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Neg Dec - 2002CITY OF CAMPBELL REDEVELOPMENT AGENCY REPORT Item: 2 . Category: Consent Date: November 18, 2002 TITLE: Authorize the Executive Director of the Redevelopment Agency to execute an Amendment to the Disposition and Development Agreement with Ainsley Plaza, LLC Modifying the Time Frame to Complete the Entitlement Process and Acquire the Necessary Land for a Mixed Use Development at 43 Harrison Avenue. RECOMMENDATION: Adopt concurrent resolutions by both the City Council and Redevelopment Agency ~oard respectively authorizing the Executive Director to execute an amendment to the Disposition and Development Agreement with Ainsley Plaza, LLC modifying the time allowed to secure entitlements and to acquire Agency land for a mixed use commercial/residential development at 43 Harrison Avenue. DISCUSSION On May 8, 2002 the City Council and Redevelopment Agency Board approved a Disposition and Development Agreement (DDA) with Ainsley Plaza, LLC (members ofthe Bob Hicks Family) to acquire a remnant parcel from the Redevelopment Agency and combined with the Hicks property at 43 Harrison Avenue build a mixed use commercial/residential development. Under the terms of the DDA, the Hicks family had 180 days, or until November 4,2002, to secure entitlements for its development and has one year (measured from May 8, 2002) to complete acquisition of the Agency property and begin construction of the project. The Hicks family is proposing an amendment to the DDA to allow for additional time to secure entitlements so that an application to the City and the Santa Clara Valley Water District can be processed to relocate the existing brick building to their property on Poplar Avenue. If the Hicks family cannot fmd a suitable location for the brick building approved by the City and/or the Santa Clara Valley Water District, the family will offer the building to the Redevelopment Agency. If the Agency chooses not to accept the building, the family will propose to demolish the structure. In any event, moving the brick building is a pre-requisite to building out the project. Additionally, given the current economic conditions, the Hicks family is proposing an extension to May 8, 2004 to acquire the Agency's property and begin construction of the project. Attached as Exhibits 1 and 2 of this report are concurrent resolutions for both the Agency and the City with the proposed amendment as prepared by the Hicks family attorney, reviewed and agreed to by staff. FISCAL IMPACT There is no fiscal impact related to this action. Prepared by: Approved by: Attachments: 1. 2. City Council Resolution Redevelopment Agency Resolution - - - RESOLUTION NO. A RESOLUTION OF THE CITY OF CAMPBELL REDEVELOPMENT AGENCY BOARD AUTHORIZING THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMENT TO THE DISPOSITION AND DEVELOPMENT AGREEMENT WITH AINSLEY PLAZA, LLC MODIFYING THE TIMEFRAME FOR PERFORMANCE WHEREAS, On May 8, 2002 the City of Campbell Redevelopment Agency approved a Disposition and Development Agreement (DDA) with Ainsley Plaza, LLC (the "Developer") to acquire a remnant parcel from the Agency and merge it with 43 Harrison Avenue and construct a mixed use commercial/residential development (the "Development"); and WHEREAS, due to current economic conditions unfavorable for commercial development and due to the unresolved disposition of the existing brick building at 43 Harrison Avenue, the Agency agrees to amend the DDA to allow additional time for the Developer to file an application to relocate the brick building to a new location and to file a development application with the Community Development Department to secure entitlements for the Development, and to acquire the property and commence construction. WHEREAS, if an alternative location for the brick building to be sited is not approved, the Hicks family will offer the building to the Agency for the cost of relocating it and the Agency will have 60 days to decide whether or not to accept the building; and WHEREAS, if the Agency chooses to accept the building, the Agency will have 90 days to relocate the building off the site at its own expense; and WHEREAS, if the Agency chooses not to accept the building, the Hicks family may apply to have the building demolished. NOW, THEREFORE, BE IT RESOLVED, that the City of Campbell Redevelopment Agency Board authorizes the Executive Director to execute an amendment to the DDA in substantial conformance as proposed in the attachment to this resolution. PASSED AND ADOPTED, this 19th day of November, 2002 by the following roll call vote: AYES: Boardmembers NOES: Boardmembers ABSTAIN: Boardmembers ABSENT: Boardmembers APPROVED: Jeanette Watson, Chairperson - ATTEST: Anne Bybee, Agency Secretary - AMENDMENT 1 Pursuant to page 23, Section 9.14 of the May 8, 2002 "Disposition And Development Agreement/Owner Participation Agreement" [Agreement], by and between the City of Campbell Redevelopment Agency and Ainsley Plaza, LLC, the parties hereby create this "AMENDMENT I" which shall delete, revise, add or replace provisions in said Agreement as specifically referenced and set forth below. . Page 5, Sec. 2.1: The phrase "within (1) year" is replaced with the phrase "within two (2) years". . Page 6, Sec. 2.3(a): The last two (2) sentences of the paragraph are deleted and replaced with the following: "Specifically, the Developer shall make such applications according to the following schedule and terms: (i) (ii) - (m) - (iv) No later than two hundred and forty days (240) following the date of this Agreement, Developer shall submit to all appiicable government agencies applications for the relocation of the existing brick building at 43 Harrison Ave. to the Developer's property located at Poplar Ave., Campbell, California and/or any other available relocation site; Consistent with Section 2.3(b) of this Agreement, the Agency shall assist and facilitate in said relocation applications of Developer. However, if after one hundred and eighty days (180) from the time of submitting relocation applications the Developer has not obtained approvals, then either party hereto may terminate this Agreement by written notice to the other party pursuant to Section 8.2 (a) (i) and (iv) herein or; Alternatively, the Developer may offer the building to the Agency for the cost of relocation. The Agency shall have sixty (60) days from the date of the written offer to respond in writing to accept or reject the offer. If the Agency accepts the offer, the Agency will have ninety (90) days from the date of acceptance to move the building off the site. If the Agency rejects the offer, or, if the Agency accepts the offer, but fails to move the building within ninety (90) days, the Developer may proceed to all applicable government agencies for a demolition permit for said building. No later than sixty days. (60) following the granting of said relocation or, alternatively, demolition of the building, Developer shall submit to all applicable government agencies (including the City) and public utilities applications for all such Planning Approvals and "will serve" letters required for the Improvements; Upon the granting and obtaining of all such Planning Approvals and "will serve" letters, Developer shall promptly deliver to the Agency copies of same and, upon such delivery, this pre disposition condition shall be deemed met. (v) - The parties agree that this "AMENDMENT I" may be executed in multiple originals, each of which is deemed to be an original, and may be signed in counterparts. Additionally, once it is fully executed below, the parties agree that the effective date of this "AMENDMENT I" shall be November 18, 2002. AGENCY City of Campbell Redevelopment Agency, a body corporate and politic By: Attest: Title: By: Agency Secretary Approved as to form: By: Special Counsel to the Agency DEVELOPER: Ainsley Plaza, LLC By: Alan Hicks By: Robin Hicks By: Alcinda Hicks Pearlman - - RESOLUTION NO. A RESOLUTION OF THE CITY OF CAMPBELL CITY COUNCIL AUTHORIZING THE EXECUTIVE DIRECTOR OF THE REDEVELOPMENT AGENCY TO EXECUTE AN AMENDMENT TO THE DISPOSITION AND DEVELOPMENT AGREEMENT WITH AINSLEY PLAZA, LLC MODIFYING THE TIMEFRAME FOR PERFORMANCE WHEREAS, On May 8, 2002 the City of Campbell Redevelopment Agency (the" Agency") and City Council approved a Disposition and Development Agreement (DDA) with Ainsley Plaza, LLC (the "Developer") to acquire a remnant parcel from the Agency and merge it with 43 Harrison Avenue and construct a mixed use commercial/residential development (the "Development"); and WHEREAS, due to current economic conditions unfavorable for commercial development and due to the unresolved disposition of the existing brick building at 43 Harrison Avenue, the Agency agrees to amend the DDA to allow additional time for the Developer to file an application to relocate the brick building to a new location and to file a development application with the Community Development Department to secure entitlements for the Development, and to acquire the property and commence construction. WHEREAS, if an alternative location for the brick building to be sited is not approved, the Hicks family will offer the building to the Agency for the cost of relocating it and the Agency will have 60 days to decide whether or not to accept the building; and WHEREAS, if the Agency chooses to accept the building, the Agency will have 90 days to relocate the building off the site at its own expense; and WHEREAS, if the Agency chooses not to accept the building, the Hicks family may apply to have the building demolished. NOW, THEREFORE, BE IT RESOLVED, that the City of Campbell City Council authorizes the Executive Director to execute an amendment to the DDA in substantial conformance as proposed in the attachment to this resolution. PASSED AND ADOPTED, this 19th day of November, 2002 by the following roll call vote: AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers ABSENT: Councilmembers APPROVED: Jeanette Watson, Mayor ATTEST: Anne Bybee, City Clerk AMEND MENT 1 Pursuant to page 23, Section 9.14 of the May 8, 2002 "Disposition And Development Agreement/Owner Participation Agreement" [Agreement], by and between the City of Campbell Redevelopment Agency and Ainsley Plaza, LLC, the parties hereby create this "AMENDMENT I" which shall delete, revise, add or replace provisions in said Agreement as specifically referenced and set forth below. . Page 5, Sec. 2.1: The phrase "within (1) year" is replaced with the phrase "within two (2) years". The last two (2) sentences of the paragraph are deleted and replaced with the following: "Specifically, the Developer shall make such applications according to the following schedule and terms: . Page 6, Sec. 2.3(a): (i) (ii) (iii) (iv) (v) No later than two hundred and forty days (240) following the date of this Agreement, Developer shall submit to all applicable government agencies applications for the relocation of the existing brick building at 43 Harrison Ave. to the Developer's property located at Poplar Ave., Campbell, California and/or any other available relocation site; Consistent with Section 2.3(b) of this Agreement, the Agency shall assist and facilitate in said relocation applications of Developer. However, if after one hundred and eighty days (180) from the time of submitting relocation applications the Developer has not obtained approvals, then either party hereto may terminate this Agreement by written notice to the other party pursuant to Section 8.2 (a) (i) and (iv) herein or; Alternatively, the Developer may offer the building to the Agency for the cost of relocation. The Agency shall have sixty (60) days from the date of the written offer to respond in writing to accept or reject the offer. If the Agency accepts the offer, the Agency will have ninety (90) days from the date of acceptance to move the building off the site. If the Agency rejects the offer, or, if the Agency accepts the offer, but fails to move the building within ninety (90) days, the Developer may proceed to all applicable government agencies for a demolition permit for said building. No later than sixty days (60) following the granting of said relocation or, alternatively, demolition of the building, Developer shall submit to all applicable government agencies (including the City) and public utilities applications for all such Planning Approvals and "will serve" letters required for the Improvements; Upon the granting and obtaining of all such Planning Approvals and "will serve" letters, Developer shall promptly deliver to the Agency copies of same and, upon such delivery, this pre disposition condition shall be deemed met. . . .- The parties agree that this "AMENDMENT 1" may be executed in multiple originals, each of which is deemed to be an original, and may be signed in counterparts. Additionally, once it is fully executed below, the parties agree that the effective date ofthis "AMENDMENT I" shall be November 18,2002. AGENCY City of Campbell Redevelopment Agency, a body corporate and politic By: Attest: Title: By: Agency Secretary Approved as to form: By: Special Counsel to the Agency DEVELOPER: Ainsley Plaza, LLC By: Alan Hicks By: Robin Hicks By: Alcinda Hicks Pearlman UNFINISHED BUSINESS There were no agendized items. NEW BUSINESS 2. Consideration of a Disposition and Development Agreement with Ainsley Plaza, LLC for the purpose of developing an 18,000 square foot mixed use commercial/residential building at 43 Harrison Avenue (Resolution/Roll Call Vote) Agency Member Kennedy stated that she would not participate on this item due to a conflict of interest and left the meeting. Redevelopment Manager Heinrichs - Staff Report dated May 7, 2002. M/S: Burr/Dean - that the Redevelopment Agency Board adopt Resolution 2002-2 finding that the proposed project contemplated under the Disposition and Development Agreement does not have a significant environmental impact and a Mitigated Negative Declaration is hereby made; and authorizing the Executive Director to execute a Disposition and Development Agreement with Ainsley Plaza, LLC for the redevelopment of property within the Central Campbell Redevelopment Project Area. Motion adopted by the following roll call vote: AYES : Agency Members: Dean, Burr, Furtado, Watson NOES : Agency Members: None ABSTAIN: Agency Members: Kennedy ADJOURN Chairperson Watson adjourned the meeting at 9:32 p.m. APPROVED: Jeanette Watson, Chairperson ATTEST: Anne Bybee, City Clerk Minutes of May 7, 2002 Redevelopment Agency Meeting 2 ~-,.". ".,. wm. Valley' ransportotion Authority April 2, 2002 RECEIVED City of Campbell Community Development Department 70 N. First Street Campbell, CA 95008-1423 [\PR 0 3 2002 CITY OF CAMPBELL PLANNING DEPT. Attention: Stephanie Willsey /" Subject: Ainsley Plaza Mixed Use Dear Ms. Willsey: Santa Clara Valley Transportation Authority (VTA) staff have reviewed the Mitigated Negative Declaration for the above referenced project to build one housing unit and approximately 18,000 square feet of mixed use commercial development at 43 N. Harrison Street. We have the following comments. Noise and Vibration Impacts The Vasona Corridor Final Environmental Impact Statement/Environmental Impact Report (EIS/EIR) identified potentially significant noise impacts at locations close to the proposed development. Since residential uses will be incorporated into this project, VTA recommends that the City condition the developer to incorporate noise reduction measures that reduce noise levels to 45 dba or below for interior living areas. It should be noted that the project is adjacent to an at-grade crossing at Campbell Avenue and Civic Center Drive and a LRT station. The Vasona Corridor Final EIS/EIR also identified potentially significant vibration impacts at locations close to the proposed development. As a result, VTA recommends that the City condition the developer to study potential vibration impacts to the proposed residential use and incorporate any measures necessary to reduce impacts below the Federal Administration's Vibration Impact Criteria. Construction Impacts The Vasona Light Rail Transit Project is currently under construction. In order to avoid cumulative construction impacts, VTA recommends that the City condition the developer to coordinate with VTA during construction of the project. 3331 North First Street. San Jose, CA 95134-1906 . Administration 408.321.5555 . Customer Service 408.321.2300 . City of Campbell April 2, 2002 Page 2 Thank you for the opportunity to review this project. If you have any questions, please call me at (408) 321-5784. pere¡y, Roy Molseed Senior Environmental Planner RM:kh cc: Mark Robinson, VTA ITEM NO.5 CAMPBELL ~ STAFF REPORT - PLANNING COMMISSION MEETING OF MARCH 26, 2002 General Plan Consistency - RDA Initiated Adoption of a resolution making a finding under Government Code Section 65402 that the disposition of property owned by the Campbell Redevelopment Agency located at the intersection of Civic Center Drive and Harrison Avenue for use as a mixed use commercial/residential development is in conformance with the City's General Plan STAFF RECOMMENDATION Adopt a resolution finding that the disposition of land contemplated by the Campbell Redevelopment Agency located at the intersection of Civic Center Drive and Harrison Avenue for the purpose of developing a mixed use commercial/residential building is in conformance with the City's General Plan. ENVIRONMENTAL DETERMINATION This action is categorically exempt under CEQA pursuant to Section 15262 of the CEQA Guidelines. Environmental assessment will be completed for consideration of the DDA and at the time the Planning Commission considers the land use approvals. DISCUSSION On May 7, 2002, the Campbell Redevelopment Agency Board will be considering a Disposition and Development Agreement (DDA) with the Robert Hicks family. The terms and conditions of the DDA has the Agency selling to the Hicks family a 3,500 square foot parcel at the southwest location of Civic Center Drive and Harrison Avenue (the "Subject Property"). The DDA contemplates the subject property being merged with the adjacent 11,500 square foot parcel currently owned by the Hicks family and the properties together to be redeveloped into a mixed use commercial/residential building. The existing 1,200 square foot building on Hicks property would be relocated by the Hicks family to another location. The proposed project is a three level building to include 16,945 square feet for retail/office use and a 1,500 square foot apartment on the third level. The project will be parked on-site with both at grade and below grade parking. The Subject Property is a remnant from the property acquisition that occurred in the 1970' s to construct Civic Center Drive. It has since remained vacant. On February 5, 2002, a City Council Study Session was held in which the conceptual project was presented to the Council. At the conclusion of the study session, Agency staff was directed to move forward with the DDA process. Pursuant to Government Code Section 65402, prior to entering into an agreement contemplating disposition of land by a local agency, the Planning Commission must make a Staff Report - Planning Commission Meeting of March 12,2002 PLN 2002-12 - 1870 South Bascom Avenue Page 2 of 5 finding that the proposed use of the land being considered for sale is in conformance with the City's General Plan. The Planning Commission is not considering the land use approvals with this action nor will a finding of conformance preclude any independent actions the Planning Commission may take when it does consider the land use approvals. It is only determining that the proposed use of the property for a mixed use commercial/residential building is in conformity with the adopted General Plan. Attachments: I. Resolution 2. Parcel Map Prepared by: Approved by: RESOLUTION NO. A RESOLUTION OF THE CITY OF CAMPBELL PLANNING COMMISSION FINDING THAT PURSUANT TO GOVERNMENT CODE SECTION 65402, THAT THE PURPOSE AND INTENT OF THE CAMPBELL REDEVELOPMENT AGENCY TO SELL THE 3,500 PARCEL AT THE INTERSECTION OF CIVIC CENTER DRIVE AND HARRISON AVENUE FOR USE AS A MIXED USE COMMERCIAL/RESIDENTIAL DEVELOPMENT IS IN CONFORMANCE WITH THE ADOPTED GENERAL PLAN WHEREAS, On May 7, 2002 the City of Campbell Redevelopment Agency Board (the "Agency") is scheduled to consider a Disposition and Development Agreement (the "DDA") that has the Agency selling a 3,500 square foot parcel at the intersection of Civic Center Drive and Harrison Avenue (the Subject Parcel) for the development of a mixed use commercial/residential building; and WHEREAS, Pursuant to Government Code Section 65402, a local agency shall not dispose of land until the purpose and intent of such disposition is determined by the Planning Commission to be in conformance with the City's adopted General Plan; and WHEREAS, the Subject Property is located in the Central Business District with a General Plan designation of "Central Commercial" which provides for office, retail and residential uses (LUT 6 of the General Plan) THEREFORE, BE IT RESOLVED: that the Planning Commission finds that the proposed sale of the Subject Property for a retail/commercial/residential use is in conformance with the City's adopted General Plan. PASSED AND ADOPTED, this 26th day of March, 2002 by the following roll call vote: AYES: Planning Commissioners NOES: Planning Commissioners ABSTAIN: Planning Commissioners ABSENT: Planning Commissioners APPROVED: Tom Francois, Chair ATTEST: Corinne Shinn, Secretary ~ð~ . r-' o'f> i,c ¿ .~ ~( ~ . :..' 6v <,<f.v " ~~o~<{ (,yV -' - ~~ $.~ ~ (,0 GY~ ~ ~~ ti" O~ ~~~~~<{ ø~ ~~ O~ ("V ~ ~ ~» (:~\;\~'4"\'? ~Ù~, ,) -' ~\)~ "",-,::;,\) \. , ..;" ,y.' ~~. ~.. O~ . CA-11A<9 f::: ~ U r- 0 0 .... ~ ~(' :: . c.. °IlCH A v,Q. E 9959 ENDORSED MAR 1 1 2002 ~RENDA DAVIS,Co :Santa Clara Co ~ By Deputy N OTI CE OF INTENT LAURA RIVAS INTENT TO ADOPT A MITIc;A TED NEGATIVE DECLARATION CITY OF CAMPBELL, CALIFORNIA Notice is hereby given of the intent of the City of Campbell Redevelopment Agency to adopt a Mitigated Negative Declaration for a Disposition and Development Agreement (DDA) between the City of Campbell Redevelopment Agency and Greylands Properties. The DDA establishes the terms and conditions for the development of a 0.34 net acre area with a 18,241 square foot mixed-use commercial and residential building located at 43 North Harrison A venue in the heart of Downtown Campbell. Based on the Initial Study, it has been concluded that the project described above will not have a significant effect on the environment and a draft Mitigated Negative Declaration has been prepared. The public review period for the draft Mitigated Negative Declaration begins on March 13, 2002 and ends on April 1, 2002. Any comments must be submitted to the Community Development Department by 5:00 p.m. on April 1, 2002. A copy of the Initial Study and draft Mitigated Negative Declaration are available for review from 8:00 a.m. to 5:00 p.m. at the Community Development Department, City Hall, 70 North First Street, Campbell, California. Notice is also hereby given that this project has been scheduled for a Redevelopment Agency Board public hearing at 7:30 p.m., or shortly thereafter, on April 2, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California. Interested persons may attend this public hearing and comment upon the project or provide written comments submitted before the public hearing date. Please be advised that if you challenge the nature of this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or written correspondence delivered to the City of Campbell Community Development at, or prior to the public hearing. Questions may be addressed to Kirk Heinrichs, Redevelopment Manager, at (408) 866-2732 or Stephanie Willsey, Planner I, at (408) 866-2140. ~.o, . CA-11Þ<9 f::: ~ u r- 0 0 .... ~ 1:'(' :: . <.. 0 . ~CH¡t..\l.Q E 9959 , cO DRAFT MITIGATED NEGATIVE DECLARATION The Community Development Director has reviewed the proposed project described below to determine whether it could have a significant effect on the environment as a result of the project completion. "Significant effect on the environment" means a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance. Project Title: Ainsley Plaza Mixed Use Building Project Description: Disposition and Development Agreement between the City of Campbell Redevelopment Agency and Greylands Properties for the development of a 0.34 net acre area with a 18,241 square foot mixed-use commercial and residential building. Lead Agency Name and Address: City of Campbell Redevelopment Agency 70 North First Street Campbell, CA 95008 Contact Person and Phone Number: Kirk Heinrichs (408) 866-2732 Stephanie Willsey (408) 866-2140 Project Location: 43 North Harrison A venue, Campbell, CA Assessor Parcel Numbers 279-41-007 and 279-41-062 Project Sponsor's Name and Address: City of Campbell Redevelopment Agency 70 North First Street Campbell, CA 95008 Finding: The Community Development Director finds that the project described above will not have a significant effect on the environment in that the attached Initial Study identifies one or more potentially significant effects on the environment for which the project applicant, before public E 9959 release of this draft Mitigated Negative Declaration, has made or agrees to make project revisions that clearly mitigate the effects to a less than significant level. Mitigation Measures Included in the Project to Reduce Potentially Significant Environmental Effects to a Less Than Significant Level: 1. Mitigation Measure AIR - I The following practices should be followed during all phases of site preparation and construction activities: .:. Water all active construction areas at least twice daily. .:. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. .:. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at the construction site. .:. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. .:. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. 2. Mitigation Measure CULT - 1 Working with the City's Historic Preservation Board, the Developer shall make a good faith effort to identify and secure a site, prior to issuance of a demolition permit, that would accommodate relocation of the Ainsley Corporation Headquarters Building. If a site is identified and secured, the Developer shall be responsible for relocating the Ainsley Corporation Headquarters Building onto the property. The site plan for the relocation shall be designed to emulate, to the greatest degree possible, the historic setting of the structure in its present location, including but not limited to building orientation, setbacks, and open space buffers. The relocation site plan shall be reviewed and approved by the Historic Preservation Board and the Planning Commission prior to the structure's final placement. In the event that relocation is not determined to be feasible by the City and the Historic Preservation Board, the historic significance of the structure shall be well documented prior to the issuance of a demolition permit. Documentation that includes photos, as-built floor plans, and building elevations shall be completed and placed on file at the local Museum prior to the City's issuance of a demolition permit. 3. Mitigation Measure CULT - 2 If archaeological or paleontological resources are encountered during excavation or construction, all activity in the vicinity of the suspected resources shall be immediately suspended and the City and a qualified archeologist or paleontologist shall be contacted to evaluate the situation. Project personnel shall not alter any of the uncovered materials or E 9959 their context. If resources are encountered, the Developer, in consultation with a qualified archeologist or paleontologist, shall complete a resource inventory, declaration, and mitigation plan and submit it to the City for review and approval prior to the continuation of anyon-site construction activity. 4. Mitigation Measure CULT - 3 If human remains are discovered during ground-disturbing activities that take place during Project excavation or construction, the Developer shall contact the County coroner and Mitigation Measure #2 shall be implemented. 5. Mitigation Measure GEO - 1 Prior to approval of Project plans, a design-specific geotechinical analysis shall be prepared by a registered geotechnical engineer, and all recommendations of the analysis shall be incorporated into the Project's final engineering design to avoid potential geologic impacts. The project sponsor shall use standard engineering techniques and conform to the requirements of the Uniform Building Code to reduce the potential for seismic damage and risk to future occupants. 6. Mitigation Measure NOISE - 1 The following practices should be followed during all phases of site preparation and construction activities: .:. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. .:. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. .:. All construction equipment with internal combustion engines used on the Project site shall be properly muffled and maintained in good working condition. .:. Unnecessary idling of internal combustion engines shall be strictly prohibited. .:. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. .:. The Redevelopment Agency/City shall provide nearby property owners and tenants with a 24-hour phone number for contacting the City and the Project contractor with noise complaints. .:. Construction equipment, vehicles, and workers associated with the development of the Project shall not be permitted to park on any residential streets. E 9959 Protest of the draft Mitigated Negative Declaration: Any person may file a written protest of the draft Mitigated Negative Declaration before 5:00 p.m. on April!, 2002. Such protest must be filed at the Community Development Department, City Hall, 70 North First Street, Campbell, California. The written protest should make a "fair argument" that the project will have one or more significant effects on the environment based on substantial evidence. March 13. 2002 DATE ~. SIGNATURE ~ Planner I TITLE City of Campbell NAME OF LEAD AGENCY E 9959 ~.. 0\ . CA4tA~ f::: ~ U r- 0 0 .... ~ ~t" :: . (, 0 . 'tCH.....\I.\') INITIAL STUDY Ainsley Plaza Mixed Use Building CITY OF CAMPBELL, CALIFORNIA March 13, 2002 Prepared By: Stephanie Willsey, Planner I Community Development Department City of Campbell 70 North First Street Campbell CA, 95008 (408) 866-2140 This study is prepared in compliance with the California Environmental Quality Act E 9959 Initial Study for Ainsley Plaza Mixed Use Building Prel?~~~y-~_~~!ch 13, 2OQ~ Page 2 -.----.---.. I. BACKGROUND Project Title: Ainsley Plaza Mixed Use Building Lead Agency Name and Address: City of Campbell Redevelopment Agency 70 North First Street Campbell, CA 95008 Contact Person and Phone Number: Kirk Heinrichs (408) 866-2732 Stephanie Willsey (408) 866-2140 Project Location: 43 North Harrison A venue, Campbell, CA Assessor Parcel Numbers 279-41-007 and 279-41-062 (See Figures 1 and 2) Project Sponsor's Name and Address: City of Campbell Redevelopment Agency 70 North First Street Campbell, CA 95008 General Plan Designation: Central Commercial Project Zoning: C-3-S (Central Business District) Project Description: The proposed project consists of a Disposition and Development Agreement (DDA) between Greylands Properties (the "Developer") and the City of Campbell Redevelopment Agency (the "Agency") establishing the terms and conditions for disposition and development of a 0.34 net acre area. The Developer currently owns an 11,200 square foot parcel fronting on Harrison Avenue which is currently developed with a 1,260 square foot single story office building. The Agency owns a 3,500 square foot triangular parcel fronting on Civic Center Drive, adjacent to the Developer's parcel. Under the DDA the Agency would sell the 3,500 square foot parcel to the Developer with the agreement that the parcels be merged and re-developed with a three-story, 18,241 square foot mixed-use commercial and residential building with underground parking (the "Project"). The existing office building on the Project site is included on the City of Campbell's Historic Resource Inventory and is commonly referred to as the Ainsley Corporation Headquarters Building. This building would be relocated to another location within Campbell as part of the Project. E 9959 Initial Study for Ainsley Plaza Mixed Use Building Page 3 ~!epar~ on Marc~__~~. 2~3.____--~-_...__.._......_----_....._--_._._-------_..------------------.----- The proposed mixed-use building would consist of 8,995 square feet on the ground floor, 7,735 square feet on the second floor, and 1,511 square feet on the third floor. An underground parking lot would be provided below the building as well as ground level parking spaces on the south side of the building. Vehicle access to the underground parking lot and the ground level parking would be off of Harrison A venue via an existing alley. Project Location and Setting: The Project site covers a 0.34 net acre area and is located on the southwest comer of Harrison Avenue and Civic Center Drive in the heart of Downtown Campbell. The Project site is developed with a commercial office building parking lot. The remainder of the Project site along Civic Center Drive is vacant. The Project site is relatively flat with few trees and landscaping surrounding the office building. Land uses surrounding the Project site include the Campbell Civic Center and Library to the north across Civic Center Drive, commercial retail and office buildings to the south across the alley, Ainsley Park and single-family residences to the east across Harrison A venue, and a commercial office building to the west. Figure 1: Regional Location E 9959 Initial Study for Ainsley Plaza Mixed Use Building ..~re~~~.~~_~..arch 13, -~~~....._......_..__.._-_.._--_._-_.._.__..._----_.._... Page 4 Figure 2: Project Location Other public agencies whose approval is required: None II. ENVIRONMENTAL FACTORS POTENTIALL Y AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture Resources X Air Quality Biological Resources X Cultural Resources X Geology /Soils .--.....--..--.---.....-...-.-..-.......-.--..-..- Hazards and Hazardous Hydrology / Water Land Use / Planning Materials r .. ..... Mineral Resources X Noise Population / Housing Public Services Recreation Trans portati onff raffi c Utilities / Service Mandatory Findings of Significance - ,~ E 9959 Initial Study for Ainsley Plaza Mixed Use Building _~~ep~~~ on March 13, 20<?~_.__-_.__._------_._._-_.._----------- Page 5 -.--- III. ENVIRONMENTAL IMPACT EV ALVA TION Introduction: The following evaluation has been prepared to detennine if the project may have a significant impact on the environment. For the purposes of this study, a significant impact shall mean a substantial or potentially substantial change in the physical environment. Evaluations: A "No Impact" rating indicates that based upon the available information, it has been determined that there will be no impact on the environment. A "Less Than Significant Impact" rating indicates that the impact will b insignificant. A "Less Than Significant with Mitigation Incorporation" rating indicates that a specific change to the project (mitigation measures) could reduce the impact to a level of insignificance. A "Potentially Significant Impact" rating indicates that the impact mayor will be significant. Discussion: A description of the factual data or evidence used to reach conclusions regarding impact significance follows each section. The impacts of the project are summarized Section IV: Determination and Recommendation. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporati on I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? b) Substantially damage scenic resources, including, but not limited to, X trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and X its surroundings? d) Create a new source of substantial light or glare that would adversely affect X day or nighttime views in the area? Discussion: (a and b): The Project site is currently developed with a 1,260 square foot single story office building. The site is surrounded by one and two-story residential, commercial, and institutional structures. Construction of the proposed Project would not affect any scenic vistas. No roadway or highway segments within the City have been designated as scenic highways. E 9959 Page 6 Initial Study for Ainsley Plaza Mixed Use Building !.repared on ~arch 13,2002 (c): The proposed Project would involve the construction of a three-story mixed use building on a site that is culTently underdeveloped within the downtown core. Views of the project site would be altered by the Project. However, the site is already surrounded by urban development of a scale, size, and mass similar to the proposed Project. The Project is designed to be architecturally compatible with the Downtown area and is consistent with the design guidelines for the C-3-S Zoning District. Therefore, the Project would not substantially detract from, and would potentially improve, the aesthetic environment of the Project area, including the area's design character and integrity. (d): The proposed Project would introduce new sources of light and glare to the Project site. Overall lighting levels would be regulated by the City's standard conditions of approval which would require all lighting to be arranged and shielded so that light is reflected away from adjacent uses so that there is no glare which will cause unreasonable annoyance or otherwise interfere with the public health, safety, or welfare. r""""""-"""""""--""""'" .........-...-....-..........-........----...............-.....""""""""""""""""-""'-""" """""-'----"-"".-""----""""-"'-'-"""""'" .......--.-.--.-....-....... ...........--...--......." , Potentially I Less Than Less Than ¡ No I II Significant I Significant Significant Impact I . Impact I with II Impact! I I I i Mitigation I I L--__I - I Inco:~orati I ---LJ I ll. AGRICULTURE RESOURCES -- Would the project: I Irma) Convert P:~e Farmland, Unique I l r.. l Farmland, or Farmland of Statewide I I ¡ I I Importance (Farmland), as shown on the I I I I I maps ~repared pur~ua~t to the Farmland I I I X I I MappIng and Momtonng Program of the I I I I i California Resources Agency, to non- I I j I I agricultural use? I I I I J }.-.-.........---...--.--..--........-..-..--..-..-..-.....-....--.-............""'+------"--""-i....--........-..-.--....................--l.....-..-.........._............._........+.....__.............._............_--~ I b) <?onflict with existin~ ~oning for; . I j I I agncultural use, or a WIllIamson Act ! X ' ! contract? i i i ¡-.........-.....-.--.......-.........-.....-..........-..-.-....--.-.....-...........-.-.---........................-;---..-.. "-"""""""""'---"""""'-"""'-"---""""""""'-""1"""'-'-'"........-..........-................; I c) Involve other changes in the existing ¡ ! I ! environment which, due to their location I . X I I or nature, could result in conversion of I I I I I Farmland, to non-agricultural use? I I I I I ..-...................----.........-...-- '-""""""""""'-"---""--""""""..........----.............-........-..-.-..-.......-....- ..--.._....._.1......__.....-.-. -.......-..-...............-......-...----..---... --......- .-...-...-...-..-....-...-.-. Discussion: (a to c): The Project would be an urban infill development and would not convert prime farmland to urban uses. Neither the Project site nor the surrounding areas are zoned for agricultural use E 9959 Page 7 Initial Study for Ainsley Plaza Mixed Use Building !,rep_a.red on March 13.2002 -"----""-" and are therefore not protected by Williamson Act contracts. The proposed urban infill development will not result in the conversion of fannland to non-agricultural uses. ,-..-.....---.-.. ; ! No 1 Impact I Potentially !I Less Than Less Than! Signifl~t' Signlfican~Significant: I Impact I with I Impact I II I Mitigation. I I , , I Incorporab I i I . i i on! I i [.. ...............--.....-....-..............-.-..---..-.- .....-...-.-.....-.-.---......----..-.-...L -..._- -. --..-..... ....................1.. ............--.-.....--.-....J..--.-.---......---_-....L..............-..--.-._.....--~ I I ..-..................................................,...................---..............................,..........................................................; ; ! , ! ID. AIR QUALITY -- Would the project: ....-.....................-....... """""--"-""-"-----""-...........-..---....-..-..-......----..-..-......--"-"",""""""""""-" I a) Conflict with or obstruct i i implementation of the applicable air I quality plan? i .. """""'-"--""""-"""""'--"""""""""'-"""""--"--"-----"-----""-_.._.._~....._-----..-.._...... ; j ! , ; , I ----"----1"""----"-"""'i----------"-: j I .......--.....-..---.......-----.............L..--....-.....--------............-...........-..--------1 ! i II I - , x j b) Violate any air quality standard or i I con~ribute ~ubsta~tiall.y to ~n existing or I ! projected air quahty vlOlation? ! i r"----"""'-"-"""-"------",,-,,-- "--"--"""'-"'---"""1-""""""-""""""""""""""""'- .......--.. "r" I c) ~esult in a cumula~iv~ly considerable I ! net mcrease of any cntena pollutant for I i which the project region is non- I i attainment under an applicable federal or I state ambient air quality standard ¡(including rel.eas.ing emissions that I i exceed quantitative thresholds for ozone I ! precursors)? 1- f"""---"'---"""-"-"-"--- ----_..__...._---_...._........---_..~_................._...__........._..- - -- ..,f........-........ x i d) Expose sensitive receptors to 1 substantial pollutant concentrations? r-"""""""'--"--""""--""--"--"" "--"-"'--"-"----"-"""'" I e) Create objectionable odors affecting a ! substantial number of people? ; i j J j I ! I I I ; í j I i I -......--....-...--..-..........---..i---........--..---..-..j....-...---...-.--j I i I I I I 1 X' I , , j ....-.........-..-.......-...-..............-..+ """"'-""""""""""""""----""-"-"""'r'" -"-"-"""""--"r-"-"""""""""'-"-----l i j X I i I ....-....-.......-....--.....j x --...................................................................----....-...-.--.......................-..-'--"'--"""""""""""""""""'" ....-.....................................--....... ""'-"'-"""""'-""-"""""'-"""""""""'-"-'-"-""""'-", Discussion: (a): Applicable air quality criteria for evaluation of the project's impacts are federal air pollutant standards established by the U.S. Environmental Protection Agency (EPA) and reported as National Ambient Air Quality Standards (NAAQS), and the California Ambient Air Quality Standards (CAAQS), which are equal to or more stringent than the federal standards. The California Air Resources Board (CARB) coordinates and oversees both state and federal air quality control programs in California. Santa Clara County is under the jurisdiction of the Bay Area Air Quality Management District (BAAQMD). InÎtial Study for Ainsley Plaza Mixed Use Building ~rep~red on ~~~~.!}, 2~~__.____m_m..____--_._-----------_.._._--_..._._....--. lE 90 't{gf¡ 9 -------------- The BAAQMD Guidelines indicate that the size of the proposed Project (18,241 square feet) would not result in the generation of potentially significant emissions from trip generation during Project operation. Therefore, no significant air quality impacts during Project operation are expected to occur. (b): The California Air Resources Board (CARB) coordinates and oversees both state and federal air quality control programs in California. Santa Clara County is under the jurisdiction of the Bay Area Air Quality Management District (BAAQMD). The project site is located within the southern region of the San Francisco Bay Area Air Basin. The Bay Aœa Air Basin is currently classified as a "non attainment" area for the state ozone standard, which means that the level of ozone during a one-hour period exceeds the standard of 0.09 parts per million (ppm) on more than one day per year, excluding those occasions when a violation was caused by an exceptional event, as defined in the criteria. For particulate matter less than 10 micrometers in diameter (PMlO), the Bay Area Air Basin is currently designated as a "non attainment" area for the state standard. All other pollutants are designated as "attainment" or "unclassified" for federal standards and as an "attainment" area for the state standard. Construction equipment may emit small quantities of dust (fine particulate matter - PMlO) and exhaust, but the concentrations of these emissions are not anticipated to be substantial, and would be temporary. Construction vehicles would produce cumulatively insubstantial amounts of ozone emissions. Short-term dust could potentially be produced during excavation and construction. The BAAQMD CEQA Guidelines identify thresholds of significance for construction emissions. BAAQMD's approach to CEQA analyses of construction impacts is to emphasize implementation of effective and comprehensive control measures rather than detailed quantification of emissions. With the implementation of the following mitigation measure identified by the BAAQMD, potential air quality-related impacts would be reduced to a less than significant level: Mitil!ation Measure AIR - 1 The following practices should be followed during all phases of site preparation and construction activities: .:. Water all active construction areas at least twice daily. .:. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. .:. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at the construction site. .:. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. .:. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. Initial Study for Ainsley Plaza Mixed Use Building E.~ep':l.~~- on ~arch 13~OO2 .---.-------.-------. E 9959 Page 9 (c): As described above, the proposed project would not result in any cumulatively considerable net increase of ozone or PMlO, the two criteria pollutants for which the project region is non- attainment under an applicable federal or state ambient air quality standard with implementation of Mitigation Measure AIR - 1. (d): The adjacent single-family residences and Institutional uses would be the nearest sensitive receptors. Construction of the project would cause a potential for construction related dust as explained previously and would be mitigated to less than significant with the implementation of Mitigation Measure AIR - 1. (e): The construction of the Project is not expected to create any objectionable odors. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporati on IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status X species in local or regional plans, policies, or regulations, or by the I California Department of Fish and Game or U.S. Fish and Wildlife Service? -----.J ; b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or X regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, X vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? IniÙal Study for Ainsley Plaza Mixed Use Building R.~~pa!.~ °E._March 1~, 2002 E pag~95 9 ¡-....--.....-...--.--.- ------l Potentially ,--- Less Than Less Than -~~II i Significant Significant Significant Impact ,. Impact with Impact I I Mitigation ¡ I I Incorporati I I ~_._---_._-_.__._._._-_._----- -j-----_._..__...._--t._-~~._---_._-f-..._..._--L------.._.-1 I d) Interfere substantially with the I I I I I I f I I I I I I :~g:::~tf~sh a~; :~~~~e~~:~~~ : with I I ! I X I I established native resident or migratory I I wildlife corridors, or impede the use of . I , " i I native wildlife nursery sites? I I f......--..-....-..--.---.-.....-.--..---...--.---.-..----- --'----'-"'-""------ -.--....-.-.-...-...-......-..-] ...._.. .....- ..----...-.....-.--........t .--.. - .... .-....--.----.-. ........._.._f-._... - -'-'-'---'---'1"""'" ..... ..---.-.-.- --j Ie) Conflict with any local policies or ¡ ¡ I I I ordinances protecting biological X I I resources, such as a tree preservation I ! policy or ordinance? I ¡"-f)-Conflict wiÚi-thë-provisiõns oTa-õ"-'---"-"'-' ------...-....---t------.---.-.... -.-------¡---.---.------ ¡ adopted Habitat Conservation Plan, I I Natural Community Conservation Plan, . I I or other approved local, regional, or state I ! l habitat co~~ervation plan? .----L--------L...-- I X ; I I I I .--.j Discussion: (a to d): No species identified as a candidate, sensitive, or special status species or habitat for such species are known to occupy the site according to the California Natural Diversity Database; therefore, the project would have no foreseeable affect on such species. No riparian or other sensitive habitat is known to exist at the project site; therefore, the project would not affect such habitat. No wetland is known to exist at the project site; therefore, the project would not affect wetlands. The partially developed, urban project site does not lie within an established native resident or migratory wildlife corridors. Because the proposed building provides landscaped areas around the building, the potential for wildlife to move through the site would be the same with or without the project. (e): The City of Campbell has a Tree Protection Ordinance which establishes regulations and standards for the removal of significant trees on private property. Any tree which measures twelve inches or greater in diameter, measured four feet above the adjacent grade, in a commercial zoning district is considered a protected tree and requires a Tree Removal Permit. There are currently 10 trees on the site, respectively, and the project will include the removal of several of these trees depending on the site layout. The project will include a Tree Removal Permit and landscape plan, consistent with the City's Tree Protection Ordinance, which specifies the quantity, size, and type of tree replacement for any significant trees removed. Therefore, the project will not conflict with local measures to protect biological resources. E 9959 Page 11 IrÜtial Study for Ainsley Plaza Mixed Use Building Prel?ar~ o~.~arch 13,2002 .----...--..------..---- (£): No adopted Habitat Conservation Plan, Natural Community Conservation Plan, or approved local, regional, or state habitat conservation plans apply to the Project or the Project site. I Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporati on V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource X as defined in §15064.5? b) Cause a substantial adverse change in X the significance of an archaeological resource as defined in §15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? d) Disturb any human remains, including X those interred outside of formal cemeteries? Discussion: (a): The Site contains one structure that is listed on the City of Campbell's Historic Resources Inventory. The structure is located at 43 North Harrison Avenue, on parcel number 279-41-007, and is commonly referred to as the Ainsley Corporation Headquarters Building. This approximately 1,260 square foot structure is currently used as a commercial office and is a rectilinear brick building that was constructed in 1937. The Agency will work with the Developer and the City's Historic Preservation Board to identify and secure a site to which the structure may be relocated. However, if a site is not secured, the building may be demolished as part of the Project. The implementation of the following mitigation measure would reduce the level of impact of the Project on historical resources to a less than significant level: Mitil!ation Measure CULT - 1 Working with the City's Historic Preservation Board, the Developer shall make a good faith effort to identify and secure a site, prior to issuance of a demolition permit, that would accommodate relocation of the Ainsley Corporation Headquarters Building. If a site is identified and secured, the Developer shall be responsible for relocating the Ainsley Corporation Headquarters Building onto the property. The site plan for the relocation shall be designed to emulate, to the greatest degree possible, the historic setting of the structure in its present E 9959 lI1ïtial Study for Ainsley Plaza Mixed Use Building ~re~~~~ ~~..~arc~_~~~ 2~~___._--_._------ Page 12 ----.-..-...-..-------...------.-- location, including but not limited to building orientation, setbacks, and open space buffers. The relocation site plan shall be reviewed and approved by the Historic Preservation Board and the Planning Commission prior to the structure'sfinal placement. In the event that relocation is not determined to be feasible by the City and the Historic Preservation Board, the historic significance of the structure shall be well documented prior to the issuance of a demolition permit. Documentation that includes photos, as-built floor plans, and building elevations shall be completed and placed on file at the local Museum prior to the City's issuance of a demolition permit. (b and c): No archaeological, paleontological, or other cultural resources are known to exist on the Site. New cultural resources are unlikely to be discovered during Project construction. Should any cultural resources be discovered during Project construction, the implementation of the following mitigation measure would reduce any potential impacts to a less than significant level: Miti1!ation Measure CULT - 2 If archaeological or paleontological resources are encountered during excavation or construction, all activity in the vicinity of the suspected resources shall be immediately suspended and the City and a qualified archeologist or paleontologist shall be contacted to evaluate the situation. Project personnel shall not alter any of the uncovered materials or their r.ontext. If resources are encountered, the Developer, in consultation with a qualified archeologist or paleontologist, shall complete a resource inventory, declaration, and mitigation plan and submit it to the City for review and approval prior to the continuation of anyon-site construction activity. (d): No human remains are known to exist on the Site. Should human remains be discovered during excavation or construction, the implementation of the following mitigation measure would reduce any potential impacts to a less than significant level: Miti1!ation Measure CULT - 3 If human remains are discovered during ground-disturbing activities that take place during Project excavation or construction, the Developer shall contact the County coroner and Mitigation Measure CULT - 2 shall be implemented. E 9959 I I I I l--------J I I J I 1"----1 J I I I f-'-'-"""-""""'-...,---,--,-",-.--.."--"..-,-,,,-.""'-"-"'-'--.--.".'-'1'.-"..-.'..'.""--'-'-.".-.-....,. .-.-.. ¡ --_..__........_..~ J iv) Landslides? i I I X I ~_...._...._.._._........_..._-._.._...__. "'--"""'-,---, '--............ .-.-....-........-..........+...-.-...-.....-...-.-.......--.......f.--......--.- --....L..--... ...... --.-.-..--.-1 I b) Result in substantial soil erosion or i X i I ~ to¡>S~----t---+---+---+--i ! c) Be located on a geologic unit or soil i . i I I I that is unstable, or that would become" i I unstable as a result of the project, and ! potentially result in on- or off-site 'landslide, lateral spreading, subsidence, liquefaction or collapse? I r""'."---.-"""""..'.-"".'-""-.---""',--,..".".'-"""-.."."."'.""""-'-""-".".""'"..-.-......-............-t............-............. I , I d) Be located on expansive soil, as i I defined in Table 18-1-B of the Uniform ! Building Code (1994), creating substantial risks to life or property? ".. ........................................................---...-....................-..--.....................-""--'---""-""""'-'--'-"'."""-"--""""'-'"...-....... .......-..-.....-..............-.--..-.-...-.---.-..........--.-.-.L...-.---..-.--..--......-.-......-.-..........-....-...-....... ......_J Initial Study for Ainsley Plaza Mixed Use Building .!'.E~ear~ o~~arch ~- 2002______----.-..-.-------.-.-.- ¡----ra; r~: ~~ ~~t ~ k. G~LOG Y ~O~~~uld d pro~nco:oraü l _I --] I J I I .f.--..........-..---.---.-......--........---...-...---... ........................................... ..... '-""'---""""""""'T""""-"""-""."""""""""""'..--.......¡.-.--...- ---. .-......-¡--............--- -........-.-....j i a) Expose people or structures to . I potential substantial adverse effects, i X I i including the risk of loss, injury, or death I i i involving: i I. I 1-.....................-..-.-..................................---....-...-.....--....................................-...-.......................... .........................................j.............-..........-.-....................-..-.......-t.....-.-.---.---.t...........-..-.........--....... ; J J i I i) Rupture of a known earthquake.. J J I fault, as delineated on the most recent I I Alquist-Priolo Earthquake Fault i I I Zoning Map issued by the State ¡ I Geologist for the area or based on I i other substantial evidence of a known I I I .. I fault? Refer to Division of Mines and I I I Geology Special Publication 42. I I 1-""""'--"'---""""""--'-"'-"'-'---""'---"'-+"'---'-"""""......._-----t-- I ii) Strong seismic ground shaking? I I X r-"'~~~)' Seismic~'~~lated gro~nd f~-¡~~~:"'--r-""""-""-"""'-"'-"'--"'r--"" I including liquefaction? I I Page 13 x X X . . ¡ ¡ ...... - -"-"""""'r"""- .......-...-........-- -....................t-...-....---.-... .--.........+........... ............-.... '---""""".... "'1 i J I ! X E 9959 Initial Study for Ainsley Plaza Mixed Use Building _~re~~~ ~~_.~a~_~~~_~2~_____---_._-------_._--_._-- Page 14 ......-.-.-.-.----------...--.-...--.-------- ["-.-.-..---... -.--..-...----.---.------------.- I I I ----. ..-.-----........,..---. '---'-'---"-"'-1"----'-1 Less Than Less Than I No Significant Significant Impact with Impact I Mitigation ¡ I Incorporati I ¡ I on i i l--------------l. i i I i I i i I I -'1 I I , I ! I ! I ------..---.--....-.....l......----.--.--.....-....-.l....--.-....--.--...___..1 Potentially Significant Impact e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? x ----.......-.-.-.-- Discussion: (a to d): The Project site is located within the seismically active San Francisco Bay Area. The site is located in an area that has been identified as having a Modified Mercalli Intensity Damage Level of 7 to 8, indicating damage would range from non-structural to moderate. The faults in the region are capable of generating earthquakes of at least 7.0 in magnitude; therefore, it can be expected that earthquakes would produce very strong ground shaking at the Project site during the life of the structure. The Project will probably be subjected to at least one moderate to severe earthquake that will cause severe ground shaking during the useful life of the proposed building. The nearest major earthquake faults are the San Andreas Fault, The Hayward-Rogers Creek Fault, and the Calaveras Fault, all of which pose the greatest earthquake threat because of their high quake odds. No landslide risks exist at the Project site or in the surrounding area. The implementation of the following mitigation measure would reduce the hazards associated with potential geologic impacts to a less than significant level: Miti1!ation Measure GEO - 1 Prior to approval of Project plans, a design-specific geotechinical analysis shall be prepared by a registered geotechnical engineer, and all recommendations of the analysis shall be incorporated into the Project's final engineering design to avoid potential geologic impacts. The project sponsor shall use standard engineering techniques and conform to the requirements of the Uniform Building Code to reduce the potential for seismic damage and risk to future occupants. (e): The project would not involve the use of septic tanks or alternative waste water disposal systems. Therefore, no impact would result. E 9959 Initial Study for Ainsley Plaza Mixed Use Building Prepared on March 13,2002 ---.--..---- Page 15 ..---. I--I~:~=II~~ ~=IIm~:ctl I I Impact. with. Impact I I f vn~ HAZARDS AND ~ou~L~~ -I::i~~~k-; I r-~)".~~~~te ~- significant haz.~d to ~~;--...ì"-"""--- I------l -1---.-""-"--""-."1 ! public or the environment through the I ! I X I i routine transport, use, or disposal of I I I hazardous materials? I ¡I! ,.-.....................-..-.-..................----........-..--....-........-.......--.........................-....... ................................f......................_.......-....-..--..-.........,.........----...-..-.......... -.................--...............j I b) Create a significant hazard to the i i i I I public or the environment through I reasonably foreseeable upset and I I accident conditions involving the release! X ! ' of hazardous materials into the environment? I I . i ..............................--..........-.-...................-.-.""-.."-"....",.".".--......-......"........."""""",,,,,.....--..........j.........-..........-...................-.-.............t..-.....-.....................-....-.........-....... .......\-......-----..-.)...--............................-................j i ' ¡ i c) Emit hazardous emissions or handle I ! hazardous or acutely hazardous I i I materials, substances, or waste within ¡ i ,X I I ;:~~:::~~~~~? of ao existing or I 1_--1__L...-J ¡--.-...-...... ".--.-..".-"--"-"""'T-.-".....-"""'---""'.."--r" I i d) Be.located on a site whic? is i~cluded I ! , on a lIst of hazardous matenals sItes ! I compiled pursuant to Government Code I X i I ~:~~: ~¡~~~;.:~~:~ 7;~~ ;:b~:: it : I I I I I~~~: :~~:~:~ w;;in ~-;;:; i~-+---j ¡land use plan or, where such a plan has I not been adopted, within two miles of a public airport or public use airport, I would the project result in a safety I hazard for people residing or working in I the project area? l.................--..................--....-.......-.........-..........-.........-....................--.....-...............................-..-.....-.............-......................... ..................................... ......................-....................L_._...........---.............-................ .......-..........._......... X E 9959 Initial Study for Ainsley Plaza Mixed Use Building -~~P-~~ on M~!~h 13, 2002'__._....-.'--'-.--..'.00_-'.'-.--'-".'.-.'-....-'......--------- Page 16 r._..--~~= I ~= 1 ~j.= T;m~:ct I ! Impact I with Impact: I 111 , I I Mitigation. I I I ! I IncorporatI I I I i ! on 1 I I ¡.---.....-.-..---..--...-..- -..- -_'...00 --.........................................."(--.-.. .---.--.-"'-'-r-'....'.'..-""'.-.'-."."....... .......'r-.......".--'..-l I 0 For a project within the vicinity of a i I I I private airstrip, would the project result I I X ' , , I i in a safety hazard for people residing or I i working in the project area? i I I }....-........-...........-.......---....-.....--..-.-....-.-..-.....--.......................-...-......-.................. .................................................¡.-.."."'.'.".'-'.'--'--.".-"'-""r'-."..'..'.--".'."""""'...-."'r-."-"""'.-'..-....'.""-'" i g) Impair implementation of or I I physically interfere with an adopted I emergency response plan or emergency evacuation plan? X i ! i . I ~l;~=::~~:=So~Od~a=-'- ~ Ti i involving wildland fires, including where I X I I wildlands are adjacent to urbanized areas i I I or where residences are intermixed with ¡ I l~~~~~~~~~~........__._.....__...._..._.._---_....._J-._...__....__J._---_.._._.__._-~...._--_......._----_....-j Discussion: (a and b): No routine transport, use, or disposal of hazardous materials would be associated with the Project. A slight hazardous potential would exist during Project construction when materials and construction equipment are at the site; however, long-term hazard risk is very low. Hazard risks during construction would be regulated by the City's standard conditions of approval and would be required to be performed in accordance with state and federal hazardous materials regulations and current Best Management Practices (BMPs) for construction activities. (c to 0: The proposed Project will not emit hazardous emissions or handle hazardous or acutely hazardous materials, or substances within one-quarter mile of any school. The proposed Project would not be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The proposed Project would not be located within an airport land use plan nor within two miles of a public airport or public use airport. (g): The Project would not interfere with emergency response or evacuation plans. The proposed building would be sprinklered and sufficient emergency access would be provided for the Project site in compliance with the State Uniform Building Code Standards and requirements of the Santa Clara County Fire and Health Departments. The Project would improve sidewalk access and lighting in the area, thereby potentially improving access for emergency response or emergency evacuation. E 9959 Initial Study for Ainsley Plaza Mixed Use Building !repa!~~.~ M.arch 13, 2002 -"----""-.-.-..-.-----.-.. Page 17 (h): The Project is not located near any wildland areas and would not cause an increase in wildland fire hazard. r---'-""'-""--- --, Potentiall;-Less Than I Less Than No 1 I Significant Significant Significant Impact I I I Impact I with I Impact I I ! I Mitigation I ¡ I I j I Incorporati I I I l-........ --.....--.---...--..-..-..-..-.-.--.-..--_...._L.._....-.-.-..-. _...J...__._...~.~_....._.L.__._._..__.~-_._._._...__..~ I . I Vill. HYDROLOGY AND WATER QUALITY -- Would the project: I ¡........- ..-.................. '--".".-'.-".'.-"'."'-"--."""-'-.."'-'---.'----""..T.-'.".".'...-""""""""'."-l-'.'--"'-"'-"-'-"'-"'T'-"---."T'-".""'--""-'-.--"j I a) Violate any water quality standards or I ¡ ! i X ! I waste discharge requirements? I I ¡ f""-"""".'."..'--"""""".-"-.-'--".---'-'-.'--"--'-"".'.'.."---'-""--'..""'.'-."j'.'---""'" . ---..-.----.. I ¡b) Substantially deplete groundwater I supplies or interfere substantially with I ! groundwater recharge such that there . I would be a net deficit in aquifer volume I í ! I i I or a lowering of the local groundwater I I X !I I table level (e.g., the production rate of I ! I ! I pre-existing nearby wells would drop to ! I J I I i a level which would not support existing I ! I I I ~~~r~~:~::ep~:~e:r~~~:d~~~~~iCh..__.J_._-_._._...l---.-- I____.._L.__.._J ¡ I ¡ ¡ I I I c) Substantially alter the existing i I I i I I drainage pattern of the site or area,! I I ! I I including through the alteration of the. I X I I I course of a stream or river, in a manner I I ! I I whi~h ~ould result in ~ubstantial erosion' I I I I or sIltatIOn on- or off-sIte? ; I ¡ I I 1".""""'-'-"'--"."--"----'.- '.""""-..'.'.'.-."..r"'.""-"."" ---.'-'-'."'.'.-'1".""."."""'.'-.' ----.....-..t.. -....- ---"1.'--.-"- -"'-""1 ! d) Substantially alter the existing ! . . ! I drainage pattern of the site or area, j ! including through the alteration of the I f . ! course 0 a stream or nver, or . II' substantially increase the rate or amount I I of surface runoff in a manner which I I would result in flooding on- or off-site? i ,,-...-..-.... .'-.-"""----"'...""""'.--..-'.-------.".'-'---"""""..+...... ....... ......... ! I Ie) Create or contribute runoff water I I which would exceed the capacity of I I existing or planned stormwater drainage I I systems or provide substantial additional! I sources of polluted runoff? ! X i . ¡ I I í i ! ! ....----.......i........--..-.....-.........-.....--...-.J....-...--....-.....--.---i--..........-......-............j . I ! . , I I ! , ; I I ; I x """"""""""""-"".""""""""'-"'-"'-'-""-"--"-""""....."" ! ! .......-......-..-"........."..."...........-........L........ "....-..."...-....................-.....L..........-........ "'."""""""."..... E 9959 Initial Study for Ainsley Plaza Mixed Use Building Prep~red on March 13,2002 Page 18 .---------------- I Potentially I Less Than Significant I Significant Impact! with i I J Mitigation I I Incorporati I L ¡ on r f) ~~~~~~e substantially degrade water ---1------' --------ï--~-----l quality? I I I ¡ g) ;~~-~-~~~~~~~--:i thi n-~¡~O-;ear ~~~d T----------------'-----------------¡ -----------T-----------l - !, I ! , hazard area as mapped on a federal Flood I I i I I Hazard Boundary or Flood Insurance I I I X I I Rate Map or other flood hazard I I I I i delineation map? I i I I r"~;-;;~~~--~~~~~~~-1 O~=~~~ ~~~~- hazard T-------"----- ----------r---------------r--------------î I area structures that would impede or I I X ! redirect flood flows? I I f--------"--""------"----------------------....J-------......-- ------------1---------..------.. I i) Expose people or structures to a I I I significant risk of loss, injury or death I X !I involving flooding, including flooding as I - I I a result of the failure of a levee or dam? I ; ! I I ¡OJ) ~~:~-~ation by seiche, tsunami, or r-------r-"------ r--l----;-----; i....~ u~~~~-~---------_.._-------------------_L_----______L ---------..----______1______-------1...---------------- Less Than Significant Impact No Impact Discussion: (a and b): No violations of any water quality standards are expected from the proposed Project. The proposed Project would not deplete 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 level. (c to f): Increased impervious surfaces as a result of the Project would result in increased surface runoff. However, all additional runoff would be conveyed into the public storm drain system. Sparse vegetation would be removed from the project site prior to construction and landscaping would be installed and maintained after Project construction. These changes to the Project site would not substantially alter the existing drainage pattern of the area due to the small size of the site. Storm water would be conveyed into the public storm drain system. The course of streams or rivers would not be affected by the proposed Project. The runoff from construction of the proposed Project would not exceed the capacity of existing or planned stormwater drainage systems, provide substantial additional sources of polluted runoff, or substantially degrade water quality. E 9959 Initial Study for Ainsley Plaza Mixed Use Building ~rep~!ed .4::>_n Marc~~2002 -----"---'- Page 19 .-......----. (g and h): The entire Project site is located in Flood Zone C, according to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps. Flood Zone C is defined as an area having minimal flooding. (i and j): The Project site is located downstream of Lexington Reservoir, in an area defined by the Association of Bay Area Governments as a dam failure inundation area. However, Downtown Campbell is nearly built out so the Project would not expose people or structures to a new significant risk of loss, injury, or death involving flooding. No additional exposure to water-related hazards is expected as a result of the Project construction or operation. Potentially Significant Impact Less Than Significant with Mitigation Incorporati on Less Than Significant Impact No Impact LAND USE AND PLANNING - Would the project: -.......................".....-..-.. ........................-...............................-.. a) Physically divide an established community? j X . ¡ .-....--...-..-.--..-- .._---_...._..._....""........._._-j....__......."""._............_.._...~._------.--..-...............j i i I I I I I I i I ! ! .....-.."....-...-.-..................--"...----.-...-....-., I I ; .........J X I b) Conflict with any applicable land use I plan, policy, or regulation of an agency 1 with jurisdiction over the project I (including, but not limited to the general I plan, specific plan, local coastal I program, or zoning ordinance) adopted, 1 for the purpose of avoiding or mitigating I 1 j an environmental effect? i ! ¡",C) "'~~~flict "~~~~~~;-~~~~~~~~~~~~"i~~~.._.....-t----"--I"-"'-'-'-'-" I conservat~on plan or natural community L~_~~~~~~~~~~-~_P I ~~?........._..._.._-_...............__.............._..j... X "..--.......................... Discussion: (a to c): The Project site is an existing underdeveloped urban infill site which would not result in the division of an established community. An analysis of the project's consistency with relevant City policies and regulations will be provided in the Planning Commission staff report. The project is consistent with the City's General Plan, Zoning Ordinance, and Downtown Development Plan. No habitat conservation plan or natural community conservation plans are applicable to the Project site. InÚial Study for Ainsley Plaza Mixed Use Building !'!~P a r.~-~E._¥ ~~-~-}~ 2 00 ~-------_._----_.__.._.._------_._._._----_._._------------ """--'-""'1----"""-"" "'-"'-"'..........-.-"--"-' Potentially Less Than Significant Significant Impact with Mitigation Incorporati on r""""'-"-"-'-""-"'----"" I X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Discussion: (a and b): No known mineral resources are present at the Project site. """"--"--"--"------..--......-..--...........-....--.- NOISE: -- Would the project result in: --.-------..-..--..........-..-.-............... a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? Potentially Significant Impact Less Than Significant with Mitigation Incorporati on - Less Than Significant Impact Less Than Significant Impact x E 9959 Page 20 No Impact x x No Impact x Initial Study for Ainsley Plaza Mixed Use Building _Prepar~__()._~~~rch 13 ~_~~3____._-----_..__......._-_.._._.._------_. E 9959 Page 21 ----_._._-_...--.-r-----~--- Potentially Less Than Less Than Significant Significant Significant Impact with Impact I Mitigation Incorporati on ---_.._-- No Impact c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? x x e) For a project located within an 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? x f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? x Discussion: (a): The City of Campbell has General Plan policies relating to the evaluation of development projects for potential noise impacts. The existing noise environment in the vicinity of the Project site is dominated by vehicular traffic along Civic Center Drive and the nearby railroad tracks. The Project would not significantly change the use of the existing area and no significant long- term increases in ambient noise levels are expected as a result of the Project. (b and c): The Project is not anticipated to cause exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels No long-term increase in ambient noise levels is expected as a result of the Project. (d): Construction of the Project will temporarily increase ambient noise levels in the Project vicinity. Project construction includes the operation of construction equipment, building moving/demolition, excavation, and other development activities. The implementation of the following mitigation measure would reduce potential noise impacts during Project construction to a less than significant level: E 9959 Initial Study for Ainsley Plaza Mixed Use Building Prepa~~ on March 13, 2002 Page 22 MitiJ!atWn Measure NOISE - 1 The following practices should be followed during all phases of site preparation and construction activities: .:. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. .:. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. .:. All construction equipment with internal combustion engines used on the Project site shall be properly muffled and maintained in good working condition. .:. Unnecessary idling of internal combustion engines shall be strictly prohibited. .:. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. .:. The Redevelopment Agency/City shall provide nearby property owners and tenants with a 24-hour phone number for contacting the City and the Project contractor with noise complaints. .:. Construction equipment, vehicles, and workers associated with the development of the Project shall not be permitted to park on any residential streets. (e and f): The Project would not be located within and airport land use plan or within two miles of an airport. The Project would not be located within the vicinity of a private airstrip. --.-..--..--..--..---.-...........-...--.. .......-- --.--.-......-..-.-j---.--.-..-.-.-......----¡.-.-.--.--.-.-.-.........---r-..-...---...-..- .-.-.-.--.T.....-...-- ..---..--.-............1 I Potentially I Less Than I Less Than No I I Significant I Signi~cant I Significant I Impact I I Impact I with I Impact I I I Mitigation! ¡ I . I Incorporati i I i i ¡ ¡ i f--.--...--..-...----..-.-..-...-.--...-..---..-....--.---.------..-.-...--.-.--....----.--.......-...----J---..-..--...-..-.-._.._._1_. --..- _._--~~._..._-_._.......L..__.._-_._._. ---....... ... .-..L.-.-..-........-..-.- -..-....-J I xll. POPULATION AND HOUSING -- Would the project: I t .----..---- --.-.-----...--.--..--.-..----.-.-----.-...--- -- --.---...-.......--1-.--..----.-.-.--......- .-r---..--.-----.-....-----'---.----......-.-..... .......-r..-.......... -..-....--....... .......1 a) Induce substantial population growth I . I in an area, either directly (for example, i I by proposing new homes and businesses) ! l- gEi~~ ~E~.~~!Y (! ~E .~~~~p!~.~_~~Eg~g~- ....... .._.....1__...... x ......_....J.._...... .......-.,.........--.-......-...-....... ........ E 9959 Initial Study for Ainsley Plaza Mixed Use Building .Prepared on March 13, 2002 Page 23 .."-_.. l I Potentially Less Than Less Than No I I Significant Significant Significant Impact I Impact with Impact I Mitigation Incorporati on extension of roads or other infrastructure)? b) Displace substantial numbers of ! existing housing, necessitating the j X I construction of replacement housing ! I elsewhere? c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? Discussion: (a): The project would involve a relatively small mixed use commercial/residential development and would not directly or indirectly induce substantial population growth in the area. (b and c): The project would not result in the displacement of existing housing or people, necessitating the construction of replacement housing elsewhere. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporati on Xli. PUBUC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically al tered 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 any of the public services: Fire protection? X Police protection? X Schools? X Initial Study for Ainsley Plaza Mixed Use Building Prepared on March- 1~. 2002 .--------.---- . E 9959 Page 24 Potentially Significant Impact Less Than Significant with Mitigation I Incorporati I on Less Than Significant Impact No Impact .-..---.-.-..-..-.-- --"-"-"--- Parks? x .---....---- Other public facilities? x Discussion: (a): The Project would require public services such as fire, police services, and street maintenance; however, these services are currently provided to all other development in Downtown Campbell and the Project would not result in any significant changes to existing services. The Project would not result in substantial adverse impacts to public services. r-"" ....... -.........--.......-.-..---..-.-.-....-.....---......---.-...-..-..-..-....-"-"T"""""""""""- -... -.... """'---'----r-'----""""'-""--""""-'-'-""---'-'--r""--"-.....-....-.....-...--.. """"""'1' ------"""'-"""""---'l I I Potentially I Less Than Less Than I No ! I I Significant I Signi~cant I Significant I Impact I I I Impact I with I Impact I ; I I Mitigation I I I I : I Inco:~orati I I I r XI~~~ECREA TI ON: _L__.__.. '----.-' "_4"--"----î ~;-; ould the pr~j~~~~ncreas~ th~ use ~~-T--""--""'--'-"'T-"""""'-------'r---"--'---- --'---1 I existing neighborhood and regional parks I I I I or other recreational facilities such that I I X i substantial physical deterioration of the I I I I I facility would occur or be accelerated? i i I I I ¡.....-...............-- "-"-""""'--..-.---.....-.....-----. ---. --"'-'--"-"r""""""--'-""'" -..-.. """"'-""""'1""-'-""""""-'----"-""""'-"""""""'1"""--'-'".....-...-.-.......-..--t-...... --.....--...-................, I b) Does the project include recreational i I I facilities or require the construction or ! I expansion of recreational facilities that I might have an adverse physical effect on , the environment? i i ,.. -"""""-'-""""""""'-"""""""-'--"'....-..........-......................----.. -...-..-.-.--.-..-..-..---.-.....l....-..-..--.- --..--..-.. -.--.......-...,..--...... x ; i I I I I """""'-"-.....-.....-..-....... .........-..,.-..--.....--...-..--.....-..-.....-..-.-..l.-......-...-..--..-.-.......! Discussion: (a and b): The Project would not increase demand for existing recreational facilities nor would it involve the construction or expansion of recreational facilities. " E 995,9 Initial Study for Ainsley Plaza Mixed Use Building Pre~ared on March 13, 2002 Page 25 ---.-..-----...--- ,-....---...-.. _._-~=~~::: I Impact It I Si: with 'I Mitigation Incorporati ..__J_-_.._-_...._-_J_---- on I xv. TRANSPORTATIONffRAFFIC -- Would the project: Less Than Significant Impact No Impact ---- -I I a) Cause an increase in traffic that 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 congestion at intersections)? x d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? -_...J._-_._--_._-_J I I I i I X I I , . I I' I I Iii -----"--"'-----+----+-----'-4 ! i I I I ' : I X I I I I . I j I ! """'-""""""'--"""l---""""'---'-""""-"'-x-"'---1 ! j i ; i ! I I I ....-..........-......-....--..........L.........-...............-.--........-j...-----------..-.., : X I j , ............-.......................;.....-...-.......--..-.-.--.-"'j i ; . . . . ; , i , i I ---i---.._--~ ¡ I , i I I I I , 1 X b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? X I --------1.----------.1 Discussion: (a and b): Based on an analysis of the proposed trip generation for a 18,241 square foot mixed use commercial and residential building, the proposed Project will result in less than significant traffic impacts. There is a potential for some congestion at the Ainsley Park parking lot exit E 9959 Initial Study for Ainsley Plaza Mixed Use Building _~!..~pa~ed on March 13.2002 Page 26 during the PM peak hour with project trips added (28 inbound and 29 outbound) since east bound Campbell A venue traffic queues may block access onto east bound Campbell A venue. However, project trips may choose to exit alternatively via the alley to Central Avenue and enter onto Campbell A venue, thereby reducing this traffic impact. (c): The Project would not result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks. (d and e): No physical changes in roadway configurations are proposed for the Project. The Project will be required to comply with all City and Santa Clara County Fire Department standards for emergency access. (f): The project as proposed provides 37 parking spaces below grade and 6 parking spaces at grade. The proposed parking is adequate for the size of the proposed structure and meets the parking requirements of the Zoning Ordinance. (g): The Project would not conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks). The Project will be located within waking distance to the new Downtown Campbell VT A Light Rail Station. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporati on XVI. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? E 9959 Initial Study for Ainsley Plaza Mixed Use Building ~E~.~re<:t.~n ~~!.ch 13, 2002 Page 27 1--- ~:"n~: ~:::: ~i~~ Im~:'t I Impact with Impact I I Mitigation I I . I I I InCO~Orati I I I r, ~~=:~~:~\:::'~~f ::n ----r,' ---T-r--T-i ¡ I X I ! existing entitlements and resources, or! I I I are new or expanded entitlements I I , f"~-~~.~:~?_."'.._.._"----""-"-----------""'-_._--~--------..-....-....+.........---...............--......-1--..--..-..-..._-~ I e) Result in a determination by the ¡ I I i wastewater treatment provider that ! I serves or may serve the project that it has I I X .1 ! adequate capacity to serve the project's Ii. i projected demand in addition to the I I I ! provider's existing commitments?! I i I rf)~rv~-a~1l wi~h ;ufficient I -T--- , -II I permItted capacIty to accommodate the I i X I I project's solid waste disposal needs? ¡ I I ! I' ---..-........... -..-....--.--.. ------.-.-..-..-.....--.........-...-.-.--.....-¡--..-.-......--.... ......--.......-- -.............:....---...........-..-....--¡--. --.......-.---........., g) Comply with federal, state, and local! I I I I statutes and regulations related to solid I I I I X I L~~~~~?...._..__.........._........__....._...._.._--_.._......__L.___._..-........-- j .-..........--....-..................._L__......-......._._1..___......---j Discussion: (a and b): The utilities for the Project, including sewage disposal, would tie into existing service mains and would not require new service systems. The Project would not generate significant amounts of wastewater, and would therefore not exceed wastewater treatment requirements for the Regional Water Quality Control Board or require the construction of new water or wastewater treatment facilities. (c to e): Storm drainage for the Project will tie into existing service mains and will not result in the construction of new storm water drainage facilities or expansion of existing facilities. The water supply for the Project would tie into existing service mains. Therefore, the Project would not require new or altered service systems or new or expanded water resources or entitlements. (f and g): Existing capacity at local landfills can accommodate the amount of construction material waste and no significant increase in solid waste generation is expected as a result of Project operation. The Project would comply with federal, state, and local statutes and regulations related to solid waste. E 9959 Initial Study for Ainsley Plaza Mixed Use Building Prepared o~ March 13, 2002 Page 28 -.........-.....-.-....-.. I. Potentially-T-i~ss ThanìLess Than No . Significant I Signi~cant Significant Impact I Impact I with Impact . I Ii Mitigation I I I Incorporati I I I I i on ! I [-'~V~~'M;~¡~~R Y FIND~~~ o~-;~~~~~.~~~;_m...._......._....__._L_........_._L_--"""""-1 I ! i'~)-¡;'~e s ¡~~'~~~j~~-~"~ a ~~~~~-;~~~~¡~~;T"-l----'------l I degrade the quality of the environment, I I I substantially reduce the habitat of a fish I I ! or wildlife species, cause a fish or I ! ! wildlife population to drop below self- I I I sustaining levels, threaten to eliminate a I X I I plant or animal community, reduce the I I number or restrict the range of a rare or I I endangered plant or animal or eliminate i , important examples of the major periods I I of California history or prehistory? I , r--"'--""""-"""- ..-..--....---....----.----...----¡---.--- ........"!...--...............-... - -...-.....-.......... I b) Does the project have impacts that are I ' I individually limited, but cumulatively I I considerable? "Cumulatively ! considerable" means that the incremental I effects of a project are considerable I when viewed in connection with the I effects of past projects, the effects of , . I other current projects, and the effects of I i I lEC? b a ~!~_!~ t U!~"""p!o j e~t~L~_.__.._.._----_..........-.J...._.........__...._...............l-._._----........--...-...J_........mm__.....- I c) Does the project have environmental I ' i I effects that will cause substantial adverse I i 1 I effects on human beings, either directly I i or indirectly? I l.....-............-..-.................-..-.....---.......-.........-..--...--.---.-..-.............................--.L-..........-............._mm.._m........Lmmm._..-....... .......-...........................--.....-.....-............ -.-...-..-.-.. "---"""'-i ! X ! ! "-"-""""1 X ..L..........-.--.--............-...1 Discussion: (a): Construction and operation of the Project, with mitigation, would not substantially degrade the quality the environment; reduce the habitat, population, or range of species; nor eliminate important examples of California history or prehistory. (b): Based on the finding s of this Initial Study, the Project would not have individual or cumulative environmental impacts that cannot be mitigated to a less than significant level. (c): Based on the findings of the Initial Study, there is no evidence to demonstrate that the Project would cause a substantial adverse effect on human beings, either directly or indirectly. E 9959 Initial Study for Ainsley Plaza Mixed Use Building ...~!~par~~n M~!~~...!~, 20~_......_-_...__...__. Page 29 IV. DETERMINATION AND RECOMMENDATION On the basis of this initial evaluation: ."'.-T~..;i~d that the proposed project COUlD NOT have-~~¡gnificant effect on the --. I e~~~~nment, and a NEGATIVE D~CLARA TION will be prepared. ----- ßfind that although the proposed project could have a significant effect on the I X environment, there will not be a significant effect in this case ÌJecause revisions in I the project have been made by or agreed to by the project proponent. A i I MITIGATED NEGATIVE DECLARATION will be prepared. ! f............................... .....+..................... -. ............................ ............................................ .....'......-...................... .....--.... ..............................--.. ....................--.... -..... .................-....................................-...... ..-..........- .-.....................-.......... ...-.................. .............._..... ........-...-.........-.....-.-.......-...-.....] L~~~~~~~~;;:~f:~::t:=on:t, aod~ I Ii I find that the proposed project MA Y have a "potentially significant impact" or I "potentially significant unless mitigated" impact on the environment, but at least one I I effect 1) has been adequately analyzed in an earlier document pursuant to applicable I I legal standards, and 2) has been addressed by mitigation measures based on the earlier I I I analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT i I is required, but it must analyze only the effects that remain to be addressed. I ¡.. -.... ....... .....-..........-+...-...-............---.-.--...............-.....-.................-...-..............................-....-..................--.......................-- .-....................-.....-..-.-....-.--.-.... ............ ...... ...............................-.-................-................................ --.................- .................--.-.............................-...-j I I find that although the proposed project could have a significant effect on the Ii I environment, because all potentially significant effects (a) have been analyzed I adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable I ¡ standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or I I i NEGATIVE DECLARATION, including revisions or mitigation measures that are ! L_.___l~~~~_s_~d u p~~..~~~J?~~...po...~.:~...p'" rot~~~.~~~~~~.~~ furt_~~~~~.!.~q ui r~d ~.........................__.........__...._........_---_J March 13. 2002 DATE Planner I TITLE City of Campbell NAME OF LEAD AGENCY IV. SUPPLEMENTAL INFORMATION , . E 9959 Initial Study for Ainsley Plaza Mixed Use Building ~~~pared on March 13.2002 Page 30 Attachments: 1. Ainsley Plaza Mixed Use Building Project Plans, prepared by James Crawford Architect, 1/28/2002. Reference Documents: 1. CEQA Guidelines, 1999 version. 2. Bay Area Air Quality Management District (BAAQMD), 1999. BAAQMD CEQA Guidelines-Assessing the Air Quality Impacts of Projects and Plans. December. 3. City of Campbell Historic Resources Inventory. 4. City of Campbell General Plan, November 6, 2001. 5. Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, Community Panel Number 0603380005 C, Revised Date December 7, 1982. 6. California Natural Diversity Database, 2000. 7. Seismic Hazards Map, February 7, 2002. ~ 0 \'. C-t-it !:~~. :~~~ (,.) r- . . ... .. <So .. ~, ,,'" O"CHA"O' .~... --.-- .-., - -, -'--.-'.'- ,.. January 4, 2002 CITY OF CAMPBELL City Manager's Office. Redevelopment Division Bob Hicks Greylands Properties 43 Harrison Avenue Campbell, CA 95008 RE: City Council Study Session Dear Bob, Happy New Year! As discussed before the holidays, Michael Lamphere and myself have been working diligently on a Disposition and Development Agreement for the sale of the property owned by the Redevelopment Agency adjacent to 43 Harrison A venue. It appears we have an agreement. Prior to bringing this agreement to the Redevelopment Agency Board for approval, I am suggesting a study session with the City Council to review the development plan. This provides your architect to make a short 10 minute presentation to the Council in an informal setting, and for the Council to ask questions. Approximately 20 to 25 minutes total will be provided for dialogue and discussion. This should give you insight to any issues the Council may have about your development proposal, if any. That study session is scheduled for Tuesday, February 5, 2002 at 7:00 P.M. in the Doestch Conference Room across from the Council Chambers. Assuming the response is positive, the next step would be to schedule a public hearing for the Redevelopment Agency Board to consider the Disposition and Development Agreement sometime in April. I look forward to working with you on this project. Please call me with any questions. Otherwise, I will see you On February 5th. Kir inrichs Rede elopment Manager cc: Michael Lamphere, Lamphire Law Offices, LLP 900 Larkspur Landing Circle, Suite 179, Larkspur, CA 94939 Bill Winkleman, 1795 Amaya Ridge Road, Soquel, CA 95073 70 North First Street. Campbell, California 95008. 423 . TEL 408,866.2110 . FAX 408.379.2572 . TDD 408.866.2790 ~ .' of'C"4t . À Â.-:-~"~'~ ~(t'I ...~..\.'.."'-""'.""r" 1:.1 :" ;'" " ',;., !"" . [;lit.... . .. ... '10 ... ~. ,-' O"CHA"'" CITY OF CAMPBELL City Manager's Office. Redevelopment Division September 20, 2001 Michael O. Lamphere Lamphere Law Offices, LLP 900 Larkspur Landing Circle, Suite 179 Larkspur, CA 94939 RE: 43 Harrison Avenue Development Project Dear Michael, I am in receipt of your letter dated September 6, 200 I. Last week we finally received a copy of the proposed plan that could be reviewed by the City Manager and the Executive Team. The architect previously did not want to leave staff plans since at the time he had not completed a review with Mr. Hicks. While the Planning Department's initial response to the architecture was positive, there seems to be a concern with the scale of the project by the Executive Team. The proposed building would be the tallest building in the entire downtown (at 54 feet to the top of the tower) by at least 15 feet. Given its location on the comer concerns were expressed that the structure would overwhelm the area including the existing brick building. Therefore staff would like for you to consider lowering the height and scale of the building more in context with adjacent buildings in the area. Most of your changes to the DDA are acceptable and I have enclosed a copy of the DDA incorporating all of your comments in red with the following exceptions: 1. I am struggling with your appraised value of $20 per square foot given that I recently had downtown property appraised at $50 a square foot ( The Agency is currently pursuing an eminent domain action for our downtown parking structure and we have had several appraisals completed in the downtown). While I can acknowledge some discount based on the configuration of the property and its limited development potential as a solitary parcel, a 60% discount is not justified. The fact is that the Agency property attains the same value as Mr Hicks' property once merged. The Agency cannot allow Mr. Hicks that economic benefit without paying for it. Staff would recommend to the Agency Board to accept $40/sq.ft. 70 North First Street. Campbell, California 95008-1423 . TEL 408.866.2110 . fAX 408.379,2572 . TOP 408,866.2790 2. I have inserted the various timelines you have proposed related to obtaining entitlements, building permits and project buildout. However, the length of time concerns me. You have asked for four years from the time the DDA is executed to complete the project. Based on my experience with this size project, two years seems more reasonable, but I would like to discuss with you to hear your reasoning. 3. Related to Sections 4.6,5.6 and 5.7 regarding the non-discrimination clauses. Under Section 33436 of the Health and Safety Code regulating Redevelopment Agency agreements for the sale of land, these provisions are required. I am willing to discuss alternate language, but the basic provisions are not discretionary. 4. Section 8.7(a) Right of Reverter is covered in Section 33438 of the Health & Safety Code. The provision is discretionary but common in the Agency's DDAs. The language you are proposing is acceptable. At the point that we have reached agreement on the DDA, we may want to schedule an Agency Board Study Session to discuss the project design. This will give Mr. Hicks direct feedback for his project prior to initiating the entitlement process. Please call when you are able to meet. Sincerely, Kirk Heinrichs Redevelopment Manager cc: City Manager