The proposed project involves the conversation of an existing 2,640 square-foot chiropractor office building into a 6,345 square-foot behavior health service center for PVPSA on a 0.541 acre site (APNs 018-181-20, -21 & -22). The project would remodel the existing building and construct two additions. The proposed new building area of 3,705 square feet increases the building floor area by 140 percent, resulting in a floor area ratio (FAR) of 0.27 for the site. Since the site consists of three parcels and the two additions would cross existing property lines, the project includes a Lot Consolidation to merge the three parcels that comprise the project site as one parcel and thereby ensure the new/remodeled building would not cross a property line, in accordance with the requirements of Chapter 5 and 7 of the Building Code regarding separation and/or fire resistance at property lines.
This project is eligible for a Class 1 Categorical Exemption per Section 15301 of the State CEQA Guidelines as it involves a small addition to an existing structure. The proposed addition would not result in an increase in floor area of more than 10,000 square feet. The existing and proposed uses are two types of medical office that are principally permitted in the underlying Neighborhood Commercial Zoning District, and the proposed land use intensity (FAR of 0.27) is less that the maximum allowed in the General Plan (FAR of 0.45). In addition, the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive.
This project is also eligible for a Class 5 Categorical Exemption per Section 15305 of the State CEQA Guidelines, in that the proposed lot consolidation is considered a minor alteration in land use limitations which would not result in a change of land use, increase density, or create new parcels. The lot consolidation would merge three parcels into one, in accordance with sections 13-8.04 through 13-8.06 of the City's Subdivision Ordinance.