HomeMy WebLinkAboutCDC/2000-20
(See Companion Reso. CDC/2000-18, CDC/2000-19, 2000-186, 2000-187, 2000-18 )
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RESOLUTION NO. CDC/2000-20
2
A RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF SAN BERNARDINO
APPROVING THE REDEVELOPMENT PLAN FOR THE 40TH
STREET REDEVELOPMENT PROJECT, APPROVING THE
REDEVELOPMENT IMPLEMENTATION PLAN FOR THE 40TH
STREET REDEVELOPMENT PROJECT AND CERTIFYING
THE FINAL ENVIRONMENTAL IMPACT REPORT AND THE
MITIGATION MONITORING PLAN FOR THE 40TH STREET
REDEVELOPMENT PROJECT
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WHEREAS, the Redevelopment Agency of the City of San
8
Bernardino, a public body corporate and politic (the "Agency") has
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prepared a Redevelopment Plan for the 40th Street Project
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Redevelopment (the "Redevelopment Plan") in accordance with the
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provisions of the California Community Redevelopment Law (Health
12
and Safety Code Section 33000 et sea.); and
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WHEREAS, the Community Development Commission of the City of
15
San Bernardino, as the governing board of the Agency (the
16
"Community Development Commission") and the Mayor and Common
17
Council of the City of San Bernardino (the "Common Council") have
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previously taken action to call upon interested persons to form a
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20
Project Area Committee for the 40th Street Redevelopment Project
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and for such proj ect Area Committee to provide certain
22
recommendations with respect to the Redevelopment Plan and other
23
related matters pertaining to redevelopment of the project area as
24
described in the Redevelopment Plan as provided in Health and
Safety Code Section 33385; and
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26
27
WHEREAS, the Project Area Committee by unanimous vote on May
28
2, 2000 and May 16, 2000, recommended the adoption of the
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CDC/2000-20
1 Redevelopment Plan in the form as submitted to the Community
2 Development Commission in the Joint Public Hearing Document Binder
3 under Tab No.3; and
4
5 WHEREAS, the California Environmental Quality Act (Public
6 Resources Code Section 21000 et sea.) ("CEQA") and the Guidelines
7 for Implementation of CEQA (the "CEQA Guidelines") provide, among
8 other things, that where a project such as the adoption of the
9 Redevelopment Plan (herein the "Project") is to be carried out or
10 approved by more than one public agency, one public agency shall be
11 responsible for preparing the environmental documentation required
12 by CEQA for such a project and said public agency shall be called
13 the Lead Agency; and
14
15 WHEREAS, the City has, through the Economic Development
16 Agency, acted as Lead Agency for the Project; and
17
18 WHEREAS, an Initial Study as provided for under CEQA was
19 prepared for the proj ect indicating that implementation of the
20 Project could result in potential significant environmental effects
21 and recommending the preparation of an environmental impact report
22 with respect to the Project; and
23
24 WHEREAS, a notice of preparation of an environmental impact
25 report (the "Notice of Preparation") and the Initial Study were
26 transmitted to the appropriate public agencies for review; and
27
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CDC/2000-20
1 WHEREAS, written comments submitted by interested persons and
2 public agencies in response to the Notice of Preparation and the
3 Initial Study have been addressed in the preparation of a final
4 program environmental impact report with respect to the Project
5 (the "EIR"); and
6
7
WHEREAS,
the EIR has previously been submitted for
8 consideration and comment by the Project Area Committee and the
9 Project Area Committee has recommended that the EIR be approved and
10 certified as the final program environmental impact report for the
11 Project; and
12
13 WHEREAS, the Planning Commission of the City has adopted its
14 Planning Commission Resolution No. 2000-01, dated May 2, 2000, in
15 which the Planning Commission determined that the activities
16 contemplated under the Project, and in particular the acquisition
17 and installation of the various public improvements as described in
18 Exhibit "C" of the Redevelopment Plan are consistent with the
19 General Plan of the City, and the Planning Commission has
20 recommended that the Common Council certify and approve the EIR and
21 adopt the Project; and
22
23 WHEREAS, the EIR for the Project has previously been submitted
24 to the Community Development Commission and the Common Council for
25 review and consideration together with the other reports and
26 documentation included in the Joint Public Hearing Document Binder,
27 (See: Binder Tab 9); and
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CDC/2000-20
1 WHEREAS, CEQA and the CEQA Guidelines provide that the
2 governing body of the Lead Agency shall make certain certifications
3 with respect to the final environmental report; and
4
5 WHEREAS, CEQA and the CEQA Guidelines provide that no public
6 agency shall approve or carry out a project for which an EIR has
7 been certified which identifies
one or more
significant
8 environmental effects of the project unless the public agency makes
9 certain findings; and
10
11 WHEREAS, CEQA and the CEQA Guidelines provide that when making
12 the required findings, the public agency shall also adopt a program
13 for reporting on or monitoring mitigation measures; and
14
15 WHEREAS, the 40th Street Redevelopment Project Mitigation
16 Monitoring and Reporting Program (the "Mitigation Monitoring and
17 Reporting Program") has been prepared to implement mitigation
18 measures set forth in the EIR (Joint Public Hearing Document Binder
19 Tab 9C); and
20
21 WHEREAS, the Mitigation Monitoring and Reporting Program has
22 been presented to and reviewed by the Community Development
23 Commission and the Common Council; and
24
25 WHEREAS, a joint public hearing was held by the Mayor and
26 Common Council and by the Community Development Commission, the
27 governing board of the Agency, on June 5, 2000 and continued to
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CDC/2000-20
1 June 19, 2000 during which public testimony with respect to the
2 adoption of the Redevelopment Plan and the certification of the EIR
3 and the Mitigation Monitoring and Reporting Program was heard; and
4
5 WHEREAS, said joint public hearing was concluded on June 19,
6 2000.
7
8 NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDERED BY THE
9 COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO, AS
10 FOLLOWS:
11
12
Section 1.
The recitals of this Resolution are true and
13 correct. The Commission has previously adopted its Resolution No.
14 2000-15 entitled "Resolution of the Community Development
15 Commission of the City of San Bernardino Adopting Rules Governing
16 Owner Participation and Re-Entry Preferences for Property Owners,
17 Operators of Businesses and Business Tenants, Adopting the Method
18 of Relocation and Approving the Report to City Council in
19 Connection With the Redevelopment Plan for the 40th Street
20 Redevelopment Project."
The Community Development Commission
21 further acknowledges the receipt of the Joint Public Hearing
22 Document Binder for the 40th Street Redevelopment Project as
23 submitted as of June 5, 2000.
24
25
Section 2.
The Community Development Commission hereby
26 acknowledges receipt of the recommendation of the Project Area
27 Committee, dated May 2, 2000 and May 12, 2000, as further modified
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CDC/2000-20
1 and affirmed by the Project Area Committee on June 12, 2000, for
2 the approval of the Redevelopment Plan.
The text of the
3 Redevelopment Plan as recommended for approval by the Project Area
4 Committee, by its unanimous motion to approve dated June 12, 2000
5 is attached to this Resolution as Exhibit "A" and incorporated
6 herein by this reference.
7
8
Section 3.
The Community Development Commission hereby
9 finds and determines that the provisions of Section 532 of the
10 Redevelopment Plan as included in the text attached hereto as
11 Exhibit "A" (and as recommended for approval by the Project Area
12 Committee on June 12, 2000) is consistent with the motion of the
13 Community Development Commission, dated June 5, 2000, relating to
14 the limitation on the power of the Agency to acquire certain lands
15 situated on 41st Street in the Project Area by exercise of the
16 power of eminent domain.
17
18
Section 4.
The Community Development Commission hereby
19 approves and adopts the text of the Redevelopment Plan as attached
20 hereto to this Resolution as Exhibit "A" and declares that the
21 Redevelopment Plan as attached as Exhibit "A" shall be the official
22 Redevelopment Plan for the 40th Street Redevelopment Project.
23
24
Section 5.
The Community Development Commission hereby
25 approves and adopts the Redevelopment Implementation Plan for the
26 40th Street Redevelopment Project in the form as included in the
27 Joint Public Hearing Document Binder at Tab 4: Section C.
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CDC/2000-20
1
Section 6.
The Community Development Commission hereby
2 transmits the text of the Redevelopment Plan in the form as
3 attached hereto as Exhibit "A" to the Mayor and Common Council, and
4 the Community Development Commission respectfully requests the
5 Mayor and Common Council to approve an ordinance adopting the
6 Redevelopment Plan as provided in Health and Safety Code Section
7 33365.
8
9
Section 7.
The Community Development Commission hereby
10 certifies as follows: (1) that the EIR has been completed in
11 compliance with CEQA; (2) that the Community Development Commission
12 has reviewed and considered the information contained in the EIR
13 regarding the Project and the potential effects of the Project on
14 the environment; and (3) that the EIR reflects the independent
15 judgment and analysis of the Agency with respect to the Project.
16
17
Section 8.
The Community Development Commission hereby
18 approves the EIR for the Project and respectfully requests that the
19 Mayor and Common Council concur with this action of the Community
20 Development Commission certifying and approving the EIR for the
21 Project.
22
23
Section 9.
CEQA
accordance
with
In
and
the CEQA
24 Guidelines, the Community Development Commission hereby makes the
25 findings set forth in Exhibit "B" to this Resolution and
26 incorporated herein by this reference, and adopts the mitigation
27 measures set forth therein.
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CDC/2000-20
1
Section 10.
The Community Development Commission hereby
2 approves and adopts the Mitigation Monitoring and Reporting Program
3 for the proj ect in the form as set forth in the Joint Public
4 Hearing Document Binder at Tab 9C.
5
6
Section 11.
The documents and other materials that
7 constitute the record of proceedings on which the findings of the
8 Community Development Commission are based are included in the
9 Joint Public Hearing Document Binder and in the other resolutions
10 of and the Community Development Commission adopted concurrently
11 with this Resolution.
The custodian for these documents is the
12 City Clerk, whose office is located at 300 North "D" Street, San
13 Bernardino, California 92418.
This information is provided in
14 compliance with CEQA and the CEQA Guidelines.
15 IIII
16 IIII
17 IIII
18 IIII
19 IIII
20 IIII
21 IIII
22 IIII
23 IIII
24 IIII
25 IIII
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CDC/2000-20
1 A RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF
SAN BERNARDINO APPROVING THE REDEVELOPMENT PLAN FOR THE 40TH STREET
2 REDEVELOPMENT PROJECT, APPROVING THE REDEVELOPMENT IMPLEMENTATION
PLAN FOR THE 40TH STREET REDEVELOPMENT PROJECT AND CERTIFYING THE
3 FINAL ENVIRONMENTAL IMPACT REPORT AND THE MITIGATION MONITORING
PLAN FOR THE 40TH STREET REDEVELOPMENT PROJECT
4
Section 12.
This
Resolution
shall
become effective
5
immediately upon its adoption.
6
7
I HEREBY CERTIFY that the foregoing Resolution was duly
8
adopted by the Community Development Commission of the City of
9
San Bernardino at a
Joint Regular
meeting thereof, held on
10
the 19th
11
12
Commission
13 ESTRADA
LIEN
14 MCGINNIS
SCHNETZ
15 SUAREZ
ANDERSON
16 McCAMMACK
17
day of June, 2000, by the following vote, to wit:
AYES
X-
X
X
X
X
X
X
NAYS
ABSTAIN
ABSENT
19
The foregoing
day of June, 2000.
~ h.CWJc
Se tary
Resolution is hereby approved this ~~
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~~
. .~~
Esther Estrada, Vice-Chair
Community Development Comm. sion
of the City of San Bernardino 0
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Approved as to form
and legal content:
25
By:
Agency Counsel
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1 STATE OF CALIFORNIA
COUNTY OF SAN BERNARDINO ss
2 CITY OF SAN BERNARDINO
3 I, Secretary of the Community
Development Commission of the City of San Bernardino, DO HEREBY
4 CERTIFY that the foregoing and attached copy of Community
Development Commission of the City of San Bernardino Resolution
5 No. is a full, true and correct copy of that now on file
in this office.
6
IN WITNESS WHEREOF, I have hereunto set my hand and
7 affixed the official seal of the Community Development Commission
of the City of San Bernardino this day of June, 2000.
8
9
se~~'~
Community Development Commission
of the City of San Bernardino
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1 EXHIBIT "Au
2 [TEXT OF REDEVELOPMENT PLAN]
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1 EXHIBIT "BII
2 REQUIRED FINDINGS UNDER CEQA AND CEQA GUIDELINES
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1
EXHIBIT "B"
2
3
REQUIRED FINDINGS UNDER CEQA AND CEQA GUIDELINES
4
5 Land Use
6
7 Facts
8
9 The EIR discusses land use impacts at page 4. The EIR determines
10 that the Redevelopment Plan will not have any significant land use
11 impacts.
12
13 Finding
14
15 The Commission finds that no mitigation measures are required, as
16 there will be no significant land use impacts with adoption and
17 implementation of the Redevelopment Plan.
18
19 Earth Resources
20
21 Facts
22
23 The EIR discusses earth resources impacts at pages 4 and 5. The
24 Redevelopment Plan was determined by the EIR to have no significant
25 earth resources impacts.
26
27 Finding
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1 The Commission finds that no mitigation measures are required, as
2 there will be no significant earth resources impacts with adoption
3 and implementation of the Redevelopment Plan.
4
5 Hvdrologv/Drainaqe
6
7 Facts
8
9 The EIR discusses hydrology/drainage impacts at pages 5 and 6. No
10 significant hydrology impacts were identified with adoption and
11 implementation of the Redevelopment Plan because the Redevelopment
12 Plan does not propose any development; however, the EIR states that
13 the Redevelopment Plan will encourage development that could
14 increase runoff or change drainage patterns.
Certain mitigation
15 measures are incorporated into the Redevelopment Plan to reduce
16 indirect hydrology impacts associated with new development to a
17 level of insignificance. These mitigation measures are included in
18 the Mitigation Monitoring and Reporting Program prepared in
19 connection with
20 Redevelopment Plan
21 Program") .
22
23 Findings
24
the
adoption
and
implementation
of
the
(the "Mitigation Monitoring and Reporting
25 The recommended mitigation measures to reduce indirect hydrology
26 impacts are adopted as set forth in the EIR and in the Mitigation
27 Monitoring and Reporting Program.
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1 The Commission finds that the mitigation measures to reduce
2 indirect hydrology impacts associated with new development will
3 mitigate the hydrology/drainage impacts to a less than significant
4 level.
5
6 Traffic and Circulation
7
8 Facts
9
10 The EIR discusses traffic and circulation impacts at page 6. The
11 Redevelopment Plan was determined by the EIR to have no significant
12 traffic and circulation impacts.
13
14 Finding
15
16 The Commission finds that no mitigation measures are required, as
17 there will be no significant traffic impacts with adoption and
18 implementation of the Redevelopment Plan.
19
20 Aesthetics
21
22 Facts
23
24 The EIR discusses aesthetic impacts at pages 6 and 7. Adoption and
25 implementation of the Redevelopment Plan were determined by the EIR
26 to have no direct aesthetic impacts. However, the EIR states that
27 the Redevelopment Plan will encourage redevelopment within the
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1 project area and that the City has urban design criteria associated
2 with new developments. A mitigation measure is recommended in the
3 EIR that all projects conducted under the Redevelopment Plan shall
4 incorporate all applicable streetscape improvements listed in the
5 Urban Design Element of the General Plan of the City.
6
7 Findings
8
9 The recommended mitigation measure is adopted as set forth in the
10 EIR and in the Mitigation Monitoring and Reporting Program.
11
12 This Commission finds there will not be any unavoidable aesthetic
13 impacts with adoption and implementation of the Redevelopment Plan
14 and incorporation of the mitigation measure.
15
16 Noise
17
18 Facts
19
20 The EIR discusses noise impacts at page 7. The Redevelopment Plan
21 was determined by the EIR to have no significant noise impacts.
22
23 Finding
24
25 This Commission finds that no mitigation measures are required, as
26 no significant noise impacts with adoption and implementation of
27 the Redevelopment Plan have been identified in the EIR.
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1 Air Qualitv
2
3 Facts
4
5 The EIR discusses air quality impacts at pages 7, 8 and 9. No
6 significant air quality impacts were identified with adoption and
7 implementation of the Redevelopment Plan because the Redevelopment
8 Plan does not propose any development; however, the EIR states that
9 the Redevelopment Plan is anticipated to encourage redevelopment of
10 existing buildings,
demolition of
existing buildings
and
11 construction of new buildings in their place or the development of
12 existing unused parcels of land which would general both short and
13 long-term air emissions. The EIR further states that there would
14 be air emissions associated with the operation of new buildings.
15 Certain mitigation measures are incorporated into the Redevelopment
16 Plan for incorporation into all future projects to reduce air
17 emissions.
These mitigation measures are also included in the
18 Mitigation Monitoring and Reporting Program.
19
20 Findings
21
22 The recommended mitigation measures are adopted as set forth in the
23 EIR and in the Mitigation Monitoring and Reporting Program.
24
25 The mitigation measures will mitigate construction (short-term) air
26 quality impacts and long-term impacts of future development
27 projects.
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1 Public Services
2
3 Water Service
4
5 Facts
6
7 The EIR discusses water service impacts at page 9. The
8 Redevelopment Plan was determined by the EIR to have no significant
9 water supply impacts.
10
11 Finding
12
13 This Commission finds that no mitigation measures are required, as
14 there will be no significant water supply impacts with adoption and
15 implementation of the Redevelopment Plan.
16
17 Police Service
18
19 Facts
20
21 The EIR discusses police service impacts at pages 9-10. No
22 significant police service impacts were identified with adoption
23 and implementation of the Redevelopment Plan because the
24 Redevelopment Plan does not propose any development; however, the
25 EIR states that the Redevelopment Plan will encourage redevelopment
26 of existing buildings, demolition of existing buildings and
27 construction of new buildings in their place or development of
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1 existing unused parcels of land. Certain mitigation measures are
2 recommended in the EIR to reduce police service calls associated
3 wi th new development in the proj ect area.
These mitigation
4 measures are included in the Mitigation Monitoring and Reporting
5 Program.
6
7 Findings
8
9 The recommended mitigation measures to reduce police service calls
10 associated with new development in the project area are adopted as
11 set forth in the EIR and in the Mitigation Monitoring and Reporting
12 Program.
13
14 The mitigation measures will reduce the police service impacts of
15 new development in the project area.
16
17 Fire Protection
18
19 Facts
20
21 The EIR discusses fire protection impacts at page 10. Adoption and
22 implementation of the Redevelopment Plan was determined by the EIR
23 to have no direct fire protection impactsi
however,
the
24 Redevelopment Plan would indirectly encourage redevelopment of
25 existing blighted buildings, demolition of existing buildings and
26 construction of new buildings in their place and the development of
27 existing unused parcels of land.
The EIR states that while new
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1 development would incrementally increase calls for fire protection,
2 the demolition of blighted buildings or upgrading the blighted
3 buildings to current fire and building codes would have positive
4 benefits to the fire department.
5
6 Finding
7
8 This Commission finds that no mitigation measures are required, as
9 there will be no significant fire protection impacts with adoption
10 and implementation of the Redevelopment Plan.
11
12 School Facilities
13
14 Facts
15
16 The EIR discusses school facilities impacts at page 11. Adoption
17 and implementation of the Redevelopment Plan was determined by the
18 EIR to have no direct school facilities impacts; however, the
19 Redevelopment Plan would indirectly encourage redevelopment of
20 existing blighted buildings, demolition of existing buildings and
21 construction of new buildings in their place and the development of
22 existing unused parcels of land, which could generate students to
23 area schools.
The EIR states that residential and commercial
24 development would be required to pay developer fees to the school
25 district to mitigate student impacts.
26
27 Finding
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1 This Commission finds that no mitigation measures are required, as
2 there will be no significant school facilities impacts with the
3 adoption and implementation of the Redevelopment Plan.
4
5 Wastewater Service
6
7 Facts
8
9 The EIR discusses wastewater service impacts at page 11. Adoption
10 and implementation of the Redevelopment Plan was determined by the
11 EIR to have no direct wastewater service impacts i however, the
12 Redevelopment Plan would indirectly encourage redevelopment of
13 existing blighted buildings, demolition of existing buildings and
14 construction of new buildings in their place and the development of
15 existing unused parcels of land, which would generate wastewater.
16 The EIR states that while the existing wastewater collection
17 facilities serving the project areas have capacity for additional
18 development, several upgrades to existing facilities are needed.
19 The EIR states that several sewer system improvements are listed in
20 the Redevelopment Plan and that financial assistance from the
21 Redevelopment Agency of the City of San Bernardino to help the City
22 with sewer improvements would have positive impacts on wastewater
23 service.
24
25 Finding
26
27
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B-9
1 This Commission finds that no mitigation measures are required,
2 since there will be no significant wastewater service impacts with
3 adoption and implementation of the Redevelopment Plan.
4 Solid Waste
5
6 Facts
7
8 The EIR discusses solid waste collection and landfill impacts at
9 page 12. Adoption and implementation of the Redevelopment Plan was
10 determined by the EIR to have no direct impacts on solid waste
11 collection or the life expectancy of the landfill serving the
12 project areas. The EIR states that the City has recycling programs
13 that all future development within the project area will be
14 encouraged to participate in to reduce the volume of solid waste
15 taken to area landfills. The EIR contains a mitigation measure to
16 mitigate the solid waste collection and landfill impacts that may
17 result from future development. The mitigation measure is included
18 in the Mitigation Monitoring and Reporting Program.
19
20 Findings
21
22 The mitigation measure is adopted as set forth in the EIR and in
23 the Mitigation Monitoring and Reporting Program.
24
25 The mitigation measure will mitigate the solid waste collection and
26 landfill impacts that may result from future development.
27
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B-10
1 Hazards and Hazardous Materials
2
3 Facts
4
5 The EIR discusses hazard and hazardous materials impacts at pages
6 12-13.
Adoption and implementation of the Redevelopment Plan was
7 determined by the EIR to have no direct hazardous materials
8 impacts; however, the Redevelopment Plan would indirectly encourage
9 redevelopment of existing blighted buildings, demolition of
10 existing buildings and construction of new buildings in their place
11 and the development of unused parcels of land. The EIR states that
12 although no hazardous sites are known to exist in the project area,
13 previous uses may have included hazardous materials that may have
14 either been spilled or dumped on the property or unused parcels
15 designated for residential use may have abandoned septic tanks.
16 The EIR states that development in the project area could expose
17 people to hazardous materials and provides a mitigation measure to
18 mitigate the potential exposure of people to hazardous materials.
19 The mitigation measure is included in the Mitigation Monitoring and
20 Reporting Program.
21
22 Findings
23
24 The recommended mitigation measure as set forth in the EIR and in
25 the Mitigation Monitoring and Reporting Program is adopted.
26
27
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B-11
1 This measure will mitigate the potential exposure of people to
2 hazardous materials in connection with future development.
3
4 Population and Housinq
5
6 Facts
7
8 The EIR discusses population and housing impacts at page 13.
9 Adoption and implementation of the Redevelopment Plan was
10 determined by the EIR to have no direct housing and population
11 impactsi however, the Redevelopment Plan would indirectly encourage
12 redevelopment of existing blighted buildings, demolition of
13 existing buildings and construction of new buildings in their place
14 and the development of existing unused parcels of land. The EIR
15 states that new residential development would increase the City's
16 housing inventory with a possible subsequent increase in population
17 and that the use of tax increment to preserve or provide low- and
18 moderate-income housing could also increase the City's housing and
19 population.
However, the EIR concludes that future residential
20 development is not anticipated to have any significant housing or
21 population impacts because development in the project area must be
22 consistent with the City's general plan.
23
24 Finding
25
26
27
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B-12
1 This Commission finds that no mitigation measures are required, as
2 there will not be
3 with adoption and
4
5 Recreation
6
7 Facts
8
any significant housing and population impacts
implementation of the Redevelopment Plan.
9 The EIR discusses recreation impacts at page 14.
Adoption and
10 implementation of the Redevelopment Plan was determined by the EIR
11 to have no direct recreation impacts; however, the Redevelopment
12 Plan would indirectly encourage redevelopment of existing blighted
13 buildings, demolition of existing buildings and construction of new
14 buildings in their place and the development of existing unused
15 parcels of land.
The EIR states that development could increase
16 the demand on existing park and recreational facilities in the
17 project areas and that the City requires the payment of Quimby Act
18 fees for residential development to offset impacts on recreational
19 facilities by new residents.
20
21 Finding
22
23 This Commission finds that no mitigation measures are required, as
24 there will not be any significant recreation impacts with adoption
25 and implementation of the Redevelopment Plan.
26
27
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B-13
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