IS_Checklist

INITIAL STUDY CHECKLIST
A. BACKGROUND
1. Project Title: Ariel Suites
2. Lead Agency: City of San Diego
3. Contact Person
and Phone Number: LAURA GARRETT: (760) 310-0817
4. Project Location: 735 W. Beech St.
5. Description of Project: Ariel Suites Ariel Suites will be
a 22-story, 224-unit high-rise apartment building
with five levels of underground parking. There will
also be a pool deck complete with hot tubs,
barbecues, and fire pits. In addition, the building
will have several green roofs to allow for increased sustainability. The building is 269 ft
tall and the ground floor will have 17,300 square foot area specified for
commercial/retail use that has attracted restaurant and bar owners like CH Projects,
the group behind Noble Experiment and Neighborhood Bar and Grill. It is also has
attracted local market sellers like Hanson’s Markets. The rest of the building, 165,396
square feet, is for residential. The residential units are comprised of 1 and 2 bedroom
units and then penthouse suites at the top. The parking for the structure is
subterranean and includes 5 levels that will provide 237 spaces for residential parking
and 40 spaces for retail parking.
6. Surrounding Land Uses and Setting:
Ariel Suites is situated just south of the heart of the iconic Little Italy community of
downtown San Diego. Located on the corner of Beech and Kettner, the Ariel Suites
development is set on a highly constrained site. Surrounded on three sides, it is situated
between an existing bank, railroad tracks, and another high-rise apartment building. It is
¼ west of San Diego Bay and a mile south of the heart of downtown San Diego. This is a
bustling neighborhood that has grown significantly in the last 10 years due to the
commercial growth of downtown San Diego and the neighborhood of Little Italy. It is a
walk friendly area with numerous conveniences within a close radius including 3 kinds of
public transportation.
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B. DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because of the incorporated
mitigation measures and revisions in the project have been made by or agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or
“potentially significant unless mitigated” impact on the environment, but at least one
effect (1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and (2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
Signature Date
Printed Name Title
2

C. EVALUATION OF ENVIRONMENTAL IMPACTS
The following requirements for evaluating environmental impacts are cited directly from the
State CEQA Guidelines Appendix G.
1) A brief explanation is required for all answers except “No Impact” answers that are
adequately supported by the information sources cited. A “No Impact” answer is
adequately supported if the referenced information sources show that the impact simply
does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A “No Impact” answer should be explained where it is based on project-
specific factors as well as general standards.
2) All answers must take account of the whole action involved, including off-site as well
as on-site, cumulative as well as project-level, indirect, and construction as well as
operational impacts.
3) A “Less than Significant Impact” applies when the proposed project would not result
in a substantial and adverse change in the environment. This impact level does not
require mitigation measures.
4) “Potentially Significant Impact” is appropriate if there is substantial evidence that an
effect is significant. If there are one or more “Potentially Significant Impact” entries when
the determination is made, an EIR is required.
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I. AESTHETICS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect
on a scenic vista?
b) Substantially damage scenic
resources, including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state scenic
highway?
c) Substantially degrade the existing
visual character or quality of the
site and its surroundings?
d) Create a new source of substantial
light or glare that would adversely
affect day or nighttime views in the
area?
PROJECT IMPACTS AND MITIGATION MEASURES
a. The scenic vista would not be changed. The closest scenic area is the bay which is already
being blocked by the other project previously existing.
b. The area is sited in a topographically screen area with no vegetation or rock out cropping.
The site is currently a parking lot where no rock out cropping or vegetation that would be
impacted. No state scenic highway or historic buildings will be impacted with this development.
c. The visual character of the area is currently commercial buildings and mixed use
residential within the Little Italy, San Diego neighborhood. The project design will blend in with
the current aesthetic design of the surrounding buildings and colors. Currently south of the
proposed project is the U.S. Bank, west is the trolley/train tracks followed by residential condos,
east is a small residential condo complex and north is an older commercial building not being
used at this time. One issue, if any, would be the blocking of the maritime mural created by
Wyland on the U.S. Bank building. This mural is one of 100’s that Wyland has produced around
the world. The mural will not be damaged but will be blocked by the view the new building
Aerial Suites. This does not seem to be large issues as there are other maritime murals around San
Diego, including 5 other locations for the public to see similar artist renderings. An op-ed piece
was posted online, http://www.examiner.com/article/san-diego-to-lose-wyland-s-gray-whale-
mural-little-italy-4, but not public outcry has been made over this specific mural
d. The area is already an amalgam of commercial and mixed-use residential high rises. This
building will contribute a bit more light or glare to the nighttime view but no mitigation will be
needed.
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II. AGRICULTURE AND FOREST
RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps
prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to
nonagricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in
Public Resources Code Section 12220(g)),
timberland (as defined by Public Resources
Code Section 4526 and by Government
Code Section 51104(f)), or timberland
zoned Timberland Production (as defined
by Government Code Section 51104(g))?
d) Result in the loss of forestland or
conversion of forestland to non-forest use?
e) Involve other changes in the existing
environment, which due to their location or
nature, could result in conversion of
Farmland to nonagricultural use or
conversion of forestland to non-forest use?
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional
model to use in assessing impacts on agriculture and farmland.
In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer
to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land,
including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement
methodology provided in Forest Protocols adopted by the California Air Resources Board.
a-e) The area in for the proposed site is a parking lot and is zoned for commercial and mixed-
use. The area is also considered to be urban and built up land. This would not be converting
prime, unique, or statewide farmland into non-farmland. It does not conflict with zoning for
agricultural use or a Williamson act contract. This project is currently within its zoning limits. It
would not result in the loss of forestland or conversion of forestland to non-forest use. Lastly, this
project would not involve changes in the existing environment that would result in the conversion
of farmland to nonagricultural use or non-forest use.
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III. AIR QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
b) Violate any air quality standard or
contribute substantially to an existing
or projected air quality violation?
c) Result in a cumulatively considerable
net increase of any criteria pollutant
for which the project is
nonattainment under applicable
federal or state ambient air quality
standards?
d) Expose sensitive receptors to
substantial pollutant concentrations?
e) Create objectionable odors affecting
a substantial number of people?
a-e) During the construction of the proposed project there may conflicts with the
applicable air quality plan, the project may violate air quality standards, result in pollutants,
expose sensitive receptors to substantial pollutant concentrations or create objectionable
odors. These significant impacts can and will be mitigated to less than significant with
mitigation measures per specifications cited by the City of San Diego. Heavy-duty diesel
equipment engines will be properly tuned and maintained to manufacturers’ specifications
to ensure minimum emissions under normal operations. The proposed project clients will work
with the local Water Authority which will require the construction contractors to implement
measures to the extent practical. For smells, Design standards will incorporate odor-reducing
measures when necessary to reduce odor levels to less than significant levels. Post
construction, the building will be up to code. The commercial use area of the building is
seeking out businesses which might be incorporating food services. The commercial aspect
of the building will be to code with vents, proper facilities for waste, and need to comply
with City food services compliance.
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IV. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive, or
special-status species in local or
regional plans, policies, or
regulations, or by the California
Department of Fish and Game or US
Fish and Wildlife Service?
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local
or regional plans, policies, or
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, vernal pool, coastal
wetlands, etc.), through direct
removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or
migratory wildlife corridors, or
impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an
adopted habitat conservation plan,
natural community conservation plan,
or other approved local, regional, or
state habitat conservation plan?
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a. The area for the proposed project is in an area signified by the City of San Diego to be
non-native vegetation and a developed area. No grubbing or removal will occur. Nor
will the project allow access for humans to areas previously preserved. The proposed
project will add minimal vegetation including a green roof and terracing throughout the
outside of the building. This project will add non-native vegetation and maintain it.
b. There is no riparian species or habitat that will be obstructed or damaged from this
project. The nearest large body of water is the San Diego Bay which is over 2000 ft away
to the west.
c. There will be no federally recognized wetlands affected by this project. The spoils or dirt
excess will be transported to a land fill deposit or a C & D recycling plant unless the spoils
are deemed hazardous in which the project will contact the City for the a location of
their choosing. No native wetland will be affected.
d. This project will not interfere with a flight path of native resident, migratory birds or
impede the use of wildlife nursery sites.
e. This project will not conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance.
f. The proposed project will not conflict with the provisions of an adopted habitat
conservation plan, natural community conservation plan, or other approved local,
regional, or state habitat conservation plan.
*a-e) Project organizers have consulted the City of San Diego’s final programmatic EIR that
and ensures that no biological surveys will be needed to be conducted on this land
because it will not be disruptive. The project will mitigate displacement of wildlife by
construction activities by only operating noise making from construction equipment, traffic,
and pump stations during the slotted regulatory hours. Walls and barriers will be set up to
reduce the issue of increased artificial light from plant lighting, and outdoor lighting around
facilities.
9

V. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Cause a substantial adverse change in
the significance of a historical
resource as defined in Public
Resources Code Section 21084.1 and
CEQA Guidelines Section 15064.5,
respectively?
b) Cause a substantial adverse change in
the significance of an archaeological
resource as defined in Public
Resources Code Sections 21083.2 and
21084.1, and CEQA Guidelines
Section 15064.5, respectively?
c) Directly or indirectly destroy a unique
paleontological resource or site or
unique geological feature?
d) Disturb any human remains, including
those interred outside of formal
cemeteries?
a. The proposed project may and possibly will cause a change in historical resources during
the construction. It is understood that the historic district of Little Italy has been in
operation for many years as not only a community but as an industrial Tuna fishery site.
American communities have been living in this area from 1848 to present and prior to
that Mexican, Spanish, and Native American habitation had occurred. On-site cultural
resource surveys shall be conducted by a qualified archaeologist prior to construction to
locate and map any significant historical resources to bring the impact down to no
impact or less then significant. If there are findings during the survey then they will be
removed and dealt with by the consultation of the cultural resource management team.
A cultural monitor will be present if deemed necessary during earth moving activities. If
anything is found, the cultural monitor will be asked for advice on how to handle situation
and what follow up there is for curation.
b. The same as above. A survey will be conducted and a monitor if necessary to mitigate
impacts if any to archaeological resources. A Native American Monitoring team will be
contacted to assist in the advice of this project as well. It is understood that
archaeological means years beyond American, Mexican and Spanish habitation. Both
cultural resources team and native groups will be consulted on curation or repatriation of
any resources uncovered.
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c. The area in question for the proposed site is deemed to not be a sensitive area for
paleontological resources and monitoring not required per guidelines set out by
recognized paleontologists and the City of San Diego per:
http://www.sdcounty.ca.gov/pds/docs/Paleo-Guidelines.pdf
However, if seen necessary by the City or cultural resource consultant a monitor can be
provided for mitigation monitoring.
d. It is unknown if the proposed project will impact any human remains upon the earth
moving process. If human remains are found of unknown origin, all work will cease in the
vicinity of the find. The County Coroner and the Water Authority shall be contacted
immediately. If the remains are determined to be Native American then the Coroner or a
native monitor, if present, will assist in contacting the local tribe or the notify the Native
American Heritage Commission to find the most likely descendant. They will then work
with the Water Authority and the cultural resource management company to determine
the next course of action. In that vicinity of the project, all action will cease until
measures are carried out.
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VI. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Expose people or structures
to potential substantial
adverse effects, including the
risk of loss, injury, or death,
involving:
i) Rupture of a known
earthquake fault, as
delineated on the most
recent Alquist-Priolo
Earthquake Fault Zoning
Map issued by the State
Geologist for the area or
based on other
substantial evidence of a
known fault? Refer to
Division of Mines and
Geology Special
Publication 42.
ii) Strong seismic ground
shaking?
iii) Seismic-related ground
failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil
erosion or the loss of
topsoil?
c) Be located on a geologic unit
or soil that is unstable, or
that would become unstable
as a result of the projects,
and potentially result in on-
or off-site landslide, lateral
spreading, subsidence,
liquefaction, or collapse?
d) Be located on expansive soil,
as defined in Table 18-1-B of
the Uniform Building Code
(1994), creating substantial
risks to life or property?
e) Have soils incapable of
adequately supporting the
use of septic tanks or
alternative wastewater
disposal systems where
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VI. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
sewers are not available for
the disposal of wastewater?
a. i. The proposed project is in a coastal plains area. According to the Alquist-Priolo
Earthquake Fault Zoning Map issued by the state and updated in 2003, there are is no
substantial evidence of a fault.
ii-iii. Strong seismic activity is not seen as a possibility due to the types of faults in the
surrounding area and the proximity to project. To mitigate any foreseeable issues a
geologist will be consulted and all practicable precautions will be taken in design and
construct to withstand the projected any projected ground shaking associated with the
most probably magnitude earthquake in the area. The mitigation will include mitigation
in the possibility of liquefaction, lurching, lateral spreading, and rapid differential
settlement. The project will take into account any possibly earthquakes that could occur
in the life time of the structure.
iv. Landslides are not likely in the area due to location being in a coastal plain area and
not on a hill side or slope. Will contact consult with geologist for possible mitigation
measures if necessary.
b. To combat soil erosion an Erosion Control Mitigation plan will be adopted. The following
steps will be taken as stated by the City of San Diego as an acceptable mitigation to
erosion and top soil removal. Confine all vehicular traffic associated with construction to
designated rights-of-way, material yards, and access roads. Limit disturbance of soils and
vegetation removal to the minimum area necessary for access and construction. Where
vegetation removal is necessary, use cutting/mowing methods instead of blading,
wherever possible. Graded material will be sloped and bermed, where possible, to
reduce surface water flows across the graded area. Use detention basins, certified
weed-free straw bales, or silt fences, where appropriate; and Use drainage control
structures, where necessary, to direct surface drainage away from disturbance areas
and to minimize runoff and sediment deposition downslope from all disturbed areas.
c. The project will conduct practices during construction with the advice and input of a soils
tech and the local Water Authority. Mitigation focus will be instituted to ensure the
construction contractors will work with the Water Authority and shall ensure the Water
Authority’s General Conditions and Standard Specifications, Section 02200 Earthwork is
met. This includes the excavation, trenching, backfilling, compaction and grading
necessary for the construction of new facilities in line with previously mentioned
specifications.
d. Following mitigation from above step “c.”
13

e. Measures will be taken to ensure there is soil capable as well as work with the local Water
Authority to prepare and implement a project-specific Storm water Pollution Prevention
Plan included with the erosion control plan if grading or extensive excavation is involved,
involve and Implement a monitoring, inspection, and documentation program to assure
the effectiveness of control measures, including post-construction measures.
14

VII. GREENHOUSE GAS EMISSIONS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
b) Conflict with an applicable plan,
policy, or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
a. The proposed project during construction phase will add to greenhouse emissions
through having industrial equipment operating and indirectly with traffic to and from the
project. Following up with the stipulations in the air quality, all equipment will be tuned
and running at their most efficient to offset excessive emissions and need for excess fossil
fuels. To address any potentially in correctable emissions, the proposed project organizers
can and possibly will be purchasing carbon credits and retiring them to offset excessive
greenhouse gas emissions.
b. The project will not be directly interfering with an applicable plan but there might be
indirect interference. To offset this, the project itself has taken careful considerations in
deciding location and structure of the building. The project is located 375 ft of the
nearest trolley pickup and drop-off. The project is located in an area that is considered
extremely walk-able and bike friendly, offsetting the need to use motorized vehicles. If a
vehicle is needed, residents have access to many forms of motorized transportation/ride
sharing like Uber, Lyft, and Cars 2 Go which are available and used in this area. Bars and
restaurants are located within a short distance, less than ½ a mile. Adding to these, the
commercial area of the building has attracted markets like Hanson’s market and
restaurant interests from locally established organizations like CH. The top roof of the
building will include a green roof which will assist in storm water best management
practices as well as be used for assisting in the watering the vegetation that will be
terraced along the building.
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VIII. HAZARDS AND
HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Create a significant hazard to
the public or the environment
through the routine transport,
use, or disposal of hazardous
materials?
b) Create a significant hazard to
the public or the environment
through reasonably foreseeable
upset and accident conditions
involving the release of
hazardous materials into the
environment?
c) Emit hazardous emissions or
handle hazardous or acutely
hazardous materials,
substances, or waste within
one-quarter mile of an existing
or proposed school?
d) Be located on a site which is
included on a list of hazardous
materials sites compiled
pursuant to Government Code
Section 65962.5 and, as a result,
create a significant hazard to
the public or the environment?
e) For a project located within an
airport land use plan area or,
where such a plan has not been
adopted, within 2 miles of a
public airport or a public use
airport, result in a safety hazard
for people residing or working
in the project area?
f) For a project within the vicinity
of a private airstrip, result in a
safety hazard for people
residing or working in the
project area?
g) Impair implementation of, or
physically interfere with, an
adopted emergency response
plan or emergency evacuation
plan?
h) Expose people or structures to
a significant risk of loss, injury,
or death involving wildland
fires, including where wildlands
are adjacent to urbanized areas
or where residences are
16

VIII. HAZARDS AND
HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
intermixed with wildlands?
a. The project itself will only be producing exceptionally hazardous waste during
construction and upon completion will comply with local City and state standards. Any
and all hazardous waste will be contained onsite and then disposed of in the proper
means deemed acceptable by the City of San Diego. The materials will either be
transported in rigs to the Miramar Landfill if it meets the acceptable standards for
transport and dumping. If the material is beyond the acceptable standards, deemed by
a qualified soils technician or hazmat professional, for the landfill then the organizers shall
contact local disposal companies that meet the City of San Diego’s expectations for
disposal like Mountain Materials Inc., Alternative Disposal Inc., and/or Soclaris
Construction Inc.
b. The project organizers will work with the Water Authority to develop an evacuation
readiness plan in conjunction with the local fire department that will incorporate
appropriate actions in the case of an accidental release of hazardous material.
Mitigation can and will include, features that could be installed to minimize the risk of
public exposure to hazardous materials or gases due to an unintentional release
includes: Chlorine and ammonia gas detection and alarm systems that operate
continuously 24 hours per day, 7 days per week; wind monitors to determine the
downwind threatened areas; and coordination and pre-emergency planning with the
LEPCs and the surrounding communities. The area of maintained construction will also be
properly closed in or dampened in areas where contaminated soil might be dry and be
blown off site.
c. The nearest school is Washington Elementary and is .4 miles from the project site. This is
not within the .25 buffer zone and no other proposed school is in plans for the remote
area in the time for the project to be constructed. The project will be complying with City
regulatory standards for operation once completed. Until that point the project will
continue with all the other necessary mitigation steps to ensure public safety.
d. The site is known to have dredging from the Bay of San Diego and also have historical
structures that once existed on the site. Historical sites are known to have soil
containments and also have items that are deemed as containments. If the items are
historical in nature then a cultural resources management team will be called on to
handle the documentation and removal of anything that is deemed significant. Prior to
this the site the project organizers will schedule with the local Water Authority to
investigate the site to determine whether it has a record of hazardous material
contamination; and if so, characterize the site according to the nature and extent of soil
contamination that is present before development activities proceed at that site. Then
determine the need for further investigation and/or remediation of the soils conditions on
the contaminated site. If the slated development activity could involve human contact
with soils, such as may be the case with residential use, then another step should be
completed. If not residential or human contact will occur with the contaminated area
then the previous mitigation would be acceptable according to City of San Diego
17

mandate. If it is determined that extensive soil contact will accompany the intended use
of the site, undertake a Phase II investigation involving soil sampling at a minimum.
Should further investigation reveal high levels of hazardous materials in the site soils,
mitigate Section 14 – Public Safety and Hazardous Materials Regional Water Facilities
Master Plan Draft Program EIR 14-8 August 2003health and safety risks according to
County Department of Environmental Health and RWQCB regulations. This will include
site-specific health and safety plans prepared prior to undertaking any building or utility
construction. The soil and other hazardous material will be dealt with in the previously
stated paragraphs, a & b or as seen fit by the City and local Water Authority.
e. The nearest airport is Lindbergh International Airport and is 2.6 miles from the project site
which is outside of the 2 mile radius stipulated. Residents, and people residing, or working
in this area might effected by the project. During construction all previously stated
mitigation measures will be implemented along with a structured regulatory working
schedule to mitigate excessive noise and light pollution.
f. This project is not within the vicinity of a private airstrip. All previously mitigated measures
will compensate for people residing and working within the project area.
g. The construction contractor and local Water Authority will be instructed to set up a
controlled traffic plan to ensure that no interference occurs with emergency response
plans or evacuation plans. Keeping streets clear by adding workers that operate as
traffic controllers for construction traffic and having suitable pathways in and out of the
project.
h. The proposed projects construction and completion will have no effect on people or
structures in regard to wild land fires, including where wild lands are adjacent to
urbanized areas or where residences are intermixed with wildlands.
18

IX. HYDROLOGY AND
WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Violate any water quality
standards or waste discharge
requirements?
b) Substantially 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 (e.g.,
the production rate of pre-
existing nearby wells would
drop to a level which would
not support existing land
uses or planned uses for
which permits have been
granted?
c) Substantially alter the
existing drainage pattern of
the site or area, including
through the alteration of the
course of a stream or river, in
a manner, which would result
in substantial erosion or
siltation on- or off-site?
d) Substantially alter the
existing drainage pattern of
the site or area, including
through the alteration of the
course of a stream or river,
or substantially increase the
rate or amount of surface
runoff in a manner that
would result in flooding on-
or off-site?
e) Create or contribute runoff
water which would exceed
the capacity of existing or
planned stormwater
drainage systems or provide
substantial additional
sources of polluted runoff?
f) Otherwise substantially
degrade water quality?
g) Place housing within a 100-
year flood hazard area as
mapped on a federal Flood
Hazard Boundary or Flood
19

IX. HYDROLOGY AND
WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Insurance Rate Map or other
flood hazard delineation
map?
h) Place within a 100-year flood
hazard area structures that
would impede or redirect
flood flows?
i) Expose people or structures
to a significant risk of loss,
injury, or death involving
flooding, including flooding
as a result of a failure of a
levee or dam?
j) Inundation by seiche,
tsunami, or mudflow?
a. The proposed project is located in a ground water basin specified area and may impact
discharge requirements for the area. The proposed project will work with the local Water
Authority to ensure that mitigation practices are utilized to ensure less than significant
impact. The following points are some of the mitigation practices that will be
implemented.
b. The organizers will work with the Water Authority to ensure the standards and practices of
the City of San Diego’s mitigation measures are carried out and that all ground disturbing
activities are conducted consistent with the Water Authority’s General Conditions and
Standard Specifications, including but not limited Temporary Erosion Control, Dewatering,
Earthwork, Tunneling and Revegetation where necessary. The organizers will file with the
RWQCB a Notice of Intent to comply with the Statewide General Permit for Construction
Activities. Prepare and implement a project-specific Stormwater Pollution Prevention
Plan, including an erosion control plan consistent with the soils and geology mitigation.
Grading and extensive excavation is involved; organizers will implement a monitoring,
inspection, and documentation program to assure the effectiveness of control measures,
including post-construction measures. Obtain or comply with existing General
Stormwater Discharge Permit(s) for industrial activities, where applicable. Organizers will
comply with the NPDES Phase II Non-Point Discharge Program. All activities will be
conducted with the all cooperation to ensure the water and waste discharges meet the
criterion of the local Water Authority and understand overages will result in fines which
the organizer will pay if applicable.
c. Please see section b.
d. Please see section b.
e. Please see section b.
20

f. Please see section b.
g. This structure is not located in a 100- year flood hazard area as mapped on a federal
flood hazard boundary or flood insurance rate map or other flood delineation maps.
h. Please see g.
i. Please see g.
j. This area is not susceptible to seiche, tsunami or mudflow and will plan for storm run off to
the city mandated areas.
21

X. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Physically divide an existing
community?
b) Conflict with any applicable
land use plan, policy, or
regulation of an agency with
jurisdiction over the project
(including, but not limited to,
the general plan, specific
plan, local coastal program,
or zoning ordinance)
adopted for the purpose of
avoiding or mitigating an
environmental effect?
c) Conflict with any applicable
habitat conservation plan or
natural community
conservation plan?
a. This project is located in an area that is a currently growing community of Downtown San
Diego and the Little Italy neighborhood within the Downtown San Diego area. It will not
be physically dividing any communities.
b. The current land-use restrictions are for commercial, residential, and mixed-use
commercial residential units. There will be a loss of parking as the previous structure was a
paid parking lot. Land use decisions are necessarily predicated, at least in part, on
assumptions about available water supply. To ensure that a sufficient water supply is
available to accommodate planned land uses, the Legislature has established a
balance in authority between local land use agencies and water suppliers. This balance
preserves in cities and counties the authority to plan and regulate land use, while
simultaneously requiring that water agencies provide information to assist cities and
counties to make educated and responsible land use decisions. While water suppliers
provide information to cities and counties that is used in developing general plans, water
suppliers do not have the authority to make land use decisions. Water supply planning is
responsive to land use planning. There is no conflict with any applicable habitat
conservation plan or natural community conservation plan. This project is line with what is
zoned for the area.
22

XI. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
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?
a. There is no mineral resource of value to the local residents, City, or State that would be
lost in this area due to the development.
b. There is no impact or loss of availability of a locally important mineral resource recovery
site specified on a local general plan, specific, plan or land use plan.
23

XII. NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Exposure of persons to or
generation of noise levels in
excess of standards
established in the local
general plan or noise
ordinance or of applicable
standards of other agencies?
b) Exposure of persons to or
generation of excessive
groundborne vibration or
groundborne noise levels?
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?
e) For a project located within
an airport land use plan area
or, where such a plan has not
been adopted, within 2 miles
of a public airport or a public
use airport, expose people
residing or working in the
project area to excessive
noise levels?
f) For a project within the
vicinity of a private airstrip,
expose people residing or
working in the project area
to excessive noise levels?
a. Noise levels during project completion will be minimal. During project construction, the
surrounding area will have noise levels exceeding standards. To mitigate this issues the
project organizer will comply with all local sound control and noise level rules, regulations,
and ordinances which apply to any work performed. Will ensure to equip each internal
combustion engine used for any purpose on the job or related to the job with a muffler of
a type recommended by the manufacturer. Will not operate internal combustion
24

engines on the project without said muffler; and noise level requirements shall apply to all
equipment on the job or related to the job, including but not limited to trucks and
transient equipment that may or may not be owned by the contractor. Avoid the use of
loud sound signals in favor of light warnings except where required by safety laws for the
protection of personnel. Construction work shall be accomplished on a regularly
scheduled eight (8) hour per day work shift basis, Monday through Friday, between the
hours of 7:00 a.m. and 5:00 p.m. unless otherwise limited or revised by government
permits for construction or as specified elsewhere. Some idling of construction equipment
will occur; however, equipment shall be turned off when not being utilized. Noise barriers
may be necessary around noisy equipment or near a noise sensitive area if other
administrative controls cannot be implemented. Contractors will adhere to specifications
if there is public or City complaint.
b. Please see above sections “a”. Idling vehicles cause vibration and construction
equipment causes ground borne noise. If noise from equipment or machinery operation
exceeds the local regulations for noise sensitive locations, low noise equipment or
machinery will be used to achieve the necessary noise limits. If low noise equipment or
machinery is insufficient in meeting the required noise limits, a noise barrier (e.g., building
or other method) shall be placed around the equipment to provide the necessary noise
attenuation.
c. Substantial noise will not occur without the project, all generators or noise baring
equipment will be subterranean or insulated. If it does occur due to residents of finished
project or commercial outlets, they will be subjected to City law enforcement in
conjunction with City noise ordinances and violations.
d. Please see above sections a. and b. for solutions for mitigation.
e. The area is outside of the 2 mile buffer area of the international airport Lindbergh Field.
Please see sections a. and b. for mitigation measures.
f. The proposed project site is not within the vicinity of a private airstrip. Please see sections
a. and b. for mitigation measures.
25

a. The project is a planned mixed-use residential and commercial high rise. The building will
be leasing and renting out 224 units for persons to reside in. The construction of this
building will increase the population growth in the area and increase traffic to the area
due to commercial additions. The area has been previously zoned by the City of San
Diego for this specific time of development and has foreseen this exact type of growth.
The impact cannot be greater than the occupancy of the building itself for residency per
the fire marshal allotment. Project organizers will communicate with the City of San Diego
to and consult demographic and economic forecasting models, Interregional
Commuting Models, Urban Development Models; and Transportation Forecasting Mode
to ensure the project is complying with the allotted growth that is expected for the area
and alter project to fit the needs of the potential growth if possible.
b.
c. New homes will be created due to development. It will not be displacing existing
housing.
d. This project will not displace any numbers of people.
26
XIII. POPULATION AND
HOUSING
Would the project:
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Induce substantial
population growth in an
area, either directly (e.g., by
proposing new homes and
businesses) or indirectly (e.g.,
through extension of roads
or other infrastructure)?
b) Displace substantial numbers
of existing housing,
necessitating the
construction of replacement
housing elsewhere?
c) Displace substantial numbers
of people, necessitating the
construction of replacement
housing elsewhere?

XIV. PUBLIC SERVICES Would the
project result in substantial adverse
physical impacts associated with the
provision of new or physically altered
governmental facilities, the need for new
or physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
following public services:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
a. The project will equipped with all necessary fire protection and early fire detection
devices to ensure that agency fire protection is not needed. In the event that fire
protection is needed, organizers will communicate with the City of San Diego to set up a
fee or payment to assist in subsidizing fire protection.
b. Similar to b. The project will need increased police protection due to increase in
population.
c. School locations will be told to all future residents per representative of the building.
Local schools will be advised of proposed projects and possible influx.
d. Impacts to parks like Balboa Park are foreseeable. Increased traffic is taken into
consideration of the City master plan and the increase is acceptable according to the
development portion of the Master plan.
e. Same as d.
27

XV. RECREATION
Potentially
Significant
Impact
Less Than
Significant Impact
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Would the project increase
the use of existing
neighborhood and regional
parks or other recreational
facilities such that
substantial physical
deterioration of the facility
would occur or be
accelerated?
b) Does the project include
recreational facilities, or
require the construction or
expansion of recreational
facilities, which might have
an adverse physical effect
on the environment?
a. The project could possibly or will increase the use of existing neighborhood and regional
parks or other recreational facilities. It is not expected that it will be substantial enough
that physical deterioration of the facility could occur or be accelerated. This impact is
expected as the City of San Diego grows per the City of San Diego master plan. No
direct impact is slated due to the construction of this project. Consultation will be
needed with the City of San Diego, Caltrans, and SANDAG as well as other agencies to
determine if the impact will need to be mitigated.
b. This project includes the potential and possible proposal to have a recreational workout
facility within the property but will not need to expand other facilities or have an adverse
effect on the environment as it will be self-containing and possibly reduce the traffic to
other fitness locations. The project also includes the creation of recreational facilities in
that of a restaurant/bar which will be an added addition to the local area which already
has many bars and restaurants operating.
28

XVI. TRANSPORTATION/TRAFFIC
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Conflict with an applicable plan,
ordinance or policy establishing
measures of effectiveness for the
performance of the circulation
system, taking into account all modes
of transportation including mass
transit and non-motorized travel and
relevant components of the
circulation system, including but not
limited to intersections, streets,
highways and freeways, pedestrian
and bicycle paths, and mass transit?
b) Conflict with an applicable
congestion management program,
including, but not limited to level of
service standards and travel demand
measures, or other standards
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?
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?
f) Conflict with adopted policies, plans,
or programs regarding public transit,
bicycle, or pedestrian facilities, or
otherwise decrease the performance
or safety of such facilities?
a. A traffic control plan and a traffic impact statement will need to be created that will be
sufficient for 224 units of residential use and 18,000 square feet of commercial space.
Prior to the start of the construction phase of Proposed Project facilities, the organizer
29

shall submit a Traffic Control Plan to the appropriate local jurisdiction for review and
approval. The plan shall be consistent with the Caltrans Traffic Manual, Chapter 5, and
will include the following information: Signage posted in areas designated as temporary
traffic control zones; and Speed limits to be observed within control zones. Where
appropriate for work on public roadways, the organizer will contact the Water Authority
and request them to submit a set of proposed construction plans to agencies with
jurisdiction over the roadways to allow them to comment on the proposed plans. During
construction of water pipelines for the project, it is understood that the Water Authority
shall implement traffic management measures, as deemed necessary and applicable
by a properly licensed engineer: Temporary traffic lanes shall be marked, barricades and
lights shall be provided at excavations and crossings. Pipeline construction activities shall
affect the least number of travel lanes as possible, with both directions of traffic flow
being maintained at all times, to the extent feasible. Pipeline construction shall avoid the
morning and evening peak traffic periods to the extent feasible. Construction within any
major intersection shall be restricted to only one-half of an intersection at any one time in
order to maintain one lane of traffic flow in each direction. Pipeline crossings of light rail
and railroad tracks shall be constructed using methods that provide minimal disruption to
light rail and railroad operations, to the extent feasible. Construction across on- and off-
street bikeways shall be done in a manner that allows for safe bicycle access or bicycle
traffic will be safely re-routed. Private driveways located within construction areas will
remain open to maintain access to the maximum extent feasible. It is anticipated that if
the trench will remain open in front of a private driveway for more than five days, metal
plates would be used to provide 24-hour access, except for up to 3 hours of blockage as
needed during construction. To minimize cumulative traffic impacts as a result of lane
closures during construction, the Water Authority will require that the project construction
contractor(s) coordinate with construction contractor(s) for any concurrent nearby
projects that are planned for construction. During construction of water transmission
pipelines, the organizer will ensure that the Water Authority notifies all affected fire,
police, and paramedic departments/services as well as any affected public
transportation agencies of the schedule and duration of construction activities. The
Water Authority shall seek to coordinate all traffic-control plans in the local project area
so that conflicts can be minimized (by staggering construction schedules).
b. Mixed use developments are proven reduce traffic and daily use trips. The proximity to
transit, recreation, and public facilities ensures that the traffic produced by such
developments will be lower than in suburban areas. Two studies citing this:
http://asap.fehrandpeers.com/wp-
content/uploads/2012/05/APA_PAS_May2013_GettingTripGenRight.pdf
http://www.reconnectingamerica.org/assets/Uploads/trafficmixedusedevelopments2009
.pdf
A TIS will be done to ensure LOS that is acceptable with the area. The increasing draw to
the building and location is unknown until TIS is done.
c. There will be no change in air traffic and building will be under the required height for the
area to be in compliance with the FCC and the 500 ft elevation limit due to proximity to
Lindbergh Field.
d. There will be no sharp curves or increased dangers due to design of the property.
30

e. See a. for construction methods that will adequate emergency response routes. When
the project is finished it will meet all necessary building restrictions for compliance with
zoning, the fire marshal, and paramedic/fire first responders.
f. The project will be maintained within the lot of property design. There will be no impacts
to public transportation, bicycle lanes, pedestrian traffic, or otherwise decrease the
performance or safety of such facilities. The project is located right next to a light and
heavy rail. The project will maintain its distance per Caltrans and will have areas blocked
off that would encourage movement around rails due to buildings’ location.
31

XVII. UTILITIES AND SERVICE
SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
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
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 construction of which
could cause significant
environmental effects?
d) Have sufficient water supplies
available to serve the project
from existing entitlements
and resources, or are new or
expanded entitlements
needed?
e) Result in a determination by
the wastewater treatment
provider that serves or may
serve the project that it has
adequate capacity to serve
the project’s projected
demand, in addition to the
provider’s existing
commitments?
f) Be served by a landfill with
sufficient permitted capacity
to accommodate the project’s
solid waste disposal needs?
g) Comply with federal, state,
and local statutes and
regulations related to solid
waste?
32

a. There will need to be a study to determine the excess if any of waste water treatment
requirements. At this point, the project meets most needs by City agencies for mitigation.
b. No impact will come from the development to result in the construction of a new water
or waste water treatment facility.
c. The project will require extensions of existing sewer and water facilities. Please see d. for
additional information on how the process will be carried out.
d. During the construction phase of the project there will be water needs and the organizer
will work with the local Water Authority for payment of use of the resource. For the future
life of the project, Potable water (fresh water) and sewer requirements for the
development project will be administered by the City Water and Metropolitan
Wastewater Departments. Water and sewer demand is handled on a project-by-project
basis, and the project organizer will establish a study of water and waste water needs in
dwelling units (EDUs). Water conservation like the green roof for storm water BMP has
been established. The project will incorporate a dual feed water pipeline system which is
required in EDUs above 33, required in case one of the pipelines fails.
The development will install an additional water pipeline reserved for reclaimed water. It
is understood that it is the Engineering Division of San Diego‘s belief that both the water
and sewer system will be able to accommodate future growth. For projects potentially
affecting water and/or sewer lines, the California Department of Health Services Drinking
Water Field Operations Branch requires notification if the separation between potable
water and sewer or recycled water at any point is less than ten feet horizontal or one
foot vertical. The project will only be established new laterals for water and sewer to
project for necessary facilities. Due to Senate Bills 610 and 221 future analysis of project
will not need to be done for water availability for the next 20 years and will default to the
engineering division’s advice.
e. For water supplies please see section “d”.
f. Landfill needs will be established by the amount of earthmoving and requirements from
the City, soils tech, geologist, and cultural resource management for levels of solid waste
needing to be transported and the permitted capacity. Any additional disposal will dealt
with, see Hazardous Materials section “a” response.
g. See Hazardous Materials section and section “d”. Project will comply with City and State
standards for disposal and relocation of solid waste.
33

XVIII. MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, substantially reduce
the number or restrict the range of rare or
endangered plants or animals, or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? "Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past
projects, the effects of other current
projects, and the effects of probable future
projects.
c) Does the project have environmental
effects that will cause substantial adverse
effects on human beings, either directly or
indirectly?
a. Based on the analysis contained in this Initial Study, the project would not have an
impact to agriculture and forest, local biological resources, and mineral resources. The
project is acknowledged to have a less than significant impact to land-use planning,
aesthetics see response section c and recreation see responses a and b. Additionally,
potential impacts resulting from the project will affect the following:
• Air quality which would be reduced to less than significant levels with
implementation of recommended Mitigation Measures a – e.
• Cultural Resources which would be reduced to less than significant levels with
implementation of recommended Mitigation Measures a – d.
• Geology and Soils which would be reduced to less than significant levels with
implementation of recommended Mitigation Measures b – e.
34

• Greenhouse gases and emission which would be reduced to less than significant
levels with implementation of recommended Mitigation Measures a and b.
• Hazardous waste materials which would be reduced to less than significant levels
with implementation of recommended Mitigation Measures a,b, and d.
• Hydrology and water quality which would be reduced to less than significant
levels with implementation of recommended Mitigation Measures a,b,d, and e.
• Noise which would be reduced to less than significant levels with implementation
of recommended Mitigation Measures a – d.
• Population and housing which would be reduced to less than significant levels
with implementation of recommended Mitigation Measures a.
• Transportation and traffic which would be reduced to less than significant levels
with implementation of recommended Mitigation Measures a, b, and f.
• Utilities and service systems which would be reduced to less than significant levels
with implementation of recommended Mitigation Measures a, c, e, and f.
b. The development of this project would have effect for the betterment of the area as
seen by its design and location in coordination with the City of San Diego’s master plan
for development, the expectation of growth in the area and the Engineering Division of
San Diego’s belief that the growth is sustainable for the future.
Due to the nature and scope of the proposed mixed use high rise structure, project
implementation would not result in impacts that are individually limited, but cumulatively
considerable. The project would not exceed the allowable density at the site per the San
Diego City General Plan of 2008 and it’s amendments up to 2012. Additionally, the
policies and goals presented in the City of San Diego guidelines represent the goals and
desires of residents and property owners pertaining to the design of new development in
the City Plan pursuant to City Villages Strategy, which states that it “is a strategy to focus
growth into mixed-use activity center that are pedestrian-friendly, centers of community
and linked to regional transit system.”
c. I previously stated in this document as an Initial Study/Mitigated Negative Declaration. I
have reviewed the proposed project’s possible impacts related to cultural, traffic, air
pollution, noise, public health and safety, hydrology/water services and other issues. As
concluded in these previous discussions, the proposed project would result in less than
significant environmental impact with implementation of the recommended mitigation
measures. Finally, the proposed project would not result in environmental impacts directly
or indirectly that would cause substantial adverse effects on human beings.
35

Photos/Documentation of structure
Facing south west on Beech St.
02/15/2013 Saturday 1034am
Facing south west on corner of Beech St. & Kettner Blvd.
02/15/2013 Saturday 1033am
36

Facing south west. Front of property.
02/15/2013 Saturday 914pm
Facing south. Front of property.
02/15/2013 Saturday 915pm
Project Map.
37

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