ENVIRONMENTAL REVIEW #23-45
Revised
Mitigation Monitoring Program
MITIGATION MONITORING CONTENTS
This mitigation monitoring program includes a brief discussion of the legal basis and purpose of the mitigation monitoring program, a ke y to understanding the monitori ng matrix, a discussion of noncompliance complaints, and the mitigation monitoring matrix itself.
L
EGAL BASIS AND PURPOSE OF THE MITIGATION MONITORING PROGRAM Public Resource Code (PRC) 21081.6 requires public agencies to adopt mitig ation monitoring or reporting programs whenever certifying an envir onmental impact report or mitigated negative declaration. This requirement facilitates implementation of all mitigation measures adopted through the California Environmental Quality Act (CEQA) process.
The City of Merced has adopted its own “Mitigation Monitoring and Reporting Program” (MMC
19.28). The City’s program was developed in accordance with the advisory publication, Tracking CEQA Mitigation Measures, from the Governor’s Office of Planning and Research.
As required by MMC 19.28.050, the following findings are made:
1) The requirements of the adopt ed mitigation monitoring progr am for the General Plan Amendment #23-05, Zone Change #434, Establishment of Planned Development (P-D) #81, Conditional Use Permit #1276, Site Plan Revi ew #538, and Minor Use Permit #24-02 shall run with the real property. Successive owners, heirs, and assigns of this real property are bound to comply with all of the requirements of the adopted program. 2) Prior to any lease, sale, transfer, or conveyance of any portion of the subject real property, the applicant shall provide a copy of the adopted program to th e prospective lessee, buyer, transferee, or one to whom the conveyance is made.
M
ITIGATION MONITORING PROCEDURES
In most cases, mitigation measures can be monitored through the City’s construction plan approval/plan check process. When the approved project plans and specifications, with mitigation measures, are submitted to the C ity Development Services Department, a copy of the monitoring checklist will be attached to the submittal. Th e Mitigation Monitoring Checklist will be filled out upon project approval with mitigation measures requi red. As project plans and specifications are checked, compliance with each mitigation measure can be reviewed.
In instances where mitigation requires on-going monitoring, the Mitigation Monitoring Checklist will be used until monitoring is no longer necessary. The Development Services Department will be required to file periodic reports on how the im plementation of various mitigation measures is progressing or is being maintained. Department staff may be required to conduct periodic inspections to assure compliance. In some instances, outside agencies and/or consu ltants may be required to conduct necessary periodic inspecti ons as part of the mitigation monitoring program. Fees may be imposed per MMC 19.28.070 for the cost of implementing the monitoring program.
ATTACHMENT G
298
General Plan Amendment #23-05/Zone Change #434/Planned Development Establishment (P-D) #81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02 Initial Study #23-45
Mitigation Monitoring Program--Page 2
GENERAL PLAN MITIGATION MEASURES
As a second-tier environmental document, In itial Study #23-45 incorpor ates some mitigation measures adopted as part of the Merced Vision 2030 General Plan Program Environmental Impact Report (SCH# 2008071069), as mitigation for potential impacts of the Project.
NONCOMPLIANCE COMPLAINTS
Any person or agency may file a complaint asserting noncomplian ce with the mitigation measures associated with the project. The complaint shall be directed to the Director of Development Services in written form providing specific information on the asserted violati on. The Director of Development Services shall cause an investigation and determine the validity of the complaint. If noncompliance with a mitigation measure has occurred, the Director of Development Services shall cause appropriate actions to remedy any violat ion. The complainant shall receive written confirmation indicating the results of the inves tigation or the final ac tion corresponding to the particular noncompliance issue. Merced Municipal Code (MMC) Sections 19.28.080 and 19.28.090 outline the criminal penalties and civil and administrative remedies which may be incurred in the event of noncompliance. MMC 19.28.100 spells out the appeals procedures.
MONITORING MATRIX
The following pages provide a series of tables identifying the mitigation measures proposed specifically for General Plan Amendment #23-05, Zone Change #434, Establishment of Planned Development (P-D) #81, Conditional Use Permit #1276, Site Plan Review #538, and Minor Use Permit #24-02. The columns within the tables are defined as follows:
Mitigation Measure: Describes the Mitigation M easure (referenced by number).
Timing: Identifies at what point in time or phase of the project that the mitigation measure will be completed.
Agency/Department This column references any public agency or City department with Consultation: which coordination is required to satisfy the identified mitigation measure.
Verification: These columns will be initialed an d dated by the individual designated to verify adherence to the project specific mitigation.
299
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Initial Study #23-45
Mitigation Monitoring Program--Page 3
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) #81/Conditional Use Permit #1276/
Site Plan Review Permit #538/Minor Use Permit #24-02
Mitigation Monitoring Checklist
Project Name:__________________________________________________ File Number:___________________________________________________ _ Approval Date:_________________________________________________ Project Location Brief Project Description __________________________________________
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure in dicates that this mitigation measure has been comp lied with and implemented, and fulfills th e City of Merced’s Mitigation Monitoring Requirements (MMC 19.28) with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6).
300
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 4
1) Greenhouse Gas Emissions
Impact Mitigation Measures Timing
Agency or
Department
City Verification
(date and initials)
a GHG- 1) Building Permit
Planning
Department
301
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 5
a
GHG-1) The project applicant sha ll demonstrate compliance with the applicable BPS strategies to the Planning Division
prior to the issuance of a building permit. The following BPS strategies are considered to be applicable, feasible, and effective in reducing GHG emissions generated by
the project:
A Class II bike lane, as defined in the Caltrans
Highway Design Manual (California Department of
Transportation 2022), is pr esent along the south
side of E. Olive Avenue immediately west of the
project site. The eastern te rminus of the bike lane
is at the western edge of the project site. The
SJVAPCD
Climate Change Action Plan document
notes that Measure #4 is applicable if the entire
project is located within one-half mile of an
existing Class I or Class II bike lane and project
design includes a comparable network that
connects the project uses to the existing offsite
facility. Existing facilities are defined as those
facilities that are physically constructed and ready
for use prior to the first 20% of the project
occupancy permits being granted. Project design
includes a designated bicycle route connecting all
units, on-site bicycle parking facilities, offsite
bicycle facilities, site entrances, and primary
building entrances to existing Class I or Class II
bike lane(s) within one-half mile. Contingent on
the design being approved by the City of Merced,
the project will extend the bike lane on the south
side of E. Olive Avenue from the existin
g
Building
Permit/Grading
Permit
Building /
Engineering
Departments
302
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 6
terminus on the western edge of the project site to
the eastern edge of the project site.
The project will provide a pedestrian access
network that internally links all uses and com1ects
to existing external streets and pedestrian
facilities. Existing facilities are defined as those
facilities that are physically constructed and ready
for use prior to the first 20% of the project's
occupancy permits being granted.
Site design and building placement will minimize
barriers to pedestrian access and
interconnectivity. Physical barriers such as walls,
berms, landscaping, and slopes between
residential and nonresiden tial uses th at impede
bicycle or pedestrian circulation will be
eliminated. Barriers to pedestrian access of
neighboring facilities and sites will be minimized.
'Ibis measure is not meant to prevent the limited
use of barriers to en sure public safety by
prohibiting access to hazardous areas. This
measure is not meant to prevent features needed
to securely operate a mini-storage facility.
The Bus, Merced's Regional Transit System is
operated by the Transit Joint Powers Authority for
Merced County. The Bus Route M6 - Merced
North - provides service along E. Olive Avenue
between G Street and Parsons Avenue, and along
G Street south of E. Olive Avenue. Route M6
provides bus service with 45 minute headways.
The route map for Route M6 shows a bus stop on
G Street south of E. Olive Avenue, west of the
303
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 7
project site (The Bus 2023). Contingent on
approval by the Transit Joint Powers Authority
and the City, the project will provide safe and
convenient access to the bus stop, or a new bus
stop, and provide essential transit stop
improvements (i.e., shelters, route information,
benches, and lighting).
The project will install light-colored/high/albedo
roof materials on the portion of the project
containing climate-c ontrolled units. Light-
colored/high/albedo roof materials reflect more of
the sun's rays, decreasi ng the amount of heat
transferred into a building.
The project will provide shade (within 5 years)
and/or use light-colored /high-albedo materials
(reflectance of at leas t 0.3) and/or open grid
pavement for at least 30% of the site1s non-roof
impervious surfaces, including parking lots,
walkways, plazas, etc.; OR use an open-grid
pavement system (less th an 50% impervious) for
a minimum of 50% of the parking lot area.
Unshaded parking lot areas, driveways, fire lanes,
and other paved areas will have a minimum
albedo of 0.3 or greater.
304
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 8
Certificate of Completion:
By signing below, the environmental coordinator confirms that the required mitigation measures have been implemented as evidenc ed by the Schedule of Tasks and Sign-Off Checklist, and that all direct and indirect costs have been paid. This act constitutes the issuance of a Certificate of Completion.
______________________________________ ________________ Environmental Coordinator Date
305
ENVIRONMENTAL REVIEW #23-45
Mitigation Monitoring Program
MITIGATION MONITORING CONTENTS
This mitigation monitoring program includes a brief discussion of the legal basis and purpose of the mitigation monitoring program, a ke y to understanding the monitori ng matrix, a discussion of noncompliance complaints, and the mitigation monitoring matrix itself.
L
EGAL BASIS AND PURPOSE OF THE MITIGATION MONITORING PROGRAM Public Resource Code (PRC) 21081.6 requires public agencies to adopt mitig ation monitoring or reporting programs whenever certifying an envir onmental impact report or mitigated negative declaration. This requirement facilitates implementation of all mitigation measures adopted through the California Environmental Quality Act (CEQA) process.
The City of Merced has adopted its own “Mitigation Monitoring and Reporting Program” (MMC
19.28). The City’s program was developed in accordance with the advisory publication, Tracking CEQA Mitigation Measures, from the Governor’s Office of Planning and Research.
As required by MMC 19.28.050, the following findings are made:
1) The requirements of the adopt ed mitigation monitoring progr am for the General Plan Amendment #23-05, Zone Change #434, Establishment of Planned Development (P-D) #81, Conditional Use Permit #1276, Site Plan Revi ew #538, and Minor Use Permit #24-02 shall run with the real property. Successive owners, heirs, and assigns of this real property are bound to comply with all of the requirements of the adopted program. 2) Prior to any lease, sale, transfer, or conveyance of any portion of the subject real property, the applicant shall provide a copy of the adopted program to th e prospective lessee, buyer, transferee, or one to whom the conveyance is made.
M
ITIGATION MONITORING PROCEDURES
In most cases, mitigation measures can be monitored through the City’s construction plan approval/plan check process. When the approved project plans and specifications, with mitigation measures, are submitted to the C ity Development Services Department, a copy of the monitoring checklist will be attached to the submittal. Th e Mitigation Monitoring Checklist will be filled out upon project approval with mitigation measures requi red. As project plans and specifications are checked, compliance with each mitigation measure can be reviewed.
In instances where mitigation requires on-going monitoring, the Mitigation Monitoring Checklist will be used until monitoring is no longer necessary. The Development Services Department will be required to file periodic reports on how the im plementation of various mitigation measures is progressing or is being maintained. Department staff may be required to conduct periodic inspections to assure compliance. In some instances, outside agencies and/or consu ltants may be required to conduct necessary periodic inspecti ons as part of the mitigation monitoring program. Fees may be imposed per MMC 19.28.070 for the cost of implementing the monitoring program.
G
ENERAL PLAN MITIGATION MEASURES
ATTACHMENT K
306
General Plan Amendment #23-05/Zone Change #434/Establishment of Planned Development (P-D) #81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02 Initial Study #23-45
Mitigation Monitoring Program--Page 2
As a second-tier environmental document, In itial Study #23-45 incorpor ates some mitigation measures adopted as part of the Merced Vision 2030 General Plan Program Environmental Impact Report (SCH# 2008071069), as mitigation for potential impacts of the Project.
NONCOMPLIANCE COMPLAINTS
Any person or agency may file a complaint asserting noncomplian ce with the mitigation measures associated with the project. The complaint shall be directed to the Director of Development Services in written form providing specific information on the asserted violati on. The Director of Development Services shall cause an investigation and determine the validity of the complaint. If noncompliance with a mitigation measure has occurred, the Director of Development Services shall cause appropriate actions to remedy any violat ion. The complainant shall receive written confirmation indicating the results of the inves tigation or the final ac tion corresponding to the particular noncompliance issue. Merced Municipal Code (MMC) Sections 19.28.080 and 19.28.090 outline the criminal penalties and civil and administrative remedies which may be incurred in the event of noncompliance. MMC 19.28.100 spells out the appeals procedures.
MONITORING MATRIX
The following pages provide a series of tables identifying the mitigation measures proposed specifically for General Plan Amendment #23-05, Zone Change #434, Establishment of Planned Development (P-D) #81, Conditional Use Permit #1276, Site Plan Review #538, and Minor Use Permit #24-02. The columns within the tables are defined as follows:
Mitigation Measure: Describes the Mitigation M easure (referenced by number).
Timing: Identifies at what point in time or phase of the project that the mitigation measure will be completed.
Agency/Department This column references any public agency or City department with Consultation: which coordination is required to satisfy the identified mitigation measure.
Verification: These columns will be initialed an d dated by the individual designated to verify adherence to the project specific mitigation.
307
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Initial Study #23-45
Mitigation Monitoring Program--Page 3
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) #81/Conditional Use Permit #1276/
Site Plan Review Permit #538/Minor Use Permit #24-02
Mitigation Monitoring Checklist
Project Name:__________________________________________________ File Number:___________________________________________________ _ Approval Date:_________________________________________________ Project Location Brief Project Description __________________________________________
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure in dicates that this mitigation measure has been comp lied with and implemented, and fulfills th e City of Merced’s Mitigation Monitoring Requirements (MMC 19.28) with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6).
308
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 4
1) Greenhouse Gas Emissions
Impact Mitigation Measures Timing
Agency or
Department
City Verification
(date and initials)
a GHG- 1) Building Permit
Planning
Department
309
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 5
a
GHG-1) The project applicant sha ll demonstrate compliance with the applicable BPS strategies to the Planning Division
prior to the issuance of a building permit. The following BPS strategies are considered to be applicable, feasible, and effective in reducing GHG emissions generated by
the project:
A Class II bike lane, as defined in the Caltrans
Highway Design Manual (California Department of
Transportation 2022), is pr esent along the south
side of E. Olive Avenue immediately west of the
project site. The eastern te rminus of the bike lane
is at the western edge of the project site. The
SJVAPCD
Climate Change Action Plan document
notes that Measure #4 is applicable if the entire
project is located within one-half mile of an
existing Class I or Class II bike lane and project
design includes a comparable network that
connects the project uses to the existing offsite
facility. Existing facilities are defined as those
facilities that are physically constructed and ready
for use prior to the first 20% of the project
occupancy permits being granted. Project design
includes a designated bicycle route connecting all
units, on-site bicycle parking facilities, offsite
bicycle facilities, site entrances, and primary
building entrances to existing Class I or Class II
bike lane(s) within one-half mile. Contingent on
the design being approved by the City of Merced,
the project will extend the bike lane on the south
side of E. Olive Avenue from the existin
g
Building
Permit/Grading
Permit
Building /
Engineering
Departments
310
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 6
terminus on the western edge of the project site to
the eastern edge of the project site.
The project will provide a pedestrian access
network that internally links all uses and com1ects
to existing external streets and pedestrian
facilities. Existing facilities are defined as those
facilities that are physically constructed and ready
for use prior to the first 20% of the project's
occupancy permits being granted.
Site design and building placement will minimize
barriers to pedestrian access and
interconnectivity. Physical barriers such as walls,
berms, landscaping, and slopes between
residential and nonresiden tial uses th at impede
bicycle or pedestrian circulation will be
eliminated. Barriers to pedestrian access of
neighboring facilities and sites will be minimized.
'Ibis measure is not meant to prevent the limited
use of barriers to en sure public safety by
prohibiting access to hazardous areas. This
measure is not meant to prevent features needed
to securely operate a mini-storage facility.
The Bus, Merced's Regional Transit System is
operated by the Transit Joint Powers Authority for
Merced County. The Bus Route M6 - Merced
North - provides service along E. Olive Avenue
between G Street and Parsons Avenue, and along
G Street south of E. Olive Avenue. Route M6
provides bus service with 45 minute headways.
The route map for Route M6 shows a bus stop on
G Street south of E. Olive Avenue, west of the
311
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 7
project site (The Bus 2023). Contingent on
approval by the Transit Joint Powers Authority
and the City, the project will provide safe and
convenient access to the bus stop, or a new bus
stop, and provide essential transit stop
improvements (i.e., shelters, route information,
benches, and lighting).
The project will install light-colored/high/albedo
roof materials on the portion of the project
containing climate-c ontrolled units. Light-
colored/high/albedo roof materials reflect more of
the sun's rays, decreasi ng the amount of heat
transferred into a building.
The project will provide shade (within 5 years)
and/or use light-colored /high-albedo materials
(reflectance of at leas t 0.3) and/or open grid
pavement for at least 30% of the site1s non-roof
impervious surfaces, including parking lots,
walkways, plazas, etc.; OR use an open-grid
pavement system (less th an 50% impervious) for
a minimum of 50% of the parking lot area.
Unshaded parking lot areas, driveways, fire lanes,
and other paved areas will have a minimum
albedo of 0.3 or greater.
312
General Plan Amendment #23-05/Zone Change #434/ Establishment of Planned Development (P-D) 81/Conditional Use Permit #1276/Site Plan Review #538/Minor Use Permit #24-02
Mitigation Monitoring Program--Page 8
Certificate of Completion:
By signing below, the environmental coordinator confirms that the required mitigation measures have been implemented as evidenc ed by the Schedule of Tasks and Sign-Off Checklist, and that all direct and indirect costs have been paid. This act constitutes the issuance of a Certificate of Completion.
______________________________________ ________________ Environmental Coordinator Date
313
GPA #23-05/
ZONE CHANGE #434
/ESTABLISHMENT OF PLANNED
DEVELOPMENT #81/
CUP #1276/SP #538/MINOR USE
PERMIT #24-02
UNITED SECURITY COMPANY, LLC
NEW SELF-STORAGE & LONG-TERM BOAT/RV PARKING
470 E. OLIVE AVENUE
ATTACHMENT L
314
CITY-SCALE CONTEXT
315
316
BACKGROUND
• SUBJECT SITE (3.50 AC) ANNEXED INTO THE CITY IN 1979 AS PART OF THE CHRISTIAN LIFE CENTER ANNEXATION WHICH INCORPORATED 7.80 ACRES INTO CITY LIMITS.
• THE SUBJECT SITE HAS LAND USE DESIGNATION OF LOW-MEDIUM
DENSITY RESIDENTIAL (PRIMARILY FOR SINGLE-FAMILY HOMES AND
DUPLEXES)
• THE SUBJECT SITE HAS REMAINED VACANT FOR MANY DECADES.
ACCORDING TO PLANNING RECORDS, THIS MAY BE THE FIRST
DEVELOPMENT APPLICATION TO CITY FOR THIS SITE.
• A SIMILAR PROJECT WAS APPROVED FOR THE APPLICANT IN 2023 FOR 1965 W. OLIVE AVENUE. THE PROJECT HAS YET TO BE CONSTRUCTED. 317
ENTITLEMENTS
• RECOMMENDATION TO CITY COUNCIL
• GENERAL PLAN AMENDMENT #23-05 FROM LOW-MEDIUM DENSITY
RESIDENTIAL (LMD) TO BUSINESS PARK (BP)
• ZONE CHANGE (#434) TO ALLOW THE ESTABLISHMENT OF PLANNED DEVELOPMENT (P-D) #81 TO CHANGE THE LAND USE DESIGNATION FROM LMD RESIDENTIAL TO “SELF-STORAGE AND LONG-TERM PARKING (BOAT AND RV)”
• PLANNING COMMISSION FINAL ACTION
• CONDITIONAL USE PERMIT #1276 TO ALLOW A LIVE-WORK UNIT FOR
ONSITE MANAGER OF SELF-STORAGE
• SITE PLAN REVIEW PERMIT #538 TO ALLOW 681 STORAGE UNITS AND 74 LONG TERM PARKING SPACES
• MINOR USE PERMIT #24-02 FOR INTERFACE REVIEW TO ALLOW
COMMERCIAL DEVELOPMENT ADJACENT TO A LOW-DENSITY RESIDENTIAL ZONE
318
STREET VIEW
• Existing public improvements does not have street trees • Sidewalk and nearby street corner ramps may need to be redone to comply with current ADA standards
319
• 681 Storage Units & 74 Long-Term Boat/RV Parking Spaces • Zero-Lot Line (setbacks) along East & West Property Lines • Perimeter fenced with gate access from E. Olive Avenue (Vehicle Stacking up to 65 Feet) 320
Office/Managers
Unit
CMU block
wall at
property line
2-Story Storage
Facility
Boat/RV Parking
(proposed gravel surface)
Boat/RV driving aisles
would be paved
321
Frontage along E. Olive Avenue/Office & Manager’s Unit would be 2-story with stucco finish with stone veneer accents and large storefront windows/Block wall (back of storage units) along E. Olive Ave.
322
Storage units along east and west property lines/storage units access through roll-up garage doors/block wall (back of unit) 12-14 feet tall 323
• 27-feet-tall 2 story building/Horizontal and vertical corrugated metal/Metal canopies/Windows for natural light
324
325
NEIGHBORHOOD IMPACT
• THERE MAY BE SOME VIBRATION AND NOISE DURING CONSTRUCTION. • 12-FOOT-TALL BLOCK BUILDING WALL BETWEEN SUBJECT SITE AND
RESIDENTIAL WOULD REDUCE IMPACTS REGARDING NOISE AND
LIGHTING (ALSO REQUIRED LIGHTING TO BE SHIELDED) AND SHIELD STORAGE BUILDINGS.
• TRAFFIC STUDY INDICATED THAT THIS WOULD BE A “LOW IMPACT USE”
BASED ON THRESHOLDS IDENTIFIED BY THE STATE OFFICE OF PLANNING AND RESEARCH, WITH 90 TRIPS PER DAY FALLING BELOW 110 DAILY TRIPS PER DAY. THIS IS CONSIDERED A “SMALL PROJECT” EXEMPT FROM
VMT AND WOULD EXPECT REDUCED IMPACTS ON ADJACENT
RESIDENTIAL.
• CONDITION INCLUDED TO LIMIT HOURS OF OPERATION BETWEEN 7 A.M.
AND 10 P.M. (CONDITION #26)
• PUBLIC HEARING NOTICES WERE MAILED TO ADJACENT PROPERTY OWNERS 3 WEEKS PRIOR TO THIS MEETING. STAFF DID NOT RECEIVE ANY COMMENTS FROM THE PUBLIC (1 CALL ABOUT HYDROLOGY STUDY). 326
MINI STORAGE NEXT TO RESIDENTIAL
Central Self
Storage
Simply Space
327
CONDITIONS
(RESOLUTION #4130)
• CONDITION #18: DRIVING AISLES SHALL BE DESIGNED TO MEET ALL FIRE DEPARTMENT REQUIREMENTS (INCLUDING TURNING RADIUS). • CONDITION #24: PARKING LOT LIGHTS AND BUILDING LIGHTS SHALL BE SHIELDED TO NOT “SPILL OVER” ONTO ADJACENT PARCELS.
• CONDITION #26: SELF-STORAGE/BOAT & RV PARKING MAY OPERATE DAILY BETWEEN 7 A.M. AND 10 P.M. ONLY.
• CONDITION #27: DWELLING IS NOT ALLOWED WITHIN STORAGE FACILITY OR WITHIN BOATS/RV.
• CONDITION #29: THE PROPOSAL SHALL COMPLY WITH MITIGATION
MONITORING TABLE AT ATTACHMENT K (REGARDING BEST PRACTICES
TO REDUCE GREENHOUSE GAS EMISSIONS)
328
CONDITIONS
(RESOLUTION #4130)
• CONDITION #30: CUP AND SP CONTINGENT UPON CITY COUNCIL APPROVAL OF GPA AND SUP REV.
• CONDITION #33: THE USE OF GRAVEL IS PROHIBITED (CONCERNS
ABOUT AIR QUALITY AND SOIL CONTAMINATION)
• CONDITION #34: THE EXTERIOR OF THE 2-STORY STORAGE
STRUCTURE SHALL BE FINISHED WITH A STUCCO EXTERIOR THAT
MATCHES THE PROPOSED OFFICE (TO BE MORE COMPATIBLE WITH
SURROUNDING RESIDENTIAL ZONES)
329
HOUSING OPPORTUNITY
• THE SUBJECT SITE IS CURRENTLY ZONED R-2. BASED ON THE 3.50 ACRES THE SUBJECT SITE WOULD QUALIFY FOR UP TO 40 UNITS (NOT
INCLUDING ADU’S)
• THE SUBJECT SITE IS NOT PART OF THE CITY’S CURRENT HOUSING ELEMENT CYCLE.
• HOWEVER, THE SUBJECT SITE HAS BEEN IDENTIFIED IN THE DRAFT MULTI-
JURISDICTION HOUSING ELEMENT AS A SITE THAT COULD BE REZONED FOR HIGHER DENSITY IN ORDER TO MEET THE CITY’S REGIONAL HOUSING NEED ALLOCATION (RHNA) OBLIGATION FOR THE 2024 CYCLE. • IF THIS SITE WERE TO BE REZONED TO A HIGHER RESIDENTIAL DENSITY (R-4), IT WOULD QUALIFY FOR UP TO126 UNITS.
• THE SUBJECT SITE’S FRONTAGE ALONG AN ARTERIAL ROAD AND
PROXIMITY TO SHOPPING CENTERS, SCHOOLS, AND PARKS MAKES IT A GOOD WALKABLE SITE FOR UPZONING.
330
RECOMMEND TO CITY COUNCIL
• APPROVE/DISAPPROVE/MODIFY:
• ENVIRONMENTAL REVIEW #23-45 (MITIGATED NEGATIVE
DECLARATION)
• GENERAL PLAN AMENDMENT (GPA) #23-05
• ZONE CHANGE #434
• ESTABLISHMENT OF PLANNED DEVELOPMENT (P-D) #81
331
DIRECT ACTION
• APPROVAL/DISAPPROVE/MODIFY:
• ENVIRONMENTAL REVIEW #23-45 (MITIGATED NEGATIVE
DECLARATION)
• CONDITIONAL USE PERMIT (CUP)#1276
• SITE PLAN REVIEW PERMIT #538
• MINOR USE PERMIT #24-02
• (APPROVALS WOULD BE CONTINGENT UPON CC APPROVAL
OF GPA, ZC, AND ESTABLISHMENT OF P-D)
QUESTIONS? COMMENTS? CONCERNS?
332