will be ~,c exposure of people or properr+* to geologic hazards or the creation of unstable eaz?. ccnditions by the sire preparation required for this project. _. 3 The sire is level and the proposed project will not appreciably, change the sire's topography. There are no unique physical features on the sire. 3. Since the projecr will be condirioned to comply with the co.nditions of a grading permit there will be no erosion of soils either onto or off the site. 4. The project will not result in any changes in the deposition of beach sands or any a grading pexmir all drainage will meet City standards so there will be no impacts to Buena Vista Lagoon in the form of offsite drainage. - irnpacrs ro the bed of the ocean or any bay, inler or lake. Since the project is subject ro 5/6. The proposed senior citizens use will not have any impact to the .ambient air quality, nor WiIl there be any subsrantial changes in the. local air movement, odor, moisture or temperature. All the buildings on the site are connected by covered walkways but building separation ranges from 8 to 12 feet to allow adequate air movements. 7. No watercourses will be impacted by the proposed project. Buena Vista Lagoon will not be impacted by the project as far as any alteration in its orientation or its ability to maintain its basin. 8. The proposed project will not affect the quantity or quality of surface water, groundwater, or public water supply. The project is Iocated within Local Facilities Management Zone 1 and is under the jurisdiction of the Carisbad Municipal Water District. Depaviing on Citywide water availability, there will be water supply facilities and resourccI to save this project in compliance with the Local Facilities Management Plan for Zoaa 1. Groundwater resources will not be adversely impacted by this project. 9/ 10. The pro& pojcct will not create the need for substantial increase in the use of any natural rcsolflrcs. There will be a short term impact on fuci and energy during the consmction phase of the project, however the use itself (senior citizens housing) will not create the need for substantial amounts of fuel and energy to be used. -6- 0 a PHYStCAL ENVIRONMENf (Can't,) 11. The site consists of two lots, one with a single family residence, and one vacant irJYi1 io[ surrounded by existing development. There are no archeological, historical or culrura] resources located anywhere on the project site, SO there will be no impact to culturai resources. There is a possibility of fossil bearing soils on the sire so [he projecr may be cc,ndirioned ro investigate the existence of any paleontological resources. B[OLOGICAL ENVIRONMENT: 12. The project will not affect the diversity of plant species on the site. The projec area is currently vacant and the single family house that is existing has some associared landscaping. There are no sensirive or endangered plant species on the site and there will be no impact to any plant species or diveniry within the area. 13. The project will not represent a barrier to the normal replenishment of existing plant species, however, there are several existing mature palm trees located on the site, several of whch are being proposed for reiocation throughout the site as shown on the projecr’s landscape plan. The project will also introduce new species of plants to the project area in the. form of landscaping as well as fruit trees for active garden involvement for the seniors. 14. The project site does not contain any acreage currently in use for agriculture and the site does not have any land designated as signrficantly important for agriculture purposes by state or local standards. ljj’16. The diversity of animal species or the quality of animal habitats in the area is not an issue because this is an infill lot within an area that is currently developed. There are no sigrzlficant animal species on the site. The project will not introduce any new species of animals into the area. Since this is an infill lot, the project wiil not represent a barrier to the migration of animals. HUMAN ENv[RONMENc: 17. The project will not alter the present or planned land use of the area. The current zoning dcsignrtion is R-3, and the current General Plan Designation is Residential Medium WM- so residential use is allowed on the project site. Through the Conditio4 lh Pamit process, a senior citizen project with the proposed density is allowed - th =ring ordinance. The project will be consistent with the land use designations of the site. 18/19. The project is within Local Facilities Management Zone 1 and can comply with all of the performance standards of that zone, so there will be no impacts to the quality or availability of public utilities or public services. Existing sewer systems will be able to service this project. This project will not create a need for new solid waste or hazardous waste control systems. -7- 0 HUMAN ENVIRONMENT (Con't.1 20. The proposed senior citizen use will not create a significant increase in existing r,oise ':eyeis. The project is however, subject to the Ciry's noise policy, since' it is just wirhn 2,000 feer of the 1-5 freeway, and therefore subject to the noise policy, The app\icanL has submirred a noise srudy, per the requirements of the noise policy and concluded that :he project does not need any mirigation measures to bring [he project inro compiiar,ce lvirh noise standards. 21. The proposed project dl not produce new any new light or glare other than Some lighting on the outside perimeter of the structure on the west side, adjacent to [he parkmg area to light up that area. The project will be conditioned to ensure that iightir,z from this use is not reflected to adjacent properties. 22. The proposed use does not represent any significant risk of explosion or the release of hazardous materials or substances. The proposed seniors' use is a residential development and is consistent and compatible with adjace,nt, existing development in the - area. 23. The project does alter the density of this area because it is being processed as a senior citizen uses, under the zoning ordinance which does allow an increase in density of up to 75 dwelling units per acre, per the processing of a Conditional Use Permit. The increased density, however, is not considered to be a simcant impact, since the proposed use meets all development standards,. is for a site that is allowed to supporr ir and all [he findings required to grant a Conditional Use Permit for this use can be made. The projecfs density is 71 dwelling units per acre. 24. The proposed project will not adversely impact existing housing or create a demand for additional housing. The project will, instead, be supplying housing units to the City, specifdly, the project will add 84 senior citizen units, most of which will contribute to the City's stock of affordable housing units. 25. The project will not generate substantial additional traffic. One of the allowances for a senior citizen project per the zoning code is a reduction of required parking to one space for every two units. This use actually allows a reduced parking requirement because of the nature dh users who do not all drive or generate vehicle traffic. Based on the trip generation a)r ofthis use, with 84 units, the project will generate 336 ADT and require 42 parking spuu If this project were convened to its underlying allowable density, it would have 14 apartment units generating 84 ADT and require 32 parking spaces. Either use is not a significant impact on traffic generation or required paking. 26. The proposed project does not affect any existing parking facilities. The use will require the need for a parking lot in order to provide the required parking, however, there Wd be no large demand for new.parking. -a- 0 a - - HUMAN ENVIRO- (Cdt.1 ’7- - Since th;s project is Iocated on an existing ;idill lot, there will be no impacts to eisting rransponation systems, and there will be no alteration of the present pattern of circulation or the movement of goods or people. The project’s location is desirable for [his use because ir is centrally located to various services and businesses withn 23wntown Carlsbad and is close to mass transit systems. 28. Due to the nature of the project and the project’s location, there will be no impacrs to waterborne, rail or air rraffic. 29. The proposed project will not increase rraffic hazards to motor vehicles, bicyclists or pedestrians. The project, being located on an infill lot, will not impact any of these modes of transportation. The project will be conditioned to assist in providing public improvements along Laguna Drive including curb, gutter .- and sidewalk. - 30. The senior citizen’s use will not impact in any way emergency response plans or emergency evacuation plans since the project it is proposed for existing lots within an existing neighborhood. 31. No scenic vistas will be obstructed by rhe proposed project since it is an infill lot. There will be views from the project site, specifically from the third floor level of the structures, to the north and to the west up from the site, however, the project itself will not create an aesthetically offensive public view. The proposed architecture of the smcture is a contemporary Spanish motif with red tile roof and Spanish Lace SNCCO walls. 32. The proposed project will not affect the quality or quantity of any existing recreational opportunities since the project site is an infill lot within a currently developed area. Recreational opportunities will be available to the users of this project, however, in the form of Maxton Brown Park which is located down the street to the west dong Laguna Drive, and the ocean and Buena Vista Lagoon are immediately beyond; as well as the project‘s on site recreation amenities. -9- 0 0 . ,i?;,qyS[S OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH ,jS; a) Phased development of the projecr, b) alternate site designs, C) alternate scale of developmenr, d) alternate uses for rhe site, e) development at some furure time rarher than now, f) aiternate sires for [he-proposed, and g) no project alternarive. Aj Phasing rhe proposed ieveiopment is not necessary or desirable given rhe scale of the proposed use. There is no benefit to phasing the consrmcrion of the buildings or allowing the phased occupancy into the units. D) Alternate site designs were assessed during the project review, however, the proposed site design maximizes the site’s area for the proposed use. The proposed sire design also ailows for the greatest degree of compatibility with the existing single family and multi-family residential developments adjacent to the project site whde complying with all development standards. c> The proposed scale of development allows compliance of all applicable development standards and is within the maximum allowable density for this type of use while providing for a site design that allows for function as well as land use compatibility with adjacenr properties. Dl Alternate uses for the site would be residential uses in conformance with the General Plan Designation of RMH, Residential Medium High, however, the proposed use and the proposed density is acceptable given the findings and conditions of the CUP required for this use which can be made and will be imposed. E & C) Development at a future time would leave the site vacant which is not desirable from the City‘s aspect of attempting to create more affordable housing units as well as providing senior citizen units. A no project altemative would leave the site vacant and it’is the property owneis desire to develop the site at this time. The no project alternative would also leave the City with less affordable units which it ed* F) N/A ENM:lh -10- 0 e DETEXVINATION (To Be Completed By The Planning Department) On the basis of this initial evaluation: .Y [ 5nd the proposed project COULD NOT have a significanr effect on rhe environment, and a SEC..:, 3ECLQATION will be prepared. - l End that the proposed project COULD NOT have a significant effect on the enviromenr, bec2xs entironmentai effecrs of rhe proposed project have already. been considered in coniur,c:i,;- ?re\iously certified environmenral documents and no additional environmental rebiew is :PC-. Therefore, a Notice of Deremarion has been prepared, - I find char although the proposed project could have a sigmficanr effect on the environmenr. :b.e:: nor be a sigmficant effect in this case because the mitigation measures described on an a1rack.e.: shee'r have been added to the projecr. h Conditional Negative Declaration will be proposed. - I find the proposed project MAY have a sigdicant effect on the environment, and an ENVlRO?iME: IMPACT REPORT is required. 5 ' /. ?/ c-. /vu.&, Date Signature / -. si'2/4 1 4LlV*J I -4 , Date Planning Director LIST MITIGATING MFSURES (IF APPIJCABLEl .. ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLEl .-11- . 0 0 .L~?LIC;LVT CONCURRFNCE WITH MITIGATING MEASURES :HIS [s TO cERTIFi THAT I HAtZ REVIEWED THE ABO’iE MITIGATING ML4SLXS .\x3 COP~C~R WITH THE ADDiTION OF THESE MEASURES TO THE PROJECT. 3are Signature .I -12-