FINDINGS AND CONDITIONS ATTACHED
APPROVED PLANS ATTACHED (6 Sheets) BOARD VOTE: YES: ANTHONY,
BLAKE, CAPITELLI, ISSEL, KATZ, MATTHEWS, WEINBERGER
NO: ABSTAIN: SPRAGUE ABSENT: TIEDEMANN
DATE NOTICE MAILED: 07-30-03 APPEAL PERIOD EXPIRATION: 08-13-03
___________________
Applicant: boona cheema
Building Opportunities for Self-Sufficiency (BOSS)
Address: 2065 Kittredge Street, Suite E
Berkeley, CA 94704Staff Planner: Wendy Cosin
Exhibit 1
CEQA FINDINGS
I. SIGNIFICANT IMPACTS AND MITIGATION MEASURES
A. Impact 4.1-3 Air Quality
Significant Impact: Future shelter occupants at
the project site could be exposed to elevated concentrations of PM10
and PM2.5. Exposure to levels greater than either the annual or 24-hour
standards may result in adverse health problems for sensitive receptors.
Partial Mitigation Measures:
Disclose Site Health Hazard. The applicant shall disclose
the site health hazard to potential shelter occupants during occupant
intake/interview selection process. The disclosure shall include notification
of air quality conditions at the site (exceedance of state and federal
PM2.5 standards and state PM10 standards) and associated potential medical
effects from exposure to air quality conditions. The disclosure shall
indicate that PM10 concentrations generally are greatest Monday through
Saturday, between 7am and 3pm (as adjusted for most accurate transfer
station operating hours).
Direct Future Occupants with Respiratory Problems to Other Locations.
The applicant will screen future shelter occupants and direct those
with preexisting illnesses (e.g. asthma) who may be adversely affected
by air quality problems to BOSS' other transitional houses.
Provide HVAC or Air Filtration System for All New Buildings.
The applicant shall equip all new buildings with an HVAC system or a
dedicated and filtered outside air system to properly ventilate indoor
air. The system shall be designed to treat outdoor air supply prior
to being circulated indoors. The treatment shall include the removal
of particulate matter with diameter equal to or greater than 0.5 microns;
the removal efficiency shall be at least 90 percent. The system shall
be designed and constructed in accordance with applicable building design
codes (i.e., Uniform Building Code) and American Society of Heating,
Refrigerating, and Air Conditioning Engineers (ASHRAE) standards. The
system shall be maintained and operated in accordance with applicable
federal, state, and local requirements. The system shall be operated
in a manner that would not worsen indoor air quality conditions.
Notify Occupants of Importance of Effectively Using Air Filtration
System. The applicant shall notify future shelter occupants
during intake that maintaining closed windows and doors during the air
filtration system operation would yield optimum indoor air quality,
specifically during hours of operation at the transfer station or other
hours if air quality is determined to be below standards. This notification
shall also be posted throughout the project site.
Finding: Installation and use of an HVAC or air
filtration system will improve indoor air quality, however the impact
remains significant because outdoor air will not be treated. Directing
occupants with health problems to other sites will lessen the impact
for individual persons. The mitigation measures will provide significant
improvement to the quality of indoor air; however, there is not feasible
way to guarantee that residents will not open doors or windows, or to
treat outdoor air.
Rationale: The project will provide new transitional housing for up
to 18 families and 8 single adults that would not otherwise be provided.
Provision of transitional housing is a goal for the City. The applicant
would lose a $500,000 state grant if the project were delayed by relocation
to another site, and alternative funding is not available. The Draft
EIR identified environmentally superior sites, however, they would not
meet project objectives and are not economically feasible
IV. ALTERNATIVES
As required by CEQA, discussion of possible alternatives to the Project,
including a No Action Alternative, was contained in the Draft EIR. With
the adoption of the Project, the City of Berkeley makes the following
findings regarding the rejection of the other alternatives in favor
of the Project.
A. Off-Site Location Alternatives
Description: Several off-site locations within the City are potential
alternatives to the proposed project. The alternative locations have
been chosen as potentially feasible for construction of new transitional
housing and/or relocation of support services from the project site
at Harrison Street to other locations. The Off-site Alternative locations
are: U.S. Post Office (6th and Harrison Streets), City Corporation Yard
(2208 Acton Street), Flamingo Motel (1761 University Avenue), 926 Murray
Street, and Scattered-site, Transit-access Housing (1719-25 University
and/or 2612 San Pablo Avenue. The size of the sites vary and some could
only partially accommodate the proposed project and programs.
Findings: The environmental conditions at the off-site alternatives
are better than at the project site; however, all of the alternative
sites would be considered infeasible if control of the properties was
not funded by the applicant or the City. The applicant does not have
additional funding to purchase or lease properties not owned by the
City, and would lose a $500,000 state grant if the project were delayed
by relocation. The City does not have funding to replace this grant
or to purchase an alternative site for the project. One of the alternative
sites is owned by the City; however, there are no plans or funding to
move the City’s Corporation Yard. The majority of the sites (Flamingo
Motel, 926 Murray Street, 1719-25 University, and 2612 San Pablo) would
not meet the basic objectives of the project because they are too small
to accommodate a “village-type” project. The U.S. Post Office
site was considered the environmentally superior alternative; however,
funding is not available to purchase or lease the property.
B. CEQA-Mandated No Project Alternative
Description: Under the No Project Alternative the site would remain
as it is today. The existing Use Permit would allow up to 100 residents;
however, no significant amount of construction would take place. The
facility would remain an emergency homeless shelter and programs would
continue to operate as they do today. Transitional housing would not
be provided.
Findings: The No Project Alternative would not result any new adverse
environmental consequences. Maintaining the facility for shorter-term
emergency housing would create fewer impacts on future residents than
longer-term transitional housing. However, this alternative meets none
of the Project objectives, and does not provide additional needed transitional
housing and programs.
V. STATEMENT OF OVERRIDING CONSIDERATIONS
The Ursula Sherman Village proposes many benefits to homeless families
and individuals. In addition to providing transitional housing, support
services including counseling, meeting space, a laundry, case management
offices, adult and teen education, a village supplies store, and childcare
program will be provided. Homeless families and single adults are among
the most discriminated-against populations in our society. The City’s
General Plan recognizes that the housing shortage is particularly acute
at the lowest levels of affordability. The Housing Element calls for
provision of emergency shelter and transitional housing and for coordination
of housing with supportive services for people with special needs. The
Berkeley Homeless Continuum of Care Plan states that, “there is
a significant shortage of transitional housing, especially for families”.
The only significant impact identified is that
future shelter occupants at the project site could be exposed to elevated
concentrations of PM10 and PM 2.5 and that this may result in adverse
health problems for people with respiratory problems. Mitigation measures
will minimize, but not eliminate this potential impact. The City finds
that the benefits of the project, as outlined above, are a significant
public contribution and that these benefits outweigh the potential adverse
impacts.
Exhibit 2FINDINGS FOR PERMIT APPROVAL
GENERAL NON-DETRIMENT FINDINGS:
1. Pursuant to and in compliance with BMC Section 23B.32.040, the Zoning
Adjustments Board finds that the expansion of the BOSS Homeless Shelter,
located at 711 Harrison Street, to add 10-12 transitional housing units
and support services, and to expand the existing homeless shelter under
the circumstances of this particular case, existing at the time at which
the application is granted, will not be detrimental to the health, safety,
peace, morals, comfort, or general welfare of persons residing or working
in the area or neighborhood of such proposed use, or be detrimental
or injurious to property and improvements of the adjacent properties,
the surrounding area or neighborhood, or to the general welfare of the
City, for the following reasons:
A. The project is consistent with Section 23E.80.30A of the Zoning Ordinance,
which explicitly allows the expansion of the homeless facility on the
subject property. The City’s General Plan recognizes that the
housing shortage is particularly acute at the lowest levels of affordability.
The Housing Element calls for provision of emergency shelter and transitional
housing and for coordination of housing with supportive services for
people with special needs. While West Berkeley is primarily an industrial
area and the West Berkeley Plan was written to protect such use, the
General Plan and West Berkeley Plan also recognize the need for housing
and services and, given the specificity of the zoning that was adopted
to implement the West Berkeley Plan, the project is consistent with
the West Berkeley Plan and General Plan.
B. The project will not be detrimental to the welfare of the neighborhood,
of the persons working or residing therein, or of the City as a whole
in that the proposed project is an expansion of an existing use about
which there have not been problems; the project will meet an important
need to provide additional homeless facilities as is recognized in the
General Plan and the Berkeley Homeless Continuum of Care Plan, which
states that, “there is a significant shortage of transitional
housing, especially for families”; the height and scale of the
project are below the maximum allowed by the Zoning Ordinance and will
not have any impact on surrounding buildings or uses; traffic and parking
demand are lower than would be created by a commercial project and will
not adversely affect existing conditions; the project will not create
any adverse environmental impacts that would affect surrounding uses;
with the exception of air quality, all potentially significant environmental
impacts are mitigated to a level of insignificance; and mitigations
will minimize the impact of existing air quality on future residents
by filtering indoor air and by diverting people with respiratory problems
to other facilities.
2. Pursuant to and in compliance with BMC Section 23B.32.040, the Zoning
Adjustments Board finds that utilization of shared parking with the
Harrison Street Park facilities will not, under the circumstances of
this particular case, existing at the time at which the application
is granted, be detrimental to the health, safety, peace, morals, comfort,
or general welfare of persons residing or working in the area or neighborhood
of such proposed use, or be detrimental or injurious to property and
improvements of the adjacent properties, the surrounding area or neighborhood,
or to the general welfare of the City, for the following reasons: A.
The project meets the criteria for joint use of off-street parking spaces
pursuant to BMC Section 23E.28.060 because both facilities need parking
at off-peak hours and the shared parking spaces are located within 800
feet of each other.
When the soccer fields were developed, shared parking
was planned for the homeless facility and the park. The parking spaces
serve different uses that will not be subject to substantial conflict
in demand for the spaces. Peak time for the soccer field is on Saturdays.
This is not a peak time for the project because single adults are required
to leave the facility during the day (although families can stay on
site). 6 1/2 months of the year, both the shelter and the soccer fields
are active in the evening, however, the parking spaces should not be
subject to substantial conflict because users tend to park closer to
their destination and generally use adjacent on-street parking, especially
when businesses are closed, rather than the parking lots adjacent to
each use.
B. The proposed shared parking will not be detrimental to the welfare
of the neighborhood, of the persons working or residing therein, or
of the City as a whole in that environmental analysis shows adequate
parking availability in the area, and the demand for parking for the
homeless facility and transitional housing is anticipated to be low,
based on comparisons with similar facilities.
Exhibit 3
CONDITIONS OF APPROVAL FOR USE PERMIT #02-1000017
SPECIAL CONDITIONS IMPOSED BY THE ZONING ADJUSTMENTS
BOARD
23. Air Quality: The following mitigation measures are required to minimize
the impact of existing air quality on future residents:
A. Direct Future Occupants with Respiratory Problems to Other
Locations. The applicant shall screen future shelter occupants
and direct those with preexisting illnesses (e.g.. asthma) who may be
adversely affected by air quality problems to BOSS' other transitional
houses.
B. Disclose Site Health Hazard. The applicant shall
disclose the site health hazard to potential shelter occupants during
occupant intake/interview selection process. The disclosure shall include
notification of air quality conditions at the site (exceedance of state
and federal PM2.5 standards and state PM10 standards) and associated
potential medical effects from exposure to air quality conditions. The
disclosure shall indicate thatPM10 concentrations generally are greatest
Monday through Saturday, between 7am and 3pm (as adjusted for most accurate
transfer station operating hours).
C. Provide HVAC or Air Filtration System for All New Buildings.
The applicant shall equip all new buildings with an HVAC system or a
dedicated and filtered outside air system to properly ventilate indoor
air. The system shall be designed to treat outdoor air supply prior
to being circulated indoors. The treatment shall include the removal
of particulate matter with diameter equal to or greater than 0.5 microns;
the removal efficiency shall be at least 90 percent. The system shall
be designed and constructed in accordance with applicable building design
codes (i.e., Uniform Building Code) and American Society of Heating,
Refrigerating, and Air Conditioning Engineers (ASHRAE) standards. The
system shall be maintained and operated in accordance with applicable
federal, state, and local requirements. The system shall be operated
in a manner that would not worsen indoor air quality conditions.
D. Notify Occupants of Importance of Effectively Using Air Filtration
System. The applicant shall notify future shelter occupants
during intake that maintaining closed windows and doors during the air
filtration system operation would yield optimum indoor air quality,
specifically during hours of operation at the transfer station or other
hours if air quality is determined to be below standards. This notification
shall also be posted throughout the project site.
G:/Projects by Address\Harrison\#02-10000017\NOD 711 Harrison Street