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HomeMy WebLinkAboutEIR 84-03; BATIQUITOS LAGOON EDUCATIONAL PARK; DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE BATIQUITOS LAGOON EDUCATIONAL PARK MASTER PLAN EIR 84-03; 1985-03-07DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE BAT1QUITOS LAGOON EDUCATIONAL PARK MASTER PLAN EIR 84-3 Prepared for CITY OF CARLSBAD 1200 ELM AVENUE CARLSBAD, CA 92008 Prepared by REC(DN Regional Environmenlal Consultants -~--~ s.,,°"-'CA 9211017~:11» RECON NUMBER R-1488 MARCH 7, 1985 - TABLE OF CONTENTS Page I • INTRODUCTION 1 II. SUMMARY ANALYSIS 3 A. PROJECT DESCRIPTION 3 B. CONCLUSIONS OF THE ENVIRONMENT AL ANALYSIS 11 c. SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES AND ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED SHOULD THE PROPOSED PROJECT BE IMPLEMENTED 16 o. EFFECTS FOUND NOT TO BE SIGNIFICANT 17 E. RELATIONSHIP OF LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY 18 F. GROWTH INDUCEMENT 19 G. ALTERNATIVES TO THE PROPOSED ACTION 20 1 • No Project 20 2. Development of an Alternate Mix of Uses 20 111. ENVIRONMENTAL ANALYSIS 24 A. TRAFFIC CIRCULATION 24 B. LANO USE 34 c. TOPOGRAPHY AND VISUAL AESTHETICS 42 D. CULTURAL AND PALEONTOl.OCICAL RESOURCES 47 E. BIOLOGICAL RESOURCES 49 F. COMMUNITY SERVICES 55 G. HYDROLOGY AND WATER QUALITY 58 H. ACRI CULTURAL RESOURCES 61 I. AIR QUALITY 68 J. UTILITIES AND ENERGY 75 --K. NOISE 79 L. GEOLOGY AND SOILS 83 TABLE OF CONTENTS (continued) IV. CERTIFICATION V. PERSONS AND AGENCIES CONSUL TED VI. REFERENCES CITED APPENDICES A: Project Data B: Traffic Analysis C: Air Quality O ata D: Geologic Reconnaissance FIGURES 1: Project location in San Diego County 2: Project location as shown on the U.S.G.S. map 3: Proposed master plan 4: Conceptual site plan 5: Existing and proposed circulation system 6: Distribution of project-generated traffic 7: Distribution of project-generated and future traffic 8: Carlsbad General Plan land use map 9: Carlsbad zoning map 10: Vegetation map of the subject property 11 : Soi I types on the subject property 12: Noise contours from vehicular and train traffic TABLES 1: Trip Generation 2: Peak-Hour Trip Generation 3: Traffic Model Trip Generation 4: Conventional Zoning Requirements for Proposed Uses 5: Schools Serving the Project Site 6: Analysis of Soils on Project Site 7: Ambient Air Quality Standards 8: Summaries of Air Quality Data 9: Summary of Emissions from the Proposed Project 85 86 87 4 5 6 7 25 29 31 35 36 50 63 80 27 28 30 38 55 64 70 71 73 --I. INTRODUCTION This environmental impact report (EIR) has been prepared according to the requirements set forth by the City of Carlsbad and the California Environmental Quality Act (CEQA) of 1970, as amended. It is an infor- mational document intended for both the decision maker and the public and, as such, it represents the relevant information concerning the proposed Batiquitos Lagoon Educational Park Master Plan. Prior to this El R, two EI Rs were prepared for projects on the subject property: Seabluff Property Annexation EIR and Batiquitos Pointe EIR (WESTEC 1982a; WESTEC 1982b). The Seabluff EIR covered the property between Interstate 5 ( 1-5) and the Atchison, Topeka & Santa Fe Railway (AT &SF), while the Batiquitos Pointe EIR addressed the area between the AT &SF Railway and Carlsbad Boulevard. The Seabluff project addressed annexation of the site to the City of Carlsb-ad and prezone to PC (Planned Community), which would conform with the Carlsbad General Plan desig- nations of medium density residential (4-TO dwelling units per acre [du/ ac]) on the northern portion of the property, medium-high density residential (10-20 du/ac) on the southern part of the site, and open space for the area abutting Batiquitos Lagoon, including the bluffs. The proposed project was deemed compatible with the general plan designations. The project is located within the Coastal Zone and is currently under active cultivation. Since agriculture is a major concern of the Cali- fornia Coast~• Commission, the property owners and the commission estab- lished an agreement which included the commitment of 64 acres through appropriate land use restrictions to agricultural use and the remaining 40 acres to development of up_ to 600 homes. Subsequent to approval of the annexation and prezone, development of the property would be proposed through a master plan and a planned unit development (PUD) and tract map. The Batiquitos Pointe EIR addressed an annexation and prezone over 35 acres. The prezone specified the northern 25-acre upland and bluff portion of the property as RD-M (Residential, 10-20 du/ac) and a motel. The motel would be subject to a conditional use permit and general plan amendment at some time in the future. The remaining 10 acres of the property, located to the south coincident with Batiquitos Lagoon and mudflats, were proposed as open space. Both of these proposals were approved by the City of Carlsbad and the Local Agency Formation Com- mission (LAFCO}. The subject of this EIR is a master plan for approximately 165 acres of land tocated north of Batiquitos Lagoon between 1-5 and Carlsbad Boulevard. However, before the City of Carlsbad planning staff deter- mined the need for an EIR, an initial study was conducted. Through the initial study, planning staff determined that the proposed project could have a significant impact on the environment with respect to several issues, including traffic circulation, land use, topography and visual aesthetics, cultural and paleontological resources, biological resources, community services, hydrology and water quality, agricultural resources, air quality, utilities and energy, noise, and geology and soils. The EI R 1 I. SUMMARY ANALYSIS A. PROJECT DESCRIPTION 1. Project Location and Setting The 166-acre project site is located in the City of Carlsbad adjacent to and north of Batiquitos Lagoon between 1-5 and Carlsbad Boulevard. The property is bounded on the north by Lakeshore Gardens Mobile Home Park. Figures 1 and 2 show the regional location of the site and its relationship to the surrounding environs. The subject property consists of a mesa top and bluff area adjacent to 8atiquitos Lagoon. In addition to the major highways on both the east and west boundaries, the AT &SF Railway tracks cross the property in a north-south direction about 700 feet from the western boundary. The mesa top is currently under cultivation in flowers, while the bluffs are covered in a natural condition with coastal sage scrub. Access to the site is available from Avenida Encinas on the east and Ponto Orive on the west. The project is designated in the city's general plan as resi- dential medium (4-10 du/ac) and residential medium-high ( 10-20 du/ac}. 2. Objective/Project Characteristics The applicant is seeking approval of an amendment to the existing zoning from RO-M-Q (Residential) to PC (Planned Community) and the approval of the Batiquitos Lagoon Educational Park Master Plan. Master plan approval is required before development can proceed within the PC zone. The master plan proposes a variety of interrelated land uses centered around an educational institution. The master plan has divided the property into • ten areas, each with a major land use. The proposed master plan is shown in Figure 3, with a conceptual site plan shown in Figure 4. A detailed outline of the uses by acreage and approx- imate square footage is provided in Appendix A, Project Data. The description of the proposed uses is provided by area in the following discussion. a. Area !--Educational. This area is located east of the railroad tracks and is mostly surrounded by a circular road. The primary use will be an educational institution for graduate and research-oriented programs including, but not limited to, schools of law, architecture, real estate, land use, public affairs, journalism and media, Pacific Rim studies, and related technologies. This area will also include compat- ible private research and development facilities which will complement the educational institution in a primary or secondary relationship. Support or ancillary services and corporate offices compatible with and necessary to the efficient operation of the educational institutions and research and development uses will be permitted. These uses may include, but are not limited to, heliports and heliport facilities, restaurants, .. etail, and offices. Building height is limited to up to 25 percent of the allowable floor area, not to exceed 75 feet. 3 R-1488 0 ("I "' • Fantwooh I RIVERSIDE COUNTY ---·t•------1- • Borrego Oco1mowe11s ~r--lrt----P~---+---~~J,,,...---4-----J..------4----1--- 1 FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO. RE -./12/85 0 0 0 2000 .. . =-·· FEET ... ·.• . . • Roe•,. . : -,.,,,, ... : -~!··•;a -...-.. .1 ............•• ·······-·? 'Ill .. -.~•-, . . . ,a• . . . • • .. I \ ;•,. l ,._.,___ ,,1 C STA-•" FIGURE 2. PROJECT LOCATION AS SHOWN ON THE USGS MAP. =======================================================AECWN 488 2113/85 ,: .... ,, .... "'. .. ~'' . . -~ .---~--=:--... ....... - -- 7 --UINJIQ) 00~ ~~IM --- 5 I I • U.t n..tllttN .. I jm--... . , . JU •• , .... .,_, L~='.=;: • .... · I 1 a= .. ~•·••·· I I le::-, ,. · .... · J ---- 8 BATIOUITOS LAGOON EDUCATIONAL PARK _ -=-ra SAMMIS PROPERTIES \S === -~~ :fi,};V l.::=F=l=G=U=R=E=3=. =P=R=O=P=O=S=E=D=M=A=S=T=E=R=P=L=A=N=. ==========RECWN 11 R-1488 2/13/85 FIGURE 4 . CONCEPTUAL SITE PLAN. 9ATIQUlOS LACC>O\I EDUCATIONAL PARK A O(V(l()P,.,.Nf 0, SMV>IS l'RoPtR IIS lANO VS( SlMI-Wl V ::.:.- E.':..--:.:.. = .. !£.==-= lll!WI PAU .NC ASSOCIAltS AAClntCJS N-0 l'lNf'-US W,.\'.fR YAMAlM NO ASSOOAUS l~APl ARClll(CfS This area is 50.5 acres in size, with 200,000 square feet of educational institution and 550,000 square feet of private research and development, office, and support facilities. b. Area I !--Residential. This area is situated adjacent to 1-5 and is set asid~ for different types of residential housing includ- ing, but not limited to, single-family, two-family. and multi-family units up to 15 units per acre. Also, no building shall be located within 50 feet of the south-facing lagoon bluff edge and those buildings adja- cent to the bluff shall not exceed 25 feet in height. Area II is 27 .8 acres and is planned for 368 units. c. Area 111--Residential. This residential area is located along the edge of the bluff immediately east of the railroad tracks. It is proposed for single-story residential housing and/or vacation condo- minium lodges for residential or corporate facilities. tn addition, no building shall be located within SO feet of the south-facing lagoon bfuff edge and those buildings located adjacent to the bluff shall not exceed 25 feet in height. Area Ill is 4.9 acres, with 38 residential units or vacation condominium lodges. d. Area IV--Residential Located alo·ng the northern part of the property adjacent to the mobile-home park, this residential area is planned for a wide variety of housing types including, but not limited to, single-family, two-family, and multiple-family units up to ten units per gross acre. Area IV is 9. S acres with 94 residential units. e. Area V--Recreation Center. The recreation center is located adjacent to the east side of the railway tracks in the southwest portion of the site. The center will include indoor and outdoor partici- pant and spectator sports: swimming pools, tennis courts, racquetball courts, a gymnasium, sports fields~ and locker rooms. This area is also planned for university housing units (two-bedroom condominiums) for student and summer vacation condominiums, common dining facilities (cafe- teria) as necessary to support the educational institute, and research and development facilities. The recreation center is 11.9 acres, with 11 tennis courts (including one competition court); 22,000 square feet for the gymnasium and indoor facility; 120 university housing or vacation condo- minium units, and an olympic swimming pool and sports fields. f. Area VI--Town and Country Center. Located immediately north of Ponto Road and west of the railroad tracks, the Town and Country Center is planned as a commercial facility providing retail, entertain- ment, and professional services directly to the educational park and recreation and residential uses within the community. It is also in- tended to provide convenience commercial services to nearby park and 8 -- ,creation areas and travelers on Carlsbad Boulevard. The proposed uses elude, but are not limited to, restaurants, lounges, retail, office and accessory uses, and automobile-related services. This 4.4-acre commercial center is planned as 50,000 square feet of retail shops, restaurants, and office space. g. Area VII--Executive Hotel and Conference Center. Located between Carlsbad Boulevard and the railroad tracks south of Ponto Road, this area of the plan is proposed as a hotel and executive conference center with ancillary recreation, office, banquet, and accessory retail uses. Other uses would be permitted that are compatible with the primary uses; for example, freestanding restaurants. Vacation condominium units are also permitted within the hotel facilities. Area VII is 22.2 acres, with 423 executive hotel suites (including 100 vacation condominiums}; a 40,000-square-foot conference center; and three freestanding restaurants totaling 21,000 square feet. h. Area Vllf--Recreation/Open Space. The recreation/open space. area is located between the railroad tracks and Carlsbad Boulevard in the southern part of the property and is proposed to preserve the lagoon and bluff areas on the property. In addition, it contains ero- sion-control facilities and passive recreation uses: picnic areas, bike and pedestrian trails, viewpoints, public access, and an interpretive --:enter. Also, no buildings shall be located within 45 feet of the south- 1cing lagoon bluff edge. The recreation/ open space area is 11. 9 acres. The bike and pedestrian trails are proposed adjacent to the lagoon, and about three acres has been set aside for picnic and public access areas along with an interpretive cente·r. i. Area IX--Amphitheater/Open Space. Area IX is coincident with the major drainage found in the south-central part of the property. It is planned for both active and passive recreation uses including trails, viewpoints, lagoon and bluff preservation, erosion-control facil- ities, public access, amphitheater and outdoor entertainment facilities, and an interpretive center. The outdoor amphitheater is proposed in an existing drainage located east of the railway at the south end of the property. The bike and pedestrian trail is next to the lagoon. j. Area X--Natural Open Space. This area is generally coincident with the lagoon and is intended for preservation of the lagoon environment and adjacent bluffs. Public access will be limited to a bike and pedestrian trail adjacent to the lagoon and an interpretive center. Area X is 18. 3 acres in size. The master plan provided height specifications, which were .ncluded in the above area descriptions. The plan also indicates that 9 towers, gables, spires, steeples, scenery lofts, cupulas, and similar structures and necessary mechanical appurtenances may extend 20 feet above the maximum height specified. 10 B. CONCLUSIONS OF THE ENVIRONMENTAL ANALYSIS 1. Tr-afflc a. Impacts. The Weston Pringle and Associates repor-t ( 1985) (Appendix B) indicates that a total of 26,500 daily tr-ip ends would be generated by the uses associated with the proposed project. This total exceeds the tr-affic volumes indicated for the project area in the City of Car-lsbad traffic model by 12, 780 trips. However-, the net increase to the external r-oad system is 2,700 trips when internal trips are accounted for. This traffic -volume will not exceed the capacities of any of the project area roadways. Peak-hour impacts at various intersections will result from implementation of the project and will require improvements to mitigate the potentially adverse effects. The Weston Pringle and Associates report ( 1985} indicates that the proposed project can be accommodated by the planned road system with the improvements outlined below. b. Mitigation. Mitigation measures to avoid potential impacts at various intersections include ( 1) signalization and dual southbound left-turn lanes at the Poinsettia Lane/ Avenida Encinas inter- section, (2) improvements to Avenida Encinas, and (3) evaluation of the Carlsbad Boulevard/project access intersection, 1-5 ramp intersections, and Poinsettia Lane should be completed when plans are available. Other measures recommended in the Weston Pringle and Associates report include monitoring of possible land use changes which could affect the traffic volumes and analysis of the internal roadway system when the design is available.· 2. Land Use a. Impacts. The proposed industrial and reseal"'ch devel- opment associated with the university-type institution would not be allowed under the PC zone, since the underlying general plan designation is not compatible. The greatest potential land use incompatibility is between the pl"'oposed project and Batiquitos Lagoon and the existing residential use (Lakeshore Gardens) along the northern property boundary. b. Mitigation. Design measures which have been incorporated into the project to reduce these potential impacts include 45-and SO- foot setbacks from the bluff edge at the southern part of the property; 25-foot height limitations for buildings adjacent to the bluff; and a 15- foot landscaped buffer along the northern property boundary. 3. Topography and Visual Aesthetics a. Impacts. Approval of the proposed master plan and PC zone would allow a higher density development on the property than is currently allowed by the existing zoning. Consequently, the development will result in significant visual impacts associated with the· height of structures adjacent to (within SO feet of) the bluff. The future devel- opment will also affect the natural scenic views of Batiquitos Lagoon 1 1 from Carlsbad Boulevard, a potential scenic highway in the City of Carlsbad General Plan, and from 1-5, which is part of the state scenic highway system. b. Mitigation. Several design controls have been incor- porated into the project to reduce visual impacts. Among them are bluff edge setbacks, building height limitations adjacent to the bluff, and an extensive landscaping program. In addition, it is recommended that building height in the area adjacent to the bluff be limited to 15 feet and maximum building height be limited to 40 feet instead of 75, which is proposed in the plan. 4. Archaeological and Paleontological Resources a. Impacts. Archaeological sites have been discovered on the subject property as a result of previous surveys performed by WESTEC. Loss of these resources from future grading will result in a potentially significant impact. Potential impacts to paleontology resources is not known since specific grading plans are not available. However, the Santiago Formation, which lies about ten feet beneath the surface, is likely to contain fossils. b. Mitigation. Potential impacts to archaeological re- sources on the subject property are currently being mitigated through a salv.;ge excavation program under the supervision of Brian Smith. Docu- mentation of this effort will require City of Carlsbad approval before the potential impacts can be considered mitigated and the project ap- proved. Since there would be a potential for impacts to significant paleontological resources, it is recommended that a qualified paleon- tologist monitor grading in the vicinity of the identified stratum during project development. s. Biology a. Impacts. Potential significant indirect biological impacts will occur as a result of the proposed passive and active recre- ation areas: trails adjacent to the lagoon; viewpoints; picnic areas; interpretive center(s); and the amphitheater. These facilities will result in increased levels of human activity adjacent to the lagoon, which will have a direct effect on the lagoon's productivity. Nesting of several shorebird species and foraging and resting of a variety of bird species, including three listed as rare and endangered by state and federal agencies, would probably be inhibited. b. Mitigation. The potential impacts to biological re- sources can be mitigated by moving the proposed active and passive recre- ation facilities to the top of bluff and deleting or moving the amphi- theater. In addition, it is recommended that the lagoon wetland habitat on the property should be deeded to the State of California to be incor- porated into the Ecological Reserve administered by the Department of Fish and Game. This would insure preservation of this important biologi- cal resource. 12 I 6. Community Services a. Impacts. Project implementation would contribute to the cumulative Impact of new development on fire and police services. Fire service is considered inadequate at this time due to a response time in excess of five minutes. Tri-City Hospital is currently experiencing full utilization of its capacity. Adequate transit facilities are available, and consequently, no significant impact is anticipated. b. Mitigation. To offset the cost of providing school facilities for the 316 students expected to be generated by future devel- opment in accordance with the proposed land uses, the developer would be required to pay a school impact fee of $1,720 per dwelling unit which is currently charged by the Carlsbad Unified School District. A fire sta- tion at Poinsettia Lane and Paseo del Norte is proposed for completion in April 1986, which will provide service to the project site within two minutes. Tri-City Hospital is planning on expanding its facility by 108 beds with completion scheduled for 1987. 7. Agricultural Resources a. Impacts. The ultimate development of the project will result in the loss of agricultural land on the subject property. Although the property is not prime agricultural land, it is within the coastal zone and is therefore subject to coastal policy, which calls for the preservation of agriculture. The project is not within an adopted .,cal Coastal Program (LCP); however, it was part of the San Dieguito LCP .,efore it was adopted. At that time, about half of the site was set aside as agriculture. Therefore, inconsistency with coastal policy will result in a significant impact. b. Mitigation. Mitigation of the loss of agricultural land can be accompiished in two ways: preservation of half of the site as originally proposed in the San D ieguito LCP or payment of mitigation fees to the State Coastal Conservancy as provided by the Bradley bill. 8. Hydrology_ and Water Quality a. Impacts. Potential impacts include erosion of the bluff from runoff, erosion of soils during construction, and altered chemical content of runoff into Batiquitos Lagoon from herbicides, pesticides, and fertilizers to oil, grease, and heavy metals. b. Mitigation. The project includes two sedimentation basins which will control runoff sediment. The project should also include various measures to control sediment during construction, such as temporary landscaping to prevent erosion and the prohibition of grading from October l to April 1. In addition, a maintenance program to remove debris from paved surfaces would significantly reduce chemical contami- nants associated with runoff. l 3 --- 9. Noise a. Impacts. Potential significant noise impacts are antici- pated from 1-5, the AT &SF Railway, and Carlsbad Boulevard. However. the area affected varies depending on the location of the 65-dBA noise contour on the property. b. Mitigation. Mitigation of potential noise impacts can be accomplished through sufficient setbacks of buildings outs.ide of the 65- dBA noise contour. Other methods to reduce noise impacts include the construction of solid masonry walls between the noise source and receptor and special construction techniques. Both of these latter methods will require detailed analysis when more specific building locations and plans are known. 10. Air Quality a. Impacts. The proposed project does not conform with the land use assumptions utilized in the Series V population forecasts, upon which the Regional Air Quality Strategies (RAQS} were based. However, given the size of the project, the proposed master plan would not have a notable effect on the regional population distribution and, therefore, are not expected to affect the average trip length for the region. Consequently, approval of the proposed project should not have a signifi- cant impact on the effectiveness of RAQS. Emissions generated by future development of the project area would generate a small fraction of the forecasted emission levels of the entire basin. Since the San Diego Air Basin already has oxidants, reactive hydrocarbons, nitrogen oxides, and particulate concentrations in excess of state and federal standards, any increase in air pollutant emissions should be considered significant. b. Mitigation. RAQS strategies, such as the use of mass transit, carpools, park-and-ride facilities, and energy conservation measures, should be implemented to reduce air pollution. 11. Utilities and Energy a. Impacts. Development of the subject property would result in an increased demand for energy and utility services. b. Mitigation. While the project would not require dispro- portionate amounts of water and energy, conservation measures should be incorporated into the project design since these are limited natural resources. Although the proposed project should not have a significant impact on the capacity of the Encina sewage treatment plant, off-site improvements would be required to tie the proposed development into the existing sewer lines. A detailed study would have to be prepared in conjunction with future development plans for the subject propert¥ to determine the necessary off-site improvements. 14 12. Geology and Soils a. Impacts. Future development of the subject property could be affected by potential hazards resulting from secondary seismic effects. b. Mitigation. A detailed geotechnical study should be prepared prior to development which would outline specific engineering measures that would be required for development. 15 C. SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES ANO ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOlOED SHOULD THE PROPOSED PROJECT BE IMPLEMENTED 1. Topography and Visual Aesthetics Future development on the project site would have an unalter- able effect upon the visual character of the property and its surround- ings, in particular Batiquitos Lagoon, a regional resource. 2. Air Quality Air quality impacts are significant only on a regional basis. Any deve!opment that occurs which results in the emissions of measured pollutants will add to the cumulative concentrations within the San Diego Air Basin. 3. Cumulative Impacts Development of the proposed project would result in other unavoidable environmental effects, as identified in the Environmental Analysis section of this report and summarized below. Most of these effects, however, are not significant on the local level but are sig- nificant insofar as they would contribute to the cumulative effects of urb2nization in the region. These effects include short-term grading and construction impacts resulting from increased dust and noise emissions; an incremental increase in traffic on existing streets resulting in a demand for additional streets and/or improvements; a local increase in ambient noise levels associated with increased traffic volumes; an increased demand for urban services; and an increased demand for energy and water supplies. 16 D. EFFECTS FOUND NOT TO BE SIGNIFICANT 1. Utilities and Energy Development on the subject property would result in an incre- mental increase in the demand for utilities, which would contribute to a cumulative impact in the area. However, the anticipated demand is not expected to ex·ceed comparable developments within other areas of the San Diego region, and SDG&E's facilities are not expected to be significantly impacted by development of the project area. 17 E. THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCE- MENT OF LONG-TERM PRODUCTIVITY Approval of the proposed master plan and PC zone would atfow development of a variety of land uses ranging from a university and industrial to residential and a hotel. Although this development would occur over a fong period of time in relation to a person's life-span, this is a short-term use in a historical sense. The short-term effects of project implementation on the long-term productivity of the site include the physical alterations of the site and the impacts associated with occupation of the proposed development. Physical alterations include a reduction of open land in order to provide living space and commercial opportunities for new residents, alterations to the existing topography, loss of agricultural lands, and indirect effects to biological resources. Impacts associated with occupation of the proposed development include increases in traffic levels with con- comitant increases in noise and air pollution emissions. In addition, all public service agencies would experience an increase in the demand for their services. An additional long-term effect of the project would be the pro- v1s1on of housing and additional commercial facilities for a rapidly expanding regional population. Associated economic impacts which could occur include an increase in land values, an expanded tax base for munic- ipal improvements, and an economic market for local businesses. However, there will be coincident increases in service demands. tf development of the subject property did not occur, then the property would remain available for agricultural production, the demand for public services would not be created, the visual character of the undeveloped property would be maintained, and sensitive biological resources would not be affected. The long-term support of a rapidly expanding population should be examined with respect to the ability of the region to supply adequate services in the future. Energy has been, and will continue to be, a critical resource necessary for the maintenance of both residential and industrial growth. Implementation of energy conservation measures becomes increasingly important as the demand for energy approaches the available supply and as the cost of energy continues to increase. Simi- larly, water in the San Diego region is becoming an increasingly scarce resource. Lack of potable water may limit the ability of the region to support the rapidly increasing population. Future agricultural produc- tion in the region would experience a decline if water resources, by necessity, were diverted to residential and industrial uses. 18 F. GROWTH INDUCEMENT The proposed project involves a master plan and a change in the zoning for the project site from residential RD-M-Q (Residential) to PC (Planned Community). Consequently. the proposed project would not be consistent with the anticipated growth patterns for the subject property. Growth inducement. which results in cumulative impacts on the existing environment. is generally dependent on the presence or lack of existing utilities and municipal or public services in a given area. Thus, the provision of such necessities .in an unserviced or isolated area can, theoretically. Induce growth between the newly serviced area and the community or development from which the facilities are obtained and linked. In addition, growth inducement can also be defined as growth that ( 1) makes it more feasible. both politically and economically, to increase the density of development in surrounding areas and (2) raises property values in surrounding areas so that low-level land uses cannot compete. The proposed master plan and PC zone change is not expected to result in similar requests on adjacent property since these areas are developed or under development. To the north is the Lakeshore Gardens Mobile Home Park; to the south is Batiq~itos Lagoon; to the west is Carlsbad Boulevard and South Carlsbad State Beach; and to the east is 1-5 and proposed residential development. North of the project and east of '-akeshore Gardens. is a graded site for a shopping center, while imme- 1iately north of this site.· north of Poinsettia Lane, is motel under construction. Development of the subject property would require construction of water and sewer lines and roadways to serve the project. Since most of the land in the area is either developed or under development, con- struction of these improvements would not result in significant growth- inducing impacts. 1 9 - d. A hotel and conference center--on approximately 22. 2 acres; e. Natural open space--over approximately 18.3 acres; f. Recreational open space--including the amphitheater, over approximately 16.6 acres; and g. Neighborhood commercial uses--called Town and Country, over about 4.4 acres. For the most part, these uses are either consistent with, or allowed by Conditional Use Permit within, the existing RD-M zone, assum- ing some allowance can be made defining recreational and neighborhood commercial uses as ancillary uses. The only use mentioned above which does not fit into a typical multi-use residential area is the industrial research and development. Therefore, rather than deal with a large number of combinations of potential uses, this alternative may be simpli- fied somewhat by considering the deletion of the industrial (and perhaps associated educational) uses. The Land Use Element of the general plan indicates that the 'largest areas of industrial development within the city will be around Palomar Airport. Some smaller areas are designated for industrial uses adjacent to Interstate 5, the closest of which is approximately two miles north of the subject property. Because of the dominant residential nature of the proposed project, and the residential development in the nearby vicinity, within this alternative, consideration could be given to locating the type of joint private research/educational uses proposed to a more similar land use area--such as around Palomar Airport. White there is not necessarily an immediate conflict between residential and industrial uses, the latter may involve a scale of building types, an intensity of traffic o·r other activities, or emissions of noise or sub- stances, which are not compatible with residential or recreational uses. Since precise uses have not yet been proposed for the Batiquitos Lagoon Educational Park, an assessment of this potential conflict cannot be made. Nonetheless, such potential incompatibilities between industrial and residential or recreational uses could be avoided if the project involved a mix of uses which excluded industrial activities. Without more precise information related to building design and activities within the proposed project, it is difficult to assign specific environmental benefits to this alternative. As a general rule, however, it may be argued that the proposed industrial research uses should be located in an area already devoted to similar uses in order to avoid even the potential for conflicts with differing adjacent uses. This alternative could translate into a reduction in potential visual impacts to the area of Batiquitos Lagoon and a reduction in potential disturbance to residential uses within the project and immediately to the north. Development in the industrial areas around Palomar Airport has been under way for several years now, and the pattern of development and uses is somewhat established. Thus, it may not be feasible to 2 1 attract the type of academic research organizations envisioned by the proposed project into this established area. Without more information regarding the types of users intended for the Educational Park, the potential disadvantages of this alternative cannot be better identified. 3. Development at a Lower Intensity The major concern within this alternative is the heights of buildings adjacent to Batiquitos Lagoon or visible from the lagoon and recreation areas associated with it. Under the proposed project, build- ings would be set back either 45 or 50 feet from the edge of the bluffs north of the lagoon and would have maximum heights of 25 feet in this area--with possible towers, gables, or other architectural ·structures extending 20 feet beyond this. In area t, the central education and research area which extends to the northern project boundary, buildings could be as high as 75 feet. In all other areas, the maximum height would be limited to 40 feet. While these limitations are not necessarily inconsistent with the recommendations of the B atiquitos Lagoon Management Study, it is • likely that relatively intensive development with mid-rise buildings will be visible from the_ lagoon and its surrounding areas. If development were more limited in intensity or were more restricted in height, the potential visual impacts to the lagoon and its environs could be reduced. For example, buildings could be limited to a sing!e-story height in the areas just outside of the 45-or SO-foot bluff setbacks, and the maximum height of buildings throughout the project could be limited to 40 feet. The application of this alternative may reduce potential visual impacts to the lagoon, but it is rather arbitrary in its restric- tions. Essentially, the same type of visual mitigation can be ·achieved through a careful preparation and review of the required master plan for the ultimate development. A second consideration within this alternative concerns the design and uses allowed within the recreation areas adjacent to the lagoon. While it is generally accepted that passive recreational activi- ties, such as walking and observing the lagoon, are compatible with maintenance of its biological habitat values, the extent and design of more active uses may have adverse biological impacts. For example, bicycle trails and picnic areas along the shore of the lagoon may inter- fere with breeding behavior of certain bird species, or the activities and noise associated with the proposed outdoor amphitheater may interfere with normal wildlife functions. Specific alternatives could include placing the bicycle and pedestrian paths along the tops of the bluffs, providing panoramic views while simultaneously isolating the human uses from the lagoon habitat. The outdoor amphitheater could be either deleted or defined as a very low intensity use area through its design and intended functions. These types of reductions in the intensity of proposed uses would reduce the potential for direct and indirect impacts on the biological resources of Batiquitos Lagoon and its surrounding habitat areas. 22 As with the topic of height restrictions, the precise defi- nition of the design and uses to be planned for the open space and recreation areas is a matter that could best be accomplished in the preparation and review of the master plan for the property. 23 IIJ. ENVIRONMENTAL ANALYSIS A. TRAFFIC CIRCULATION A traffic study has been prepared by Weston Pringle and Asso- ciates ( 1985) to determine the traffic and circulation Impacts associated with the proposed Batiquitos Lagoon Educational Park project located in the City of Carlsbad. The following discussion is based upon the infor- mation presented in the Weston Pringle and Associates report ( 1985), which is included as Appendix B. 1. Existing Conditions The 166-acre project site is located between Interstate S and Carlsbad Boulevard, just north of Batiquitos Lagoon. The AT&SF railroad tracks traverse the site and separate it into two areas, each with a single vehicular connection, Carlsbad Boulevard from the west and Avenida Encinas from the north. Figure S shows the location of the existing and proposed roadways in the project vicinity. Carlsbad Boulevard is currently a north-south four-lane divided arterial with Hmited access. Jt is classified as a major ar- tei-ial on the Carlsbad circulation plan and has a 102-foot right-of-way and 82-foot curb-to-curb width. A partial grade-separated interchange exists at the proposed access point to the project site. This road serves as an access route to beach areas ancf as a connector between communities. Current daily traffic volumes on Carlsbad Boulevard are appi-oxima~ely 10,000 vehicles per day. Traffic volumes vary considerably with seasonal activities along the coast. Poinsettia Lane is an east-west arterial approximately o.s mife north of the project site which has a full interchange with 1-5. The diamond interchange with 1-5 and both ramp intersections are con- trolled by stop signs. Poinsettia Lane is currently a two-lane facility that terminates at Avenida Encinas; however, the circulation plan classi- fies the roadway as a major arterial. Construction of a two-lane exten- sion of Poinsettia Lane westerly to Carlsbad Boulevard will be completed in April. Currently, daily traffic volumes are approximately 1,500 west of 1-5 and 3,000 to the east. A venida Encinas is a two-lane street that extends south.:rly from Poinsettia Lane to the project's northern boundary. Currently, development in the vicinity of Poinsettia Lane will result in improvement of Avenida Encinas to its classified width as a secondary arterial on the Carlsbad circulation plan. A secondary arterial requires an 84-foot right-of-way and a 64-foot curb-to-curb width. The street is proposed to extend through the project to Carlsbad Boulevard with this classifica- tion. At pi-esent, daily traffic volumes on Avenida Encinas are approxi- mately 1,500 vehicles. 2. Impacts Based on trip generation rates from studies conducted by a number of sources, including the City of San Diego, Carlsbad, and SANDAG, 24 .- - 0 a: < > w _, ~ 0 SOUTH CARLSBAD m STATE BEACH (NO SCALE) • • • • • • • w t-a: 0 z ..J w 0 0 w "' < a. : POINSETTIA LANE -----~-------~-~~~-➔---~--1 BA TIQUITOS l.:AGOON I FIGURE 5. EXISTING AND PROPOSED CIRCULATION SYSTEM _J ~-:::;=========================RECrIJN I R-1488 2 1 18/85 the Weston Pringle and Associates ( 1985.) study determined the trip generation characterized for the various project land uses. Due to the uniqueness of several of the uses proposed for the project, assumptions and adjustments of standard rates were utilized. Table 1 depicts the projected trip generation for each of the various land uses by area. An estimated 28,200 vehicle trips per day would be generated by the project. A further discussion of the generation rates for each of the land uses is contained in Appendix 8. Estimates were also made of a.m. and p.m. peak-hour trips to be generated by the project, and these estimates are summarized in Table 2. A total of 2,040 trip ends are estimated for the a.m. peak hour and 2,535 trip ends are estimated for the p.m. peak hour. It should be understood that not all of these trips would be external to the site and this condition is discussed below. The distribution and assignment of project-generated traffic onto the local and arterial roadway system is based on a geographic trip distribution pattern for the principal uses on the site. The proposed land uses required that two separate distributions be used for project- generated traffic. One distribution pattern was used to represent the commercial and recreation uses and the second for the other remaining uses. Figure 6 shows the distribution of project traffic placed onto the roadway system. The impacts from the project-generated traffic in terms of daily traffic volumes were analyzed based on a City of Carlsbad traffic model that estimates daily traffic volumes on the arterial road system at buildout of the general plan. Table 3 summarizes the land use data, densities, trip generation rates, and trip ends utilized in the traffic model for the two zones containing the project area. As indicated in Table 3, the model estimates a total of 12,820 trip ends to be generated from the project area. Comparison of this total with that estimated for the project in Table 1 indicates an increase of approximately 1 S, 380 daily trip ends. This increase does not represent a total increase in trips external to the site, as some of the trips will remain internal (e.g., some residential units are planned for student use, thereby reduc- ing external trips from the residential areas). Thus, as a result of the various internal trips, the resultant external trip estimate is reduced to 15,500 daily trip ends as compared to the 28,200 indicated in Table 1. The net increase on the external road system is therefore approximc:itely 2,700 daily trips above that depicted by the Carlsbad model. The trip distribution percentages were assigned to the 15,500 external project trips. This assignment for daily trips to the road system is illustrated in Figure 6. The resultant net increase in daily traffic over the current ultimate model projections for Avenida Encinas and at Carlsbad Boulevard are 400 and S,000 trips, respectively. The current ultimate model daily traffic volumes and the volumes with the project are illustrated on Figure 7. Comparison of these ultimate vol- umes with the capacity for each roadway does not identify any deficien- cies. Thus, the planned road system can accommodate project traffic on a daily volume/ capacity comparison basis. 26 -- TABLE 1 TRIP GENERATION Area I I II 111 IV V V V V VI VII VII VIII IX X TOTAL Land Use Educational Research & development Residential Residential Residential Tennis courts Gymnasium Pool and sports fields Student housing/vacation condos Commercial Hotel and conference center Restaurants Recreation/open space Amphitheater/open space Nc:tural open space acity of San Diego bsANDAG, 11Traffic Generators" ccarlsbad Traffic Model done-quarter of City of San Diego rate *Negligible Descriptor Student 1,000 sq. ft. Dwelling unit Dwelling unit Dwelling unit Court 1,000 sq. ft. Dwelling unit 1,000 sq. ft. Room 1 , 000 sq. ft. Acre Acre Acre Trip Ends per Trip Units Descriptor Ends r,aoo 550 368 38 94 11 22 120 50 1'23 21 11.9 "· 6 18.3 2.aa a. 18 -5c ac ac 10d 10d sc 120a 10a 200a ., - 5,000 !J,500 2,200 300 800 100 200 * 700 6,000 4,200 4,200 • • * 28,200 TABLE 2 PEAK-HOUR TRIP GENERATION A .M. Peak Hour P .M. Peak Hour In Out In Out Trip Trip Trip Trip Area Units Rate Ends Rate Ends Rate Ends Rate Ends I 1,800 students o. 12 215 0.03 S5 0.03 55 o. 10 180 I 550,000 sq.ft. R&D 1 .oo 550 0.20 110 0.30 165 1. 10 605 II 368 dwelling units 0.20 75 0 •. 60 220 0.60 220 0.20 75 111 38 dwelling units 0.20 10 0.80 30 0.80 30 0.20 10 IV 9lt dwelling units 0.20 20 0.80 75 o.80 75 0.20 20 V 11 tennis courts Negligible V Gymnasium Negligible V Pool and sports field Negligible V 120 dwelling units 0.20 2S 0.60 7S 0.60 75 0.20 25 VI 50,000 sq.ft. 1.80 90 1.80 90 6.00 300 6.00 300 VII !123 rooms 0.58 24S 0.29 125 0.36 150 0.37 155 VII Restaurants 0.85 20 0.ltG 10 2.111 60 1.69 35 VI II Recreation/open space Negligible IX Amphitheater/open space Negligible X Natural open space Negligible TOTALS 1,250 790 1,130 1,405 -0 0 -.: . • • • • . • 0 0 CII (') w I- CC 0 z ..I w 0 : 0 : w : ~ • < _ .J..~~-i!~_:i:!!!_A_L~_e---1,.;:.,.~~-----...:1.1::..;e:.o:....~-+----, 0 co ,._ «; . ~ ... IOc( IO G> 0 .-CII ,w .... IO ..I u, ,.__, .. .--' ... yO SOUTH CARLSBAD cc STATE BEACH 3,800 DAILY TWO WAY VOLUME DIRECTIONAL VOLUME 175/185 AM PEAK/PM PEAK (NO SCALE) I • • • BATIOUITOS LAGOON 600 { FIGURE 6. DISTRIBUTION OF PROJECT GENERATED TRAFFIC J ~===================RECrIJN I R-1488 2 /18/85 TABLE 3 TRAFFIC MODEL TRIP GENERATION Trips Ends Dwelllng Per DU Zone Land Use Acres Density Units or Acre Trip Ends 278 Residential 25 15 du/ac 375 6 2,250 Beach " 600 2,400 Open space 35 0 0 Subtotal 4,650 272 Residential 35 7 du/ac 245 8 1,960 Residential 69 15 du/ac 1,035 6 6,210 Open space 136 0 0 Subtotal 8, 170 TOTAL 12,820 -- SOUTH CARLSBAD STATE BEACH LEGEND (7. 100) CURRENT MODEL LANO USE 7,300 WITH PROJECT 1' (NO SCALE) ..... 00 00 ono ,,iai .... - • • • : POINSETTIA LANE ,_ 00 00 lt)(I) ,,; c,; CII C\I ..... w l-a: 0 z .J w 0 0 w (/) < Q. -----~-------·--~---+---~---, : (14,100) - 0 : 15,100 • . • a: ~ <oo > 00 w ,._(\I ..J •• ::) ~= o- CD BA TIOUITOS LAGOON U) FIGURE 7. DISTRIBUTION OF PROJECT GENERA TED AND FUTURE TRAFFIC 11 ~~~.._.._ _____________________ RECmN R-1488 2/18/85 Project peak-hour volumes (2,040 in the a.m. and 2,535 in the p.m., as shown in Table 2) were also adiusted to account for internal trips and then analyzed by the traffic study. Peak-hour volumes at key locations are indicated in Figure 6 and discussed briefly below. a. The intersection of the proposed site access and Carlsbad Boulevard is currently a partial grade-separated inter- change. This design results in a left lane on-and off- ramp condition for southbound traffic on Carlsbad Boule- vard. This nonstandard design can result in operational and safety problems. In addition, adverse peak-hour impacts could occur with the present design. The peak- hour volumes as shown on Figure 6 could, however, be accommodated by a standard at-grade intersection with signalization and provide a more standard driving condition. b. Projected peak-hour volumes on Avenida Encinas could pose significant constraints if the general plan improvements are not implemented. The general plan classification of Avenida Encinas as a secondary arterial would provide a 64-foot curb-to-curb width, allowing two lanes of travel in each direction and left-turn channelization with no on-street parking. c. The intersection of Poinsettia Lane and Avenida Encinas, with a projected southbound left-turn volume of 530 vehicles during the a.m. peak, also could create adverse impacts, since the intersection is designed with only one left-turn pocket lane. The standard requirement for two left-turn pocket lanes is 300 or greate.r v_ehicles during a peak hour. Without two lanes, traffic queuing distance for this turning movement would exceed the length of the lane and would significantly inhibit traffic flow at peak hour. In addition, the relatively short distance between this intersection and the 1-5 southbound ramp intersec- tion could also create peak-hour congestion problems. With respect to the internal circulation of the proposed project, no specific roadway dimensions have been completed. However, the circular loop road east of the railroad tracks, based upon the avail- able information, has a width of 60 feet and radius of 725 feet. The access road to Carlsbad Boulevard from the west has an approximate width of 70 feet. These widths would appear to be adequate to accommodate two lanes in each direction with left-turn channelization and no on-street parking. However, the dimension of Avenida Encinas as it passes through the site does not conform to the standards for a secondary arterial as required in the Carlsbad Circulation Element. The Weston Pringle and Associates report ( 1985) suggested that since such a small number of daily through trips (2,700) would be made, the need for the secondary arterial classification could be eliminated. The potential internal road problems include pedestrian crossings, intersection location and spacing, visibility, and other traffic operational and safety factors, all of which should be addressed when mare detailed plans are known. 32 3. Mitigation The following measures have been recommended by Weston Pringle and Associates ( 1985} to mitigate potential traffic impacts from this project. a. A monitoring program should be initiated to identify use changes in the amphitheater, entertainment center, com- petition courts, and other areas that could result in traffic prob I ems. b. The design of the Carlsbad Boulevard/project access intersection should be analyzed with respect to improving traffic operations and safety when specific designs are provided. c. Traffic demands will require two lanes in each direction, left-turn channelization, and no on-street parking on Avenida Encinas. d. A southbound dual left-turn lane should be provided on Poinsettia Lane at Avenida Encinas. e. Signalization of the Poinsettia Lane/Avenida Encinas intersection will be required by the project. • f. A detailed study of traffic operational needs on Poin- settia Lane, including the Avenida Encinas and 1-5 ramp intersections, should be completed with consideration of all potential development. g. When plans are available, the internal street system should be analyzed with respect to traffic operations and safety. h. The secondary arterial classification of a roadway through the project could be eliminated with the project approval. By implementing these measures, the project can be accommodated by the road system and avoid any adverse traffic circulation impacts. 33 B. LAND USE t. Existing Conditions The proposed Batiquitos Lagoon Educational Park project is located on approximately 166 acres north of the westerly portion of Batiquitos Lagoon. The Land Use Element of the city's general plan currently designates this· area for residential uses of both medium den- sity (4-10 du/ ac) and medium-high density ( 10-20 du/ ac). The southern- most portion of the property, along the lagoon edge, is designated for open space uses. These land use designations for the property and for the surrounding areas are shown in Figure 8. In addition to the direct land use designations mentioned above, there are two overlay designations within the Land Use Element which affect the property: the Planned Community Overlay (City of Carls- bad 1974a:9 and Figure 11) and the Special Treatment Overlay (City of Carlsbad 1974a: 31). Essentially, both of these overlays were applied to the property because of its proximity to Batiquitos Lagoon and the beach. They are intended to preserve the open space, conservation, and recre- ation potential of the area while allowing for reasonable development. Presently. two zones occur on the subject property. as shown in Figure 9. The RD-M zone, applied over all but the southern edge of the property, allows residential development of multiple densities and types consistent with the allowable densities in the ger-teral plan land use designations. The Q (Qualified Development) Overlay Zone has been applied to provide supplemental zoning regulations to insure that devel- opment regards the environmental and other resource values associated with the property. The Q Overlay Zone has been applied to all areas designated with the Special Treatment Overlay land use designation and • requires that development be preceded by the approval of a site develop- ment plan. Currently, there is no adopted Local Coastal Pr-ogram (LCP) whicli covers the subject property. At one time. it was part of the San Dieguito LCP. but was removed from this control when annexed to the City of Carlsbad. The Carlsbad LCP was prepared prior to the annexation of this property to the city and, therefore, does not include the property. The city is currently attempting to reach an agreement with the Califor- nia Coastal Commission in order to assume administrative authority over the Carlsbad LCP. The subject property may be added to the LCP as an amendment. This would ultimately result in city administration of an LCP for the coastal zone, including the subject property. Under this authority, the city would be the coastal permit issuing agency pursuant to the certified LCP. Thus. a permit will be required, in any case, either by the city or by the coastal commission. Within the last year, the City of Carlsbad has prepared a Batiquitos Lagoon Management Plan, which contains recommendations for development design and controls for areas within the viewshed of the lagoon. Although this plan has not been formally adopted by the Carlsbad City Council. it does provide a set of goals, policies, and development standards to which development in the lagoon vicinity can be compared to 34 RM RESIOENTIAL MEDIUM (4-10 dt!/ac) RMH RESIDENTIAL MEDIUM HIGH (10-20 du/ac) N NEIGHBORHOOD COMMERC1AL C GENERAL COMMERCIAL E ELEMENT ARY SCHOOL TS/C TRAVEL SERVICE COMMERCIAL OS Oi>EN SPACE (NO SCALE) RLM FIGURE 8. CARLSBAD GENERAL PLAN LANO USE MAP. 11 1-'===========:::=::=========RECrJJN R-1488 2113185 R-1 ONE FAMILY RESIDENTIAL (7,500 SQ FT MIN. LOT SIZE} 1-10 ONE FAMILY RESIDENTIAL (10,000 SQ FT MIN. LOT SIZE} D-M RESIDENTIAL DENSITY-MULTIPLE •M-Q RESIDENTIAL DENSITY-MOL TIPLE "UAllFIEO !VE LOP ME NT ,1/ERLAY -1-0 NEIGHBORHOOD COMMERCIAL QUALJFIED DEVELOPMENT OVERLAY C-2 GENERAL COMMERCIAL P-C PLANNED COMMUNITY L-C LIMITED CONTROL (INTERIM ZONE) OS OPEN SPACE (NO SCALE) FIGURE 9. CARLSBAD ZONING MAP. os -DI 0: II • • • II ■ . .,_ ______ ..... .p.C =========================================================== P,EC(l)N ===::: ... l88 2/13/85 determine potential impacts to the lagoon resources. As a general rule, this plan maintains the land use designations which are part of the general plan land use element but provides additional detail regarding control of sedimentation, maintenance of habitat values, and preservation of natural views from the lagoon and its perimeter. The property is currently vacant and undeveloped and has been used for agricultural purposes for some years. Development in the nearby area includes the existing mobile-home park to the north (Lakeshore Gardens) and a small area of mixed uses to the northwest, including Coast Waste Management, Ponto Ministorage, and several residences. Slightly farther to the north, just west of Interstate S, grading is under way for a commercial center south of Poinsettia Lane and a hotel north of the same roa;J. Poinsettia Lane is being extended westward to Carlsbad Boulevard. As part of the Coastal Development Permit conditions for the hotel and commercial center under development, a detention basin has been constructed in the drainage swale along the south edge of the Batiquitos Lagoon Educational Park property. New residential development is under way across Interstate S, east of the property, and additional residential development is proposed along the north shore of Batiquitos Lagoon. 2. Impacts The project proposes a variety of mixed uses centered around an oaducational institution/research park. A variety of residential uses would be provided, with options included in a. recreation center and hotel area for vacation condominium purchase. A hotel, conference center, and restaurants would be developed along with commercial estab- lishments to serve the needs of the immediate neighborhood. These uses are described in more detail in the Project Description section of this report. Table 4 presents a summary of the proposed uses and briefly notes the zoning requirements necessary to permit each use based on use of existing conventional zones in the city's zoning ordinance. As can be seen from Table 4, the proposal of certain mixed uses would require that the exi~ting RD-M zone be changed and that Conditional Use Permits be obtained for certain aspects of the development. For example, the proposed industrial research and development center in subarea I, while associated with a university-type institution, would clearly represent the dominant use and have to be defined as private development subject to the regulations of an appropriate industrial zone. The combination of permanent residential uses with commercial recreation facilities in subarea V would be consistent with neither the existing RD-M zone nor a suitable commercial zone. It is obvious from this type of analysis that the projec:t is best suited to the PC zone (Planned Community), which allows for a mixture of land uses as defined in a master plan prepared in conformance with the requirements of the zone. The project area exceeds 100 acres and is controlled by a single developer and, thus, meets the general provisions for applicability of the zone (Section 21.38.030 of the zoning ordinance). The proposed mixed uses are not consistent with the current land use designations in the general plan for the property. The entire 37 ( ' \.. TABLE q CONVENTIONAL ZONING REQUIREMENTS FOR PROPOSED USES Relation to Possible Zones Area Description Acres Uses (Ordinance Section) Educational 50.5 200,000 sq ft educational Need CUP In all zones (21.ll2.010(c)) 550,000 sq ft Industrial Need P-M zone (21.3lt.010) Heliport All zones but residential need CUP (21.lt2.010(5) (A)) II Residential 27.8 368 units, 15 du/ac max. Consistent with RD-M (21.2q.010) 111 Residential q. 9 38 units/vacation condos Consistent with RD-M (21.24.010) IV Residential 9.5 94 units, 10 du/ac max. Consistent with RD-M (21.2ll.010) V Recreation 11.9 120 units/vacation condos Consistent -with RO-M (21. 24.010) Tennis courts, gym, pool Need C-T (21.29.040(8) club or spa) or CUP in C-T (21.29.050(4)) or CUP In R-T (21.20.020(4),(10)) VI Town & Country 4.4 50,000 sq ft retail, Need C-1 ( 2 1 . 2 6 . 0 10 ) restaurants, offices VII Hotel/conference 22.2 423 rooms/condos Need CUP in RD-M (21.24.020(1)) center or C-T (21.29.030) or R-T (21.20.010) 110,000 sq ft conference Ancillary use In C-T or R-T (subject to Interpretation) 21,000 sq ft restaurants Need C-T (21.29.030) and CUP If drive-In (21. 29. 050 ( 5)) Area VIII IX X Description ) TABLE 4 CONVENTIONAL ZONING REQUIREMENTS FOR PROPOSED USES (continued) Relation to Possible Zones Acres Uses (Ordinance Section) R ecreatlon /open 11.9 Lagoon trail, picnicking Consistent with 0-S; may need space Interpretive center CUP (21.33.020-040) Amphitheater/ 4.6 Amphitheater Needs CUP (21.42.010(5) (P)) open space Trails, interpretive center Consistent with 0-5 (21.33.020-040) Natural open 18.3 Trails, interpretive center Consistent with 0-S (21.33.020-040) space ) property is designated for residential and open space uses. While tl1e residential designations may include "neighborhood commercial uses, generally less than 5 acres, as well as public facilities and open spaces, as legitimate supporting facilities and services" (City of Carls- bad 197qa:22), the extent of industrial, hotel, and other uses proposed are beyond this provision. The PC zone requires that the mixed uses, defined within the master plan which controls development regulations, must be consistent with the land uses designated in the general plan or applicable specific plan (Section 21.38.020 of the zoning ordinance). This inconsistency between the proposed project and the current general plan and zoning requirements does not necessarily represent a significant land use impact, however, since it can be remedied by an appropriate general plan amendment to allow Planned Industrial and Neighborhood, Travel Services, and/or Recreation Commercial uses. If the city amends the general plan to allow the proposed uses, the city would run the risk that if the project were not built, the land use designations would allow future developments which could have a greater degree of incompatibility than this project. With respect to potential incompatibilities in actual land use between· the proposed project and surrounding developments or uses, the most significant potential impact would occur on Batiquitos Lagoon. The southern edge of the property extends to the shores of the lagoon itself, and approximately the southeastern half of the property lies within the "critical planning boundary" or viewshed of the lagoon defined in the lagoon management plan (City of Carlsbad 19sq: Figure 4). Because the precise height and style of future buildings are not known at this time, and because the extent and activity levels associated with recre- ational uses adjacent to the lagoon cannot be clearly defined yet, potential conflicts between the proposed development and uses of the lagoon could occur. These conflicts would involve the recreational and aesthetic resources of the lagoon and their enjoyment by the public and the wildlife habitat value of the lagoon and adjacent land. Both of these topics are discussed in more detail in the appropriate sections of th is report. To the north of the project, the residential uses in the existing mobile-home park would be juxtaposed to portions of the proposed education park {area I) and residential uses (area IV) within the proj- ect. Depending on the final intensity of development within the project and resulting activity levels and internal traffic, there could aiso be some land use conflicts in this area. 3. Mitigation The project involves several design measures intended to reduce the potential for land use impacts. Principal among these are the proposed design controls for the southern area of the property. Setbacks would be established between the southerly limit of development and the bluff edges adjacent to the lagoon in the recreation area (area V 111) and residential areas (11 and 111). These setbacks of SO and 45 feet, re- spectively, combined with building height restrictions to 25 feet in the areas adjacent to the bluffs, should minimize the visual intrusion of the 40 . - project into the lagoon viewshed and subsequent degradation of the recre- ational values of the lagoon area. A second aspect of the project which provides a mechanism to avoid impacts to the lagoon resources is the proposed PC zoning and the required master plan which forms part of the development approval process within the PC zone. Among other require- ments, the text of the master plan must include a detailed description of proposed uses, development regulations, and measures used to mitigate any adverse environmental impacts. Thus, the master plan requirement pro- vides an additional tool to establish and implement measures to reduce potential impacts to the recreational and biological resources of the lagoon. Regarding potential conflicts with the existing residential development to the north, the proposed project includes the provision for a 15-foot landscaped· buffer along the northerly limit of the property. This measure should help minimize any disturbances that could be caused by internal traffic or activities within areas I and IV • 41 C. TOPOGRAPHY ANO V1SUAL AESTHETICS 1. Existing Conditions The project area consists mostly of a mesa top, which slopes gently from the east at 1-5 to a central north-south drainage. The drainage slopes southward, exiting into Batiquitos Lagoon. West of the drainage, the topography is relatively flat, except for a depression to accommodate the railway tracks. The most significant topographic feature_ on the property is a bluff facing the lagoon located on the southern part of the property. The bluff height varies from 100 at the east end to 20 feet on the western end with slopes ranging from 50 to 75 percent. A portion of the lagoon and mudflat area adjacent to the bluff are also part of the property. The property is currently undeveloped except for agricultural production and the AT&SF Railway, which runs north-south across the western part of the property. There is also a small power line, which runs north-south in the vicinity of the railroad tracks. Areas of vege- tative cover include a small eucalyptus grove on the eastern part of the property at the crest of the hill and the bluff which is covered by coastal sage scrub. The drainage was once vegetated; however, it was recently graded to construct a detention basin for the agricultural operations. The Scenic Highways Element of the City of Carlsbad General Plan (City of Carlsbad 1975) identifies Carlsbad Boulevard and 1-5 as eligible for City of Carlsbad scenic highway designation. 1-5 has been deslgnated as part of the state scenic highway system; however, it has not been granted official designation. The general objective of the element is to identify roadways that offer safe, visually pleasing drives through the City of Carlsbad and connections with recreation areas. From· the southern part of project site near the bluff edge, there are extraordinary views of the lagoon and the Pacific Ocean. Views from the western part of the property are, for the most part, blocked by the vegetation associated with South Carlsbad State Beach. The northern part of the property is adjacent to the mobile-home park, which is surrounded by a masonry wall varying in height from five to eight feet. The western part of the property is the highest elevation on the site, with views of 1-5 in the foreground, Batiquitos Lagoon in the midground, and the bluffs and rolling hills beyond the lagoon in the background. The project site is visible from the northbound lanes of 1-5 and Carlsbad Boulevard. From these locations for approximately 2,000 feet along each roadway, the lagoon and bluffs are readily visible and provide an interesting view, with water in the foregound and densely vegetated dark green bluffs in the midground, rising to a flat mesa top. South of the lagoon is a variety of land uses, ranging from a service station and picnic area adjacent to 1-5 to greenhouses and single-family homes. Most uses adjacent to the lagoon have an excellent view of the lagoon, the bluffs, and to a limited extent the mesa. Other off-site locations from which the project site is visible include the hills south of La Costa Avenue and east of 1-5, the southern part of the residential 42 project immediately east of J-5 north of the lagoon, and the area west of Carlsbad Boulevard south of the lagoon. The area associated with the lagoon has been recently studied in response to a request from the city council. This study has culmi- nated in a report entitled "Batiquitos Lagoon Management Plan." The plan has not been reviewed or adopted by the council; therefore, it has no legal status. Nonetheless, it does provide a visual analysis of the lagoon, along with specific policy and development standard recommenda- tions. This plan describes a Critical Planning Boundary, which defines the limits of the lagoon vfewshed. The boundary crosses the property generally from the southwest corner to the northeast corner. The plan also describes a Lagoon Resource Line, which on the property is located at the to:, edge of the bluff. The area between the Lagoon Resource· Line and the Critical Planning Boundary is called the Critical Planning Area. The policies and standards presented in the plan for the Critical Plan- ning Area that are relevant to the lagoon's visual resources include: a. 202.01. Development should be designed to protect the visual landscape. The present visual appearance of the viewshed (i.e., a predominance of nonurban topography and vegetation} should be maintained through land use control. b. 202.03. Natural ridge lines should be preserved. c. 202.04. Development should be set back from surrounding bluff edges. d. 202.07. Emphasis should be placed on retaining the natural topography. Minimal cut or fill should be permitted only to allow adequate structural location and not to create more prominent development. e. 203.01. Special public viewing points should be provided around the lagoon. f. 204.07. The most effective way to preserve the existing nonurban visual appearance of the area is by allowing development which is of low enough density so as to "blend11 into the environment. Large-lot subdivisions (minimum one-acre parcels) blend into the landscape and can be utilized as ranch or agricultural estates. g. 205.01. There should be a bicycle trail or lane around the lagoon. On the north, a bicycle trail adjacent to the lagoon may not be possible. It is the policy of the plan to have a bicycle trail as near to the north shore of the lagoon as possible. h. 205.02. Public picnic areas with visual access to the lagoon should be provided. 43 I \ I. 201.021. All structures shall be set back a minimum of SO feet from the Lagoon Resource Line. j. 201.022. Grading (cutting or filling) shall not occur within SO feet of the Lagoon Resource Line. k. 202.0'J0. All structures shall set back from bluff edges and ridgelines a minimum of 45 feet. No portion of any structure within 100 feet of a bluff edge shall exceed one story ( 15 feet) maximum height from the elevation of the bluff edge. I. 202. oq 1. The maximum height for all new or remodeled structures within the Critical Planning Area shall be two stories (25 feet), except for especially view-sensitive areas (previously mentioned) where the maximum height has been specified as one story ( 15 feet). m. 202.071. Cut or fill shall not exceed 10 feet from the natural or original grade. n. 20'J. 061. The property located on the lagoon's north shore between the railroad tracks and 1-5 shall be desig- nated for residential medium density (4-10 du/ac) with the condition that the density can be clustered (max. 15 du/ ac) on a portion of the -site with the remainder left in open space. The open space may be converted to residential use per the conditions set forth in the San Dieguito LCP. However, the maximum density shall be 10 du/ ac. Although this plan is not adopted, the policies and develop- ment standards provide definitive guidelines for evaluating and assessing the visual aesthetics of the project. 2. Impacts The impacts anticipated from the proposed master plan are based on the ultimate development of the project. The impacts have been categorized in two ways: The first is plan-to-plan, in which the evalu- ation addresses the degree of impact as a result of the differences between the adopted general plan designations and zoning versus what is proposed in the master plan. The second is plan-to-ground, in which the impact is based on the change from the existing visual character to that which would result from ultimate development of the project. This analy- sis is somewhat limited since specific details of the ultimate project are unknown. Plan-to-P Ian Earlier development proposals over the subject property allowed for a mixture of residential densities and provided for a hotel use--uses which are similar to some of those proposed in the Educational Park project. The Seabluff project, which was approved over the eastern 44 portion of the property, allowed residential development in its eastern area, reserved an area for agriculture to the west, and preserved the lagoon and bluff areas. The Batiquitos Pointe project, which covered the western portion of the property, specified residential development with an area for a future motel and open space over the bluffs and lagoon. These earlier proposals were generally consistent with the medium and medium-high residential designations on the property in the Land Use Element of the general plan. The extent of development in the proposed Educational Park project is very similar to that proposed in these earlier projects, and the open space areas proposed are similar in extent to the earlier plans and the Land Use Element. Over much of the property, then, the extent of development proposed in the Educational Park project is similar to that which would have occurred in the ea.-lier proposals or which would occur in any devel- opment consistent with the general plan. The same conclusion is not true, however, when considering the San Dieguito Local Coastal Program that once included the subject property. This program would have pre- served a 60-acre area for agricultural uses and to that extent would have allowed a smaller area of development, resulting in somewhat less visual impact to the area of the lagoon. From a strict viewpoint considering only preexisting plans, the project would have similar impacts to earlier proposals and somewhat more impact than development in accordance with the LCP that once covered the property. This somewhat narrow analysis does not consider elements of building style, height, landscaping, or other physical aspects of development. ?tan-to-Ground The ultimate development on the property will significantly alter the visual appearance of this area. The construction of buildings within SO to 45 feet of the bluff will add man-made structures at the top of a natural scene consisting of the bluffs and lagoon to the views from 1-5. Carlsbad Boulevard. and the surrounding area. As proposed by the applicant, the height of buildings along the bluff edge would be 25 feet, excluding architectural design features which could add more height. This height is greater than that indicated in the Batiquitos Lagoon Management Plan {Section 202.040} and also is greater than that recom- mended by coastal commission staff (Damm, California Coastal Commission, San Diego District, 2/ 12/85). 3. Mitigation The master plan has incorporated many measures and design parameters that will reduce the significant visual impact. These include the preservation of the bluff and wetland area in open space; SO-and 45- foot building setbacks from the bluff edge; and building height limita- tions of 25 feet in areas adjacent to the bluff and of 40 feet for all areas except area l, where the height is limited to 75 feet. Also, a pubHc viewpoint and picnic area is included in Area Vt 11 and public access is allowed in Areas IX and X for pedestrian trails and viewpoints. In addition, the conceptual site plan indicates an extensive landscaping program for the project, with special emphasis on a 15-foot buffer be- tween the project and Lakeshore Gardens Mobile Home Park. 45 ' i - Mitigation measures which have not been incorporated Into the project and which would reduc~ the level of visual impact to a level of insignificance are reduction of the height of structures adjacent to the bluff to one story ( 15 feet), with no special allowances for architec- tural design features and a maximum height of 40 feet for all buildings. This limitation would put the project in "scale" with the surroundings. Since the project site is relatively flat, no special grading concepts are recommended other than maintaining the sloping topography at the southeastern end of the property through appropriate contour grading and varied siting techniques. These design measures can be considered in greater detail at the time a master plan is prepared and reviewed for the development. Since PC zoning is proposed, such a master plan will be required and does provide the correct forum for a more complete address- ment of these potential impacts. D. CULTURAL AND PALEONTOLOGICAL RESOURCES 1. Existing Conditions a. Archaeolo9x Two archaeological surveys conducted by WESTEC Services, Inc., covered the entire project area. In 1981, WESTEC surveyed the eastern section of the property to relocate previously recorded archaeo- logical sites. As· a result of this survey, four sites were found in the southern portion of the property. These sites were described by WESTEC (1982a:41) as follows: SDM-W-95. This site is a deposit of shells and stone tools located on a ridgetop. Numerous tools were noted during the survey. SDM-W-97. This site incorporates two previously recorded sites, SOM-W-89 and SDM-W-2541. This site is also a midden deposit containing abundant cultural materials. SDM-W-88. This site is a light concentration of shell remains and stone tools. Midden deposits may be present. SDM-W-2551. This site was noted as containing midden soils and shell remains. No art if acts were observed at the time of the WESTEC survey. The western portion of the property was surveyed by WESTEC in 1982. One previously recorded archaeological site was found during this survey. The site, SDM-W-84, is described (WESTEC 1982b: 3-29) as a large midden site with shell remains and stone tools. b. Paleontology The property is an ancient marine terrace, composed of sediments and stones deposited during the Tertiary and Quaternary epochs. The level portions of the property are Lindavista Formation. This is underlain by the Santiago Formation, which is visible on the property in the southern bluffs. Quaternary alluvium has been deposited in the drainages on the property. The paleontological significance of the property is primarily in the Santiago Formation deposits. Although fossils have been found in the Lindavista Formation, the Santiago Formation contains a greater possibility for significant fossil finds. The highly fossilifer- ous Delmar Formation grades into the Santiago Formation ( Kennedy 1975), which is also dense and clayey. The Santiago Formation is not clearly visible in the bluff area and is highly weathered; therefore, the exist- ing exposures are poor indicators of potential finds within the stratum. The Santiago Formation lies from S to 15 feet below the Lindavista Formation, which itself is from 2 to 12 feet thick (Woodward-Clyde 1984). 47 I l ... Therefore, the Santiago Formation Iles from 7 to 30 feet below the sur- face, depending on location. It is nearest the surface along the bluffs overlooking the lagoon, where it is only S feet below current ground level. 2. Impacts Grading and other earth movement associated with project implementation will destroy the archaeological sites located within the property and ha~ the potential to destroy significant paleontological resources. 3. Mitigation The archaeological sites on the property were tested by Brian Smith in the fall of 1984. Smith tested four sites and found that three required mitigation of adverse impacts: SOM-W-95, SDM-W-84, and SDM-W- 97. One of the sites, SDM-W-88, was determined to be insignificant and no tests or studies were recommended. Test excavations at SOM-W-2250 demonstrated that no further. studies were required. No test report was prepared on the results of Smith's excavations, but mitigation of impacts began in January, 1985, under Smith's supervision. The results of this mitigation program should be reviewed for adequacy before clearance is given to the project, since no test report was prepared. If adequate excavation and analysis has been accomplished, no further investigations will be necessary. However, in the absence of a test report and research design for the mitigation excavation, it is not possible to determine whether additional work will be required. Grading plans have not been developed for this project at this time. If the depth of the grading exceeds five feet along the bluffs, the Santiago Formation will be exposed and significant fossils may be destroyed or lost. The deposit may be impacted in other parts of the-proje-ct ar-ea as well, depending on the depth of grading proposed. Grading plans will need to be reviewed to determine where the formation will be impacted. If paleontological impacts cannot be avoided through shallower grading, monitoring during grading by a paleontologist should be required. 48 E. BIOLOGICAL RESOURCES The property was surveyed originally as two projects (Batiquitos Pointe and Seabluff Property Annexation) by biologists from WESTEC in 1982. The results of these surveys are reported in the draft EIRs for these projects and are summarized below. 1. Existing Conditions The master plan area is on the northern edge of Batiquitos Lagoon in the City of Carlsbad and includes the mesa top to the north of the lagoon, bluffs above the lagoon, and area within the lagoon itself. Eight habitat types were identified on the property: coastal· sage scrub, coastal s~:t marsh, mudflat, freshwater/brackish marsh, riparian, euca- lyptus grove, agricultural land, and disturbed fill material (Figure 10). The majority of the property, including most of the mesa top, is under current agricultural use for flower production. The small area of riparian habitat in the northern portion of the area is primarily arroyo willow (Salix lasiolepsis) and cattail (Typha sp.) growth associated with a drainage c~~nnel along the railroad tracks. A small stand of eucalyptus trees is ~p~esent along • the eastern border of the property. • • The bluffs between the mesa top and the lagoon support rela- tively undisturbed coastal sage scrub habitat predominated by lemonade- ·berry (Rhus integrifolia). California sagebrush· (Artemesia californica), California buckwheat (Eriogonum fasciculatum), black sage (Salvia mel- lifera), and Spanish dagger ( Yucca schidigera). Locally dense patches of coast cholla (Opuntia prolifera) occur on the eastern bluffs on the property and coastal prickly pear (Opuntia sp.) is abundant. A small, level bench of sandy fill in the southwestern corner of the property adjacent to Highway 101 is covered by nonnative sea-fig (Carpobrotus sp.). A small north-south-trending canyon through the property supported an area of cattail-dominated freshwater mar-sh bordered by coastal sage scrub-covered slopes at the time of the initial surveys. This mar-sh was probably dependent on irrigation runoff from the adjacent agricultural activities. The majority of both habitats was recently removed during construction of a detention basin in the canyon bottom. A small area of freshwater marsh still exists in the mouth of the canyon and cattails are beginning to develop in the basin. No plant species listed by state or federal agencies or the California Native Plant Society were observed or expected on the property. The disturbed nature habitat to wildlife species. The the wetlands habitats of the species, especially birds. of the mesa top limits the value of this coastal sage scrub on the bluffs and lagoon support a var-iety of wildlife ' \ AGRICULTURE DISTURBED ' ' . . . \ .. \ . . . . . ... \ . . 6' '. •, ' •. - ' ' \ ' '. 1 INCH=soo FEET (APPROX.) •. ;~\. ' ' ' \\ • \ -,~ '\ ' '\ ·, ., ' \ ' ,,___.... \\LAGOON _ 1 RESOURCE LINE 1,~~· : •• ,._;.•,; ;' .. •·· ... --.., ... , l'Ool '· .;: .· .··• : ··-'""· .. ,,"' "·-... ;i : (\ ·,._ I \ I \ DENSE : , ,~ CHOL ,,,,··· 1 FRESHWATER/8RACKJSH MARSH 2 DISTURBED CARPOBROTUS DOMINATED 3 LAGOON: COASTAL SALT MARSH/ MUD FLAT 4 COASTAL SAGE SCRUB 5 RIPARIAN 6 EUCALYPTUS FIGURE 10. VEGETATION MAP OF THE SUBJECT PROPERTY. SOURCE:WESTEC. 1982 R•1488 2 /13185 California black-tailed gnatcatcher (Polioptila melanura californica), a subspecies with a population that is declining within its range, have been observed in the coastal sage scrub habitat on the bluff. The dense coast cholla may also provide habitat for the locally declining coastal cactus wren ( Campylorhynchus brunneicapillum}. Below the coastal sage scrub-covered bluffs, the property includes wetlands habitats within the lagoon, including coastal salt marsh, brackish marsh, mudflats, and open water. These habitats provide important feeding, nesting, and resting habitat for a high diversity of water-dependent bird species and important habitat for fish and aquatic invertebrates. Because of the importance of coastal lagoons to wildlife and because of the small proportion of originally existing lagoon habitat that has -,ot been destroyed or degraded, this habitat requires special consideration for preservation. A number of sensitive species have been observed in the vicinity of the project location or on the site. Three species listed by state and federal agencies as threatened or endangered are reported to use the wetland habitats on the site: California least tern (Sterna albifrons browni) and California brown pelican (Pelecanus occidentalis californicus) forage in the open water and rest on mudflats and Belding's savannah sparrow (Passerculus sandwichensis beldingi) was observed in the salt marsh vegetation. The California least tern has nested at the lagoon mouth to the immediate south of the project site in recent years. 2. Impacts Implementation of the master plan as proposed would result in the removal of current agricultural land, the small area of riparian habitat, and the eucalyptus grove. The loss of these resources would not have a significant effect on the biological resources on the property. The master plan cal ts for development in areas V 111 , l X. and X which would include • • • passive and active recreation areas including trails, view- points, • • • public access. outdoor entertainment facilities, interpretive center(s), . • . bike/pedestrian trail adjacent to lagoon, .•• [and] picnic areas •••• All of these uses would be below the level of the bluff on the slope or adjacent to the wetland. These activities would result in the removal of coastal sage scrub habitat and an undeterminable amount of wetland habi- tat. This would be a significant loss. The loss of adequate buffer and the resultant indirect impacts associated with the increased levels of human activity directly adjacent to the lagoon would have a significant effect on the biological productivity of the lagoon. These uses would also be potentially damaging to the adjacent ecological reserve managed by the California Department of Fish and Game. Nesting of several shorebird species in the lagoon habitats on and adjacent to the site and foraging and resting of a variety of species, including three birds f ·- listed by state and federal agencies, would probably be inhibited. \. 51 Any grading activity that contributes to runoff or erosion and sedimentation into the lagoon would have a significant adverse effect on the biological resources of the lagoon. The development as proposed would not be consistent with the long-term goals of the City of Carlsbad for the lagoon and its resources. The City of Carlsbad Draft Batiquitos Lagoon Management Plan (August 28, 1984) identifies the portion of the property below the top of the bluff and including the fill bench in the southwestern corner of the property as a "lagoon resource" area. Policy statements that characterize the intent of the plan are as follows. 301.03 Development should not take place within the lagoon resource line until satisfactory investigation can be accomplished to identify mitigation that reduces impacts to an insignificant level. This would include any proposed bicycle or pedestrian trails, which should be located outside of the Lagoon Resource Line and in the Critical Planning Area, as discussed below. 301. 04 Active recreation should not be allowed on the lagoon. , 301. OS Passive recreation on the lagoon should only be allowed if there is no substantial adverse impact to wildlife. ( In other words, habitat protection has priority over recreation) . Much of the remainder of the property is within a Critical Planning Area. Within the Critical Planning Boundary _ _(CPS), the goals for future development include 201.00 Minimize impacts on wildlife habitats that are function- ally related to the lagoon resource. Policies for development within the CPS include 201. 02 Human activity should be designed/ controlled so that it will not substantially adversely affect wildlife habitats that are functionally related to the lagoon. 202.04 Development should be setback from surrounding bluff edges. 203.03 There should be limited public access to the wetlands shoreline. Access should only be at locations where there could be minimal impacts on the-lagoon ecosystem. 204.01 Human uses of the critical planning area should be com- patible with the primary use of the wetland as a natural wildlife environment. 52 205. 0 1 There should be a bicycle trail or lane around the lagoon. On the north, a bicycle trail adjacent to the lagoon may not be possible. It is the policy of this plan to have a bicycle trail extending from El Camino Real to· Carlsbad Boulevard as near to the north shore of the lagoon as possible. The limited access points mentioned in policy 203.03 above should be accessed by bicycle, auto and foot, and should be properly signed. Additional guidelines are provided in the management plan for development standards: 201.021 All structures shall be setback a m1n1mum of SO-ft. from the Lagoon Resource Line (LRL) (see Figure 10). 202.oqo All structures shall be set back from bluff edges and ridgelines a minimum of q5 feet. No portion of any structure within 100 feet of a bluff edge shall exceed one story { 15 feet) maximum height from the elevation of the bluff. 203.021 Public viewing points and a trail system (bicycle and hiking) shall be established around the lagoon within the Critical Planning Area. California Department of Fish and Game shall be allowed to restrict public access to sensitive habitat areas. 205.011 Large scale recreational facilities that require fencing or structures or that attract large concentrations of people shall be set back a minimum of 300 feet from the Lagoon Resource Line. 205.021 Small scale active recreational facilities (eg. family tennis courts and swimming pools) shall be set back a minimum of 150 feet from the LRL. 205.022 All active recreational facilities shall be screened by landscaping. 205.031 Passive recreational facilities shall not require a setback from the landward edge of the LRL. (Fencing may be necessary to restrict access to sensitive habitat areas). 3. Mitigation Mitigation of impacts to biological resources resulting from implementation of the proposed master plan for the property can be accom- plished through incorporation of the policies and goals of the Batiquitos Lagoon Management Plan into the project design. The following specific measures would substantially reduce the impacts of the project. 53 a. No development, including bicycle and pedestrian trails, should occur below the top of the bluff. The proposed bicycle trail should be located . at the top of the bluff along the entire length of the property. In addition. this trail should be set back at least five feet from the edge of the bluff between the western edge of the drainage canyon to Highway 101. The setback would provide minimum buffering for a high bird activity area within the wetlands habitat of the lagoon. The construction of any structures or grading and filling In the floodway could require a Section 4011 Permit from the U.S. Army Corps of Engineers. Because of the use of the property by federally endangered bird species, the 4011 Permit process would also involve consultation with the U.S. Fish and Wildlife Service under the provisions of the Endangered Species Act. b. The area of disturbed sea-fig covered fill in the south- west corner of the property should not be developed for either active or passive uses because of its proximity to sensitive wildlife and foraging habitat. c. All buildings should be set back a minimum of 45 feet from the edge of the bluff. Construction should include measures to minimize the impact of increased noise and light levels on the lagoon habitat. The area between the bluff top and development should be land- scaped to minimize the apparent presence of human activity to wildlife on the lagoon except at certain limited view access points. d. The amphitheater proposed for location-in the small north-south drainage in the south-central portion of the property should be located at least 300 feet outside the lagoon resource area to minimize the effects of noise and high levels of activity on the wildlife in the lagoon. The freshwater marsh habitat lost during construction of the detention basin in the drainage should be reestablished. e. The grading plan should incorporate measures to prevent runoff or erosion and sedimentation into the lagoon during construction and a design to permanently control these potentially damaging impacts to the lagoon. f. The lagoon wetland habitat on the property should be deeded to the State of California to be incorporated into the Ecological Reserve administered by the Department of Fish and Game. This would insure permanent preservation of this important biological resource. 54 F. COMMUNITY SERVICES 1. Existing Conditions a. Fire Protection. The project area would be served by the City of Carlsbad Fir:e Department. The nearest existing station. Station Number 1, is located at 1275 Elm Avenue, approximately 5.3 miles north of the subject property. and has a response time of tO minutes. Backup services can be provided by Station Number 2, 1906 A renal Road, in 8. 5 to 9 minutes. Paramedic service is provided by Station Number 3, l 307 Catalina Avenue, in 13 minutes (Dana, City of Carlsbad Fire Department, 2/8/85). b. Police Protection. Police protection is provided by the Carlsbad Police Department, 1200 Elm Avenue. The pro;ect is within beat unit assignment 44; the response time by a mobile unit is 2 to 5 minutes for emergency calls and up to 30 minutes for low-priority calls (Risen- hoover, Carlsbad Police Department. 2/8/85). c. Schools. The project site is located within the Carlsbad Unified School District. The schools that would serve the project area are listed in Table 5, along with their current enrollment and capacities. TABLE 5 SCHOOLS SERVING THE PROJECT SITE Generation School Grade Enrollment Capacity Factor Jefferson Elementary K-3 570 700 o. 14 Pine Elementary q-& 305 420 0.11 Valley Junior High 7-8 720 1,035 0.09 Carlsbad High 9-12 1,375 1,587 o. 17 TOTAL 2,970 3,7112 0.51 SOURCE: Dunlap, Carlsbad Unified School District, 2/ 12/85 New Students 87 68 56 105 316 d. Hospital Services. The nearest major medical facility available to the project is Tri-City Hospital, located at 4002 Vista Way in the city of Oceanside, approximately 9. 5 miles north of the project area. Tri-City is within the Tri-City Hospital District, which includes one other hospital, Tri-City West. Tri-City West is a smaller facility with 66 beds. The Tri-City Hospital District currently has 243 active physicians on staff, who are utilized by both hospitals. Tri-City offers a full line of medical services, including a 24-hour emergency facility, a nuclear medicine department, heart catheterization, a mental health 55 unit, a hemodialysis unit, and radiology and pathology equipment. The hospital is also in the process of qualifying for designation as a trauma center in April of 1985. Tri-City Hospital has a capacity of 260 beds and is currently operating at capacity. The hospital is experiencing overcrowding and, as a result, will add 108 beds by 1987 (Bankovitch, Tri-City Hospital, 2/ 11 /85). e. Public Transportation. The North County Transit System provides bus service in the subject area. Currently, route number 301 operates north and south along Carlsbad Boulevard, with service once every one half hour. 2. • Impacts a. Fire Protection. Fire protection services currently provided by the City of Carlsbad from Stations 1 and 2 would not be adequate due to the nine-to ten-minute response time. However, the City of Carlsbad is planning a new station at Poinsettia Lane and Paseo Del Norte, to be fully operational in April, 1986. From this station, the response time would be reduced to two minutes. Although the response time for paramedic services is also excessive, immediate care can be provided by fire· station personnel until paramedics arrive. Additional paramedic services are planned to be operational in approximately three years (Dana, Carlsbad Fire Department, 2/8/85). b. Police Protection. The response time for police protec- tion is acceptable. The project would contribute, however, to the cumu- lative impact of new development on police services, which requires additional officers and equipment as the city's population increases. c. Schools. Approval and development of the proposed proj- ect would result in the construction of 620 residential units. Based on generation factors utilized by the Carlsbad Unified School District, the proposed project would generate a total of 316 students. Capacity figures in Table 5 include temporary measures, such as portables, to accommodate students. At the present time, Jefferson Elementary School is the only facility experiencing serious overcrowding; Pine Elementary, Valley Junior High, and Carlsbad High are not at capacity. However, the school district plans to open a new K-3 school located in Calaveras Hills by the fall of 1986, which will alleviate the current situation (Dunlap, Carlsbad Unified School District, 2/12/85). d. Hospitals. The existing Tri-City Hospital in Oceanside will have an additional 108 beds in 1987 and will be considered to have adequate facilities to serve the proposed project. e. Public Transportation. It is not anticipated that the proposed development would have a significant impact on transit facili- ties, since bus service is currently provided along Carlsbad Boulevard. 3. Mitigation a. Fire Protection. Poinsettia Lane is operational, When the proposed the fire protection 56 fire station at service will be - adequate. Completion of the new station by the target date of April, 1986, set by the City of Carlsbad Fire Department will predate the beginning of construction on the subject property. b. Police Protection. The proposed project in itself would not require that additional police services be provided. However, additional police manpower and equipment eventually will be needed in response to the overall population increase within the city. c. Schools. The Carlsbad Unified School District currently charges a development impact fee of $1, 720 per dwelling unit to off set the cost of providing school facilities for students generated by new housing developments. These fees can be utilized to provide temporary teaching facilities (portable classrooms) but cannot be used for perma- nent facilities or staffing salaries. In exchange for the payment of fees, the school district provides a "will serve" letter, which ensures school service to new developments. In addition, the construction of the new K-3 elementary school is scheduled to be in operation before comple- tion of the proposed project. d. Hospital Services. No mitigation measures are deemed necessary at this time since adequate facilities will be available. e. Public Transportation. The proposed project would not require additional transit facilities. However, as development occurs in the vicinity of the project area, it may become feasible to expand transit service in the area. 57 ( ) G. HYDROLOGY AND WATER QUALITY 1. Existing Conditions The project area lies next to the northwest corner of Bati- quitos Lagoon. Runoff waters either drain to the west or collect into natural swales which eventually lead into the lagoon. The site is char- acterized by sandy, well-draining soils and gentle grades which, in addition to its small watershed area, tend to limit runoff to the prop- erty boundaries. Runoff occurs only during intense and prolonged storms. No portion of the site floods except the sandy flats adjacent to the lagoon. The present potential for erosion and sedimentation is kept at a minimum by the terrace agriculture and the dense native vegetation on the escarpment slopes. "Available evidence on general sedimentation rates in Batiquitos Lagoon indicates that sediment eroded from the 35- acre project site watershed has not caused a sedimentation problem in the lagoon (Mudie et al., 1976)" (WESTEC 1982a). A comprehensive discussion of the condition of the lagoon is provided _in the Draft Environmental Impact Report, Seabluff Property • Annexation, City of Carlsbad (WESTEC 1982a). Former natural drainage patterns have been considerably changed by the construction of the California Southern Railroad ( 1883-88) and the Santa Fe Railroad {1934), the Pacific Coast Highway (1912 and 1927}, and 1-5 (1965-66) which have crossed the lagoon chan- nel system. Consequently, the lagoon has no direct contact with the ocean, and thus has had virtually no contact with tidal action since at least the 1930s. The beach berm formed by sand depositions is occasionally opened by the County to release impounded runoff water into the ocean, but these channel openings have apparently not been sufficient to allow complete tidal excursion. As a result, tidal inflow has reached only to the 1-5 bridge in recent years and only for short periods of time. The beach berm is usually re-established· by wave action and the channel closed by sand accretion within a few weeks. In addi- tion, the construction of an upstream dam at Lake San Marcos on San Marcos Creek has greatly reduced the volume of floodwaters entering the lagoon. • The major effects of these phenomena have seasonally fluctuating water quality conditions in the conditions include hyper-salinity, hyposalinity, oxygen high temperature variation. been to create lagoon. These depletion, and The California State Water Quality Control Board includes Batiquitos Lagoon under coastal waters. The Comprehensive Water Quality Control Plan for the San Diego Basin lists as potential beneficial uses: contact and noncontact water recreation; inland saline habitat for aquatic and wildlife resource; marine habitat; and preservation of rare and endangered species. 58 • 2. Impacts Construction as a result of the proposed development will eliminate the conditions which now insure absorption of rainwater on- site. Runoff from the paved surfaces will need to be contained to prevent erosion to the terrace and to the escarpment faces. During construction, there will be a high potential for erosion of unprotected soils, which could cause significant sedimentation problems in Batiquitos Lagoon. After completion of construction, paved surfaces, landscaping, and storm drains will reduce concentrations of suspended soils to less than five percent of existing levels. The planned urban uses of the project site will change the chemical content of the runoff waters that now flow from the property into the lagoon. Herbicides, pesticides, and bacteria, the current by-products of the site's agricultural use, will decrease while contami- nants such as oil, grease. and heavy metals from automotive sources will increase. However, water quality in Batiquitos Lagoon is not expected to be measurably degraded by runoff contaminants from the project site. Batiquitos Lagoon presently receives large quantities of runoff contaminants from existing urban and agricultural land uses within its watershed area and the contaminants derived from the project site would represent a very small incremental contribu- tion to the total contaminant load (WESTEC 1982b). Special provision will need to be made, however, for disposal of toxic wastes that could potentially be associated with university research • 3. Mitigation Implementation of the following measures will reduce the potential for impacts to an acceptable level. a. Sedimentation and erosion impacts can be reduced by implementation of the proposed sedimentation basin and energy dissipation structure in Area IX. Runoff from the western portion of the project site will be detained in a separate basin within Area VI 11. Provision for mainte- nance and removal of deposited sediment should be made. The plans for this structure should be approved by the City of Carlsbad Engineering Department. b. Grading activity should be prohibited during the rainy season, from October 1 to April 1 of each year. c. Temporary runoff-control devices should be installed prior to any grading activities. A deepening of the sedimentation basin and controlled grading which would 59 direct runoff flow into the basin during these operations would reduce the potential for sediment deposition in the lagoon. d. All graded areas should be planted in temporary or per- manent landscape materials prior to October 1 of each year to reduce erosion potential. e. As the natural vegetation has provided effective erosion control on the escarpment slopes, it should be the pre- ferred landscaping for that area, the setback area of the terrace at the top of the slopes, and for al I other open space areas of the project. f. For the nonresidential areas, a parking lot maintenance program should be established to remove debris that collects on paved areas. Since chemical contaminants tend to adhere to dirt particles, frequent street-sweep- ing procedures would significantly reduce the chemical content of runoff water discharged into the lagoon. g. Use of fertilizers and pesticides should be by certified personnel and kept to the minimum possible. 60 H. AGRICULTURAL RESOURCES 1. Existing Conditions a. Physical Characteristics Approximately 131 acres of the project site is currently utilized for agricultural production. Flowers, such as gladiolus and ranunculas, are grown, which are rotated with zucchini to provide a green fertilizer in order to enhance cut-flower production. Previous attempts to produce vegetable crops on the property have been unsuccessful. In the 1960s, attempts to produce a tomato crop failed and zucchini crops did not have adequate yields or quality for harvest as food crops ( Copley 1980). According to the Basic Data Report for the Agriculture Element {County of San Diego 1979), the coastal part of the North County Metropolitan Subregion possesses physical and cultural criteria suitable for commercial/ agricultural production. Those cultural factors which favor long-range commercial production in this area include the following: l} A large percentage of the land under cultivation is within the jurisdiction of the Coastal Commission. 2) LAFCO policies for evaluating the effects of annexa- tion of agricultural land are generally preservation- oriented. The cultural factors which would tend to reduce the potential for long-range commercial production in the coastal area {County of San Diego 1979:LJ8) include: 1) The amount of agriculturally productive acreage within incorporated boundaries. 2) The extremely high value of coastal land. 3) County island annexation policies and county growth management policies in the coastal area. 4) Conflicts between urban and agricultural land uses. SJ The rapid growth in the North County subregion. The project site is located approximately 0.25 mile east of the Pacific Ocean and is situated in the maritime area-climate zone. This climate zone encompasses a continuous strip of land a few hundred yards to six or eight miles along the coast of California. Ocean condi- tions dominate this zone, resulting in seasonal and diurnal temperatures which are narrow and humidity that is high. Mean annual precipitation is 15 to 20 inches. Temperatures over the year range from 44° to 75°F. and the mean annual temperature is 600 to 62° F. ( Copley 1980). 61 The soil analysis for the subject property is based on information contained in the Soil Survey, San Diego Area, California (U.S. Department of Agriculture [USDA) 1973). Figure 11 indicates the distribution of the soil types on the subject property, and Table 6 describes the agricultural ratings for soils within the project area. The Class and Storie ratings express the relative suitability of the soil for agricultural purposes. Storie indexes are based solely on agricul- tural features, with Grade 1 (best case) having few or no limitations for crop use and Grade 6 ( worst case) being generally unsuitable for farming. Capability ratings encompass such factors as crop suitability, potential for soil damage, soil conservation, crop management, and land use re- strictions, with Class I (best case) soils having few or no agricultural limitations and Class VIII (worst case) soils having extensive limita- tions; Class VI 11 soils may be restricted to recreation, wildlife, or watershed uses. The letter 11e11 in the capability class number indicates that the main limitation is the risk of erosion unless close-growing plant cover is maintained. Risk or limitations due to soil surface characteristics are indicated by the letter "s". Prime agricultural land has been defined in the Califor- nia Government Code, Section 51201. This definition is also included in the Williamson Act, which is the State of California legislation allowing the creation of agricultural preserves. Prime agricultural land as defined by the act includes any of the following characteristics: 1) All land which qualifies for a rating as Class I or 11 on the Soil Conservation Service Land Use Capability ·c1assificatio·ns. 2) Land which qualifies for a rating of 80 to 100 on the Storie Index. 3) Land which supports livestock u·sed for the production of food and fiber and which has an annual carrying capacity equivalent to at least one animal unit per acre, as defined by the U.S. Department of Agriculture. 4) Land planted with fruit-or nut-bearing trees, vines, bushes, or crops which have a nonbearing period of less than five years and which will normally return, during the commercial bearing period, on an annual basis, from the production of unprocessed agricul- tural plant production, not less than two hundred dollars ($200) per acre. The Capability Unit of the Terrace Escarpments (Tef) (VI lle-1) indicates that the soil is of no agricultural value and that risk of wind or water erosion is present. The Storie Index is less than 10 and reflects severe limitations due to poor profile development, steep slope, and high erosion potential. Unlike Terrace Escarpment soils, the Marina loamy coarse sand (MlC) is suitable for agriculture. The Capa- bility Unit of 111 s-4 indicates that coarse sand may impose restrictions 62 PROJECT LOCA TIO HE M1C ~, TeF 1000 0 FEET ·.• T ••· .... ··' .J :';;. ~ !l'•,., _,_ ... ·- .. '•,. .··:1 -~············~·-··~; ....... ' .. ...._ BATJQ UITOS I FIGURE 11. SOIL TYPES ON THE SUBJECT PROPERTY. R-1488 2/13/85 Soil Name Marina loamy coarse sand Terrace Escarpments SOURCES: Key: Good Fair N/R (s) TABLE 6 ANALYSIS OF SOILS ON PROJECT SITE Croe Sultabllltl If Approxl- Map Percent mate Storie Symbol Slope Acreage Class Index Avocados* Citrus* MlC 2-9 1qq 111 s-lf sq Good Good TeF 30-qo 22 VII le-1 <10 N/R N/R USDA 1973; Close et al. 1970 -No special management Is necessary. -Some special management is necessary. -Not rated, unsuited to agriculture. -Slope Is the main limiting factor. Irrigated (see kel below) Truck Crops Tomatoes Flowers Fair( s)t N/R Good N/R N/R N/R *Avocado crops are not climatically suited to the study parcel. Lemons are better suited than other citrus crops. tSlope is not a limiting factor on this particular study parcel. Therefore, this soil unit can be given a "Good" crop suitability rating for truck crops. ( on agriculture production and the moderately low agricultural rating (Storie Index of 54) is also attributed to the coarse sandy soil texture. None of the soils on the property are considered "prime" agricultural land according to the Williamson Act definition. In San Diego County, .almost all of the significant acreages of prime soils have been developed with urban uses. However, a wide variety of crops can be grown easily in nonprime soils with the proper climate and water. For this reason, the agricultural potential of soils in San Diego are mea- sured more accurately by the Soil Survey ratings because they take into account the kinds of production which occur in the county. This system rates soils as "good" or "fair" for five principal crops. Those soils whir.h do not meet the "fair" criteria are "not rated." • Terrace Escarpment soils (22 acres) are not rated for any of the five major crop types. However, four of the crops (avocado, citrus, truck, and flowers) are suitable to the Marina soil. Of these, only flower and truck crops are climatically suited to the site. Table 6 indicates soil suitability for the five principal crops grown in San Diego County. San Diego is able to produce off:.,.season. or winter vege- tables, tomatoes, and nursery and floral crops due to the mild climatic conditions in the maritime and coastal zones. Because the county's climate allows the local harvest to reach markets in the off-season, high prices per unit volume contribute a high value of production per acre. Coastal-dependent crop production in San Diego is a significant portion of that grown statewide, as well as nationally. The majority of off- season vegetable production is centered around Otay Mesa in the southern portion of the county and near Carlsbad in the north (County of San Diego 1979). Tomatoes are one of the most profitable crops in this area. However, as indicated by the soils analysis and past farming history, the site is not suited to tomato production. The economic viability of agricultural use of the project site was studied by Copley International Corporation ( 1980} and it concluded that: 1) Even through an intense cropping program, an owner- farmer would not be able to obtain a positive rate of return. 2) On a leased basis, a farmer could obtain a positive rate of return. However, the landowner would have to subsidize the farmer $2,173 per acre per year. Annually, the subsidy amounts to $225,954. 3) Even on the rental basis, farm risks could signifi- cantly diminish rates of return. b. Agricultural Land Use Policies City of Carlsbad. The City of Carlsbad General Plan's Open Space and Conservation Element ( 1973) states as an objective that 65 the city should prevent the premature development of prime agricultural land and preserve the land wherever feasible. Also, in 1980 the Carlsbad City Council adopted an interim agricultural policy. In th is policy, the council encourages the continued use of these lands for agricultural purposes on a temporary basis. The policy also states, however, that it shall not preclude the ultimate development of land used for agriculture provided the development is consi-stent with Carlsbad's ordinances and policies. In essence, agriculture Is viewed as a temporary form of land use for many areas currently cultivated. Carlsbad Local Coastal Program. In the absence of a local coastal program adopted by the City of Carlsbad, the state Coastal Commission formulated a program of their own. The background concerning the status of the LCP for this area is provided in the Land Use section. For the previously approved projects, nearly half of the project site was left in agriculture, reflecting compliance with the mixed residential and agricultural land use advocated by the Coastal Commission LCP. As stated in the findings for the San Dieguito Land Use Plan (City of Del Mar 1981) : The Commission's goal is not merely to preserve the soil re- sources for future generations; actual production is also a key goal ... · thus the Commission finds that a mixed use program that assures continued agriculture and stable boundaries between agriculture and urban development, meets the requirements of Section 30242 of the Coastal Act. Subsequent to these findings, the State Assembly passed Bill No. 3744, introduced by Assembly Member Bradley. This bill pro- hibits the levying or collecting of agricultural conversion fees under the agricultural subsidy program called for in the Carlsbad LCP. It does provide for the collection-of mitigation fees for. development on nonprime agricultural lands in the coastal zone in the City of Carlsbad that lie outside the Mello I and Mello II areas. The proposed project falls within this category. The fee specified is not less than $5,000 nor more than $10,000 per acre. Presumably, the exact dollar amount per acre would be determined by the administering LCP agency. The funds would be provided to the State Coastal Conservancy for expenditure on various natural resource projects. 2. Impacts Future development of the proposed master plan would result in the conversion of agricultural land to urban land uses, which would result in the irretrievable loss of a limited resource. According to the USDA, 144 acres of the site are rated as being agricultural land. However, the site is not considered prime agricultural land and agricul- tural operations on the property are not economically feasible. The Carlsbad LCP formulated by the Coastal Commission, however, maintains that a mixed agricultural/urban land use is desirable. Since the project does not include any agriculture preservation, it will not comply with the Coastal Commission's program. The Coastal Commission will no doubt consider this an impact. 66 The ultimate determination of impact, however, must be made with reference to the policies of the appropriate jurisdiction, in this case the City of Carlsbad. It is recognized by the City of Carlsbad that in many areas agriculture can only be viewed as a temporary land use. While the city has taken steps to discourage the premature urbanization of agricultural land; the loss of nonprime agricultural land is not in itself viewed as an adverse effect. Therefore, the loss of this agricul- tural land does not contribute a significant impact. As a permit from the Coastal Commission is required for the project, compliance with the Bradley bill will also be necessary. 3. Mitigation As the loss of the nonprime agricultural land on the subject property is not viewed as a significant impact, no mitigation measures are required. The proposed development can accomplish mitigation of Coastal Commission agriculture impacts through implementing the provi- sions of the 8 radley bill. 67 I \. f. AIR QUALITY 1. Existing Conditions a. Climate. The project area, like the rest of San Diego County's coastal areas, has a semiarid Mediterranean climate character- ized by hot, dry summers and mild, wet winters. The dominating permanent meteorological feature affectins the region is the Pacific High Pressure Zone, which produces the prevailing westerly to northwesterly winds. The study area has a mean annual temperature of 62° F. and an average annual precipitation of ten inches, faUing primarily from December to March. Winter low temperatures at the site average about 45° F., and summer high temperatures average about 75° F. (Close et al. 1970). Prevailing conditions along the coast are modified by the daily sea breeze/land breeze cycle. Fluctuations in the strength and pattern of winds from the Pacific High Pressure Zone interacting with the daily local cycle produce periodic temperature inversions that influence the dispersal or containment of air pollutants in the San Diego Air Basin. The afternoon temperature inversion height, beneath which pollu- tants are trapped, varies between 1,500 and 2,500 feet. The altitude beneath the inversion layer is the mixing depth for trapped pollutants. In winter, the morning inversion layer is about 800 feet, or about 620 feet above the project site. In summer, the morning inversion layer is about 1, 100 feet. A greater change between morning and afternoon mixing depth increases the ability of the atmosphere to disperse pollutants. Generally, therefore, air quality at the site is better in winter than in summer. The predominant pattern is sometimes interrupted by the so-called "Santa Ana" conditions, when high pressure over the Nevada-Utah area overcomes the prevailing westerlies, sending strong, steady, hot, dry winds east over the mountains and out to sea. Strong Santa Anas tend to blow pollutants out over the ocean, producing clear days. However, at the onset or breakdown of these conditions, or if the Santa Ana is weak, air quality may be adversely affected. In these cases, emissions from the South Coast Air Basin to the north are blown out over the ocean, and low pressure over Baja California draws this pollutant-laden air mass southwards. As the high pressure weakens, prevailing northwesterlies reassert themselves and send this cloud of contamination ashore in the San Diego Air Basin. There is a potential for such an occurrence about 45 days of the year, but San Diego is adversely impacted on only about five of them. When this impact does occur, the combination of trans- ported and locally produced contaminants produces the worst air quality measurements recorded in the basin. b. Air Quality. The site was formerly used for agriculture so very little air pollution emissions have been produced there. The project area is within the San Diego Air Basin ( SDAB). Air quality at a particular location is a function of the type and amount of pollutants being emitted into the air locally and throughout the basin and the dispersal rates of pollutants within the region. The major factors 68 affecting pollutant dispersion are wind speed and direction, the vertical dispersion of pollutants (which is affected by inversions), and the local topography. The concentration of pollutants in the air is measured at eight stations maintained by the San Diego Air Pollution Control District (APCD) and the California Air Resources Board (ARB). Air quality measurements are expressed in the number of days on which air pollution levels exceed state standards set by ARB and federal standards set by the Environmental Protection Agency (EPA}. Table 7 lists the applicable state and federal standards for maximum air pollutant concentrations, and Table 8 lists the number of days these standards were exceeded at the monitoring statfon at Oceanside, the nearest coastal station (about 8 miles north}. Air quality standards are set by the federal Clean Air Act of 1970, as amended in 1977. In 1979, a. major revision to the San Diego portion of the state Air Quality lmpiementation Plan was prepared, since the standards for five air pollutants (ozone,. carbon monoxide, particulates, nitrogen dioxide, and lead) were not being met. The revision presented a new set of Regional Air Quality Strategies ( RAQS) and, with a deadline extension authorized by the Clean Air Act, showed attainment of ozone and carbon monoxide standards by December 1982. The granting of the extension required submission of another major revision of the implementation plan in 1982. That revision was able to report substantial improvements; the region had achieved the health standard for nitrogen dioxide and had violated neither the lead standard for 18 months nor the carbon monoxide standard for two years. The two remaining pollutants, ozone and particulates, present special control strategy difficulties in the SDAB because of climatological and meteorological factors. Ozone is the end product of the chain of chemical reactions that produces photochemical smog from hydrocarbon emissions. A major source of hydrocarbon emissions is motor vehicle exhausts. In the SDAB, only part of the ozone contamination is derived from local sources; under certain conditions, contaminants from the South Coast Air Basin (i.e •• the Los Angeles area} are windborne over the ocean into the SDAB. When this happens, the combination of local and transported pollutants produce!i the highest ozone levels measured in the basin. Local agencies can control neither the source nor the transportation of pollutants from outside the basin. The AP CD's policy, therefore, has been to control local sources effectively enough to reduce locally produced contamination to clean air standards. In 1982, it was apparent that while these controls had effectively reduced ozone contami- nation, they would not allow the SDAB to attain control standards. Therefore, the 1982 implementation plan revision proposed more stringent but reasonably applicable tactics which would reduce local contributions to below the safe standard by 1985, though population growth would once again raise concentrations dangerously close to the nonattainment level by 2000. APCD contended, however, that the long term of this increase 69 -- TABLE 7 AMBIENT AIR QUALITY STANDARDS Pollutant Oxidant (ozone) Carbon monoxide Sulfur dioxide Nitrogen dioxide Lead Suspended particulate matter Maximum Concentration Averaged over Specified Time Period State Standard Federal Standard 0.10 ppm (200 ug/m3) 1 hr. 9.1 PP'!l (10ug/m3) 8 hr. o.os ppm (131 ug/m3) 24 hr. 0.25 ppm (1170 ug/m3) 1 hr. 1.5 ug/m3 30-day Average 100 ug/m3 211 hr. 0.12 ppm (235 ug/m3) 1 hr. 9.0 ppm ( 10 ug/m3} 8 hr. 0.111 ppm (365 ug/m3) 211 hr. 0.05 ppm (100 ug/m3) Annua I Average. 1.5 ug/m3 Calendar Quarter 260 ug/m3 24 hr. SOURCE: California Air Resources Board, California Air Qua I i ty Data Summary, 1982. TABLE 8 SUMMARIES OF AIR QUALITY DATA Number of Days Number of Days Over State Standard Over Federal Standard Pollutant 1980 1981 1982 1983 1980 1981 1982 1983 OCEANSIDE MONITORING STATION Oxidant (ozone) 54 48 30 * 14 15 7 Carbon monoxide 0 0 0 0* 0 0 0 Sulfur dioxide 0 0 0 0* 0 0 0 Nitrogen dioxide 0 0 0 0* 0 0 0 Particulates 32 24 9 1 0 1 0 SOURCE: California Air Resour-ces Board, California Air Quality Data Summary, (1980), (1981), (1982), ,(1983). *Incomplete data recor-dlngs for 1983. * 0* 0* 0* 0 would allow development and implementation of new tactics as they were needed. This proposal was reviewed and approved by ARB and EPA and is now part of the RAQS for the basin. For several reasons hinging on the area's dry climate and coastal location, the SDAB has special difficulty in developing adequate tactics to meet present particulate standards. After considering modifi- cation of the particulate standard to a more appropriate health-related scale, the EPA has produced a proposal for a new standard, with implemen- tation action expected in 1985. With the exception of particulates, the APCD now has a regional strategy that can show present or near-future attainment of federal dean air standards for all locally produced pollu- tants. Nevertheless, because of the airborne transport of pollutants into the air basin, it is not likely that the SDAB will become an attain- ment area for ozone by 1987. In preparing revisions to RAQS, the APCD bases projec- tions of future air pollutant emissions on population and employment growth estimates developed by the San Diego Association of Governments {SANDAG). The lastest revisions--in 1982--were based on SANDAG's Series V forecasts. A later set of forecasts--Series V I--has been produced by SANDAG. Although Series VI forecasts have not been used to revise the 1982 regional air quality model, they do produce new information on the distribution of basic employment. Changes in basic {as opposed to local- servingJ employment can affect the projections of air pollutant emis- sions, since significant increases over expected basic employment are considered growth-inducing. For air quality analysis, such increases are equivalent to new emissions sources. 2. Impacts The primary air quality impacts whicb .would occur as a result of future development in accordance with tt,e proposed general plan land use designations and prezoning would be air pollutant emissions from automobile and truck traffic to and from the development, local emissions from the burning of natural gas for space and water heating in the devel- opment, and air basin-wide emissions from power plants generating elec- tricity for use in the development. A summary of the estimated emissions which would be generated by the proposed project are listed in Table 9, with more detailed information presented in Appendix C. The proposed project does not conform with the land use assumptions utilized in the Series V forecasts. However, given the size of the project, the proposed land use changes would not have a notable effect on the regional population distribution and, therefore, are not expected to affect the average trip length for the region. Consequently, the proposed project should not have a significant impact on the effec- tiveness of RAQS. Emissions generated by future development of the project area would generate a small fraction of the forecasted emission levels for the 72 Emission Source Vehicles Power Generation Domestic Heating TOTAL TABLE 9 SUMMARY OF EMISSIONS FROM THE PROPOSED GPA (kilograms per day) Reactive Carbon Oxides of Sulfur Hydrocarbons Monoxide Nitrogen Dioxide 260.86 2,277.44 327.48 11. 71 94.19 1.28 1.69 8.44 o.os 260.86 2,290.84 430.11 1. 33 Particulates 23.50 0.84 24.34 , entire basin. Since the San Diego Air Basin already has oxidants, reac- tive hydrocarbons, nitrogen oxides, and particulate concentrations in excess of state and federal standards, any increase in air pollutant emissions should be considered significant. Future development of the site, in accordance with the pro- posed land uses, would also generate dust and other pollutants from grading and construction. This occurrence, however, would only take place for a relatively short time and would be subject to control in accordance with the rules of the San Diego APCD. 3. Mitigation The deterioration of air quality in the San Diego Air Basin is a regional problem; however, it can be addressed, in part, by imple- menting mitigating measures on a project-by-project basis. Mitigation strategies suggested for the reduction of emissions are stated in the adopted revised RAQS. Some specific RAQS strategies which can be implemented to reduce air pollution include: a. The extension and maximum use of public transit (tac- tic T-5) b. The maximum use of carpools and park-and-ride facilities (tactic T-24) c. Development of bicycle and pedestrian pathways {tactics T-7 and T-27) d. Utilization of energy conservation techniques in building construction to minimize on-site energy consumption, in- cluding provision of adequate wall and ceiling thickness, insulation, north-south orientation of building and windows, etc. (tactics C-24, C-25a, and C-2Sb) e. Implementation of construction techniques to particulate and chemical emissions, including down unpaved roadways and sites of construction turning off idling equipment not in use, etc. F-1 and F-6). minimize wetting activity, (tactics Strategy a would be implemented by the North County Transit District and strategy b by Caltrans and the City of Carlsbad. The City of Carlsbad would be responsible for implementing strategies c, d, and e. 74 J. UTILITIES AND ENERGY t. Existing Conditions a. Water. The project site is located within the retail service area of the Costa Real Municipal Water District ( CRMWO}. Water is currently available to the project site for agricultural use. The CRMWO has an adopted master plan for an area that includes the project site. The master plan contains a major water facilities program which identifies the capital facilities that are necessary and would, in part, provide service to the project area. b. Sewer. The project will fall within the Carlsbad sewer service area, which is served by the Encina Treatment Plant. The Encina Treatment Plant has a capacity of 22.5 million gallons per day (MGO) and is currently using 14 MGD. The City of Carlsbad is entitled to 25.LJ percent of this capacity, or 5.72 MGO. At the present time, the city is only utilizing 3. 3 MGD of its capacity at the Encina plant. A force main is currently available to the mobile home park adjacent to the subject property on the north (Murray, City of Carlsbad, Department of Public Wor-ks, 2/13/85}. c. Solid Waste. Solid waste disposal service is provided by Coast Waste Management, a private company contracting to the city for solid waste disposal. Waste collected from the property is transported to the San Marcos landfill, which is projected to close in 1992. How- ever, the County of San Diego and the contractor of the San Marcos landfill have entered into an agreement and are currently in the planning stage for constructing a resource recovery plant at the San Marcos land- fill. The project was approv_ed by the San Marcos City Council on Janu- ary 23, 1985 (Swanson, County of San Diego, Solid Waste Division, 2/ 12/85). The basic principle behind a resource recovery plant is that it converts municipal refuse into energy, utilizing a process known as mass burning. The mass-burning process involves burning unrecycled waste inside an enclosed building. The heat produced during burning is cap- tured as steam, which can then be sold as is to nearby customers or can be used to drive a turbine capable of generating electricity. As a result of burning the municipal refuse and decreasing its volume, the life expectancy of the landfill would be significantly extended. d. Energy. Development of the proposed project would re- quire electric and natural gas service, both provided by San Diego Gas & Electric (SOG&E). Gas and electric distribution facilities can be made available to the project area in accordance with SDG&E1s rules, as filed, with approval by the California Public Utilities Commission. 2. Impacts Development of the subject property would result in an increased demand for energy and utility services. Estimates of utility and energy demands for future development of the property in accordance with the proposed land use designations and prezoning are calculated in Appendix A and are discussed below. 75 a. Water. Development of the project area in accordance with the proposed land uses would require approximately 521,636 gallons of water per day. It is important to note that approximately half of the water currently obtained from the Colorado River by the Southern Cali- fornia Metropolitan Water District will be cut off when the Central Arizona project goes into operation around 1985. This reduction in water supplies to southern California could result in the need for serious conservation measures in the future. On the whole, there is ample pipeline capacity available to accommodate the water demands of the proposed project (Goodwin, CRMWD, 2/6/85). As part of the CRMWD's plans for future expansion of the water system, several new or enlarged reservoirs are planned within the next five to seven years, which will improve service capabilities to the project site (Musser, CRMWD, 1 / 5 / 84) • b. Sewer. At the present time, there is 5. 72 MGD of capac- ity available to the City of Carlsbad at the Encina plant. Consequently, future development of the project area, which would generate approxi- mately 285,475 gallons of effluent per day, should not have a significant impact on the capacity of the treatment plant. However, appropriate improvements would be required to tie the proposed development into the existing sewer lines. c. Solid Waste. Development in accordance with the proposed land uses would generate about 21,157 pounds of solid waste per day. This development, in itself, would not have a significant adverse impact on solid waste disposal capabilities. d. Energy. Ultimate development of the project area would result in both short-and long-term increased demands for energy re- sources. During grading and construction phases of the project, short- ter:m energy demands would consist primarily of a demand for gasoline and diesel fuel. The most significant demand, however, would result from the long-term energy consumption associated with maintenance and operation of future commercial and retail uses and residences. The energy demand of the completed development would include a demand for electricity and natural gas, as well as gasoline. The projected rate of energy consumption for development in accordance with the proposed land uses is approximately 2,284,000 kilowatt-hours (kwh) of electricity per month, 56,580 therms of natural gas per month, and 8,747 gallons of gasoline per day for vehicle trans- portation to and from the project area. Estimates of the amount of fuel that would be consumed during project construction are not presently available. Development of the project area is. not expected to con- sume an excessive amount of energy for the type of development planned. However, it would result in a substantial increased demand for energy and would contribute to the cumulative demand for energy resulting from the new developments in the area. Although the energy demands are within the capacity of SDG&E's resources at this time, the cumulative effect of the proposed project and other new developments is a much increased demand 76 for energy resources, both in the local region and in the greater south- ern California area. While gas .and electric distribution facilities can be made available to the project area, according to SOC&E's rules filed with and approved by the California Public Utilities Commission, the continued availability of gas and electric energy for this project and other future projects is dependent on the supply of fuel and other essen- tial materials as well as governmental approval of facilities construc- tion (Rose, SDC&E, 10/6/81). 3. Mitigation a. Water. The CRMWD currently charges a fee of $1,000 for 2-inch pipe connection from the street to the meter. In addition, the district has established a major facilities charge which operates on a graduated schedule. The ceiling charge is $880 per EDU and as of July 1, 1984, is the current rate. Since water is a limited natural resource in California, the developer should incorporate water conservation measures into the proposed development. The use of low-volume flush toilets is now re- quired by Section 1792 l .3 of the California Health and Safety Code, and the use of low-volume showers and faucets is required by Section T40- 1406F, Title 24, of the California Administrative Code. Listed below are water conservation measures recommended by the State of California, Department of Water Resources, which are applicable to the proposed project and which could be implemented at the developer's discretion. 1) Use of water-conserving dishwashers and other equipment. 2) -Use of drought-resistant plant species, wherever feasible. 3) Use of efficient irrigation systems to reduce runoff, particularly drip-irrigation systems, wherever feasible. 4) Preservation of existing natural drainage areas and encouragement for the incorporation of n~tural drain systems in new development to aid in groundwater recharge. b. Sewer. A detailed sewer study will have to be prepared in conjunction with future development plans for the subject property to determine the necessary off-site improvements to serve the project. In addition, the developer will be required to pay a sewer fee of $1,000 per equivalent dwelling unit, which is currently charged for treatment capacity and trunk system costs (Allen, City of Carlsbad, Department of Public Works, 2/13/85). Depending on the nature of the necessary off- site improvements, the construction of the off-site improvements may be credited toward the standard sewer fee. 71 .--- .- - c. Solid Waste. No mitigation measures with respect to solid waste disposal are deemed necessary. However, it should be noted that construction of the proposed resource-recovery plant at the San Marcos landfill would substantially increase the life expectancy of the landfill and would be a regional solution to the existing landfill problem. d. Energy. Although total mitigation of energy-related impacts is not possible, a number of energy conservation measures could be incorporated into the future development plans for the project area to reduce the anticipated increase in energy demand. These measures include the following: 1) Orient buildings to receive maximum benefit of active and passive solar access. 2) Shade structures with vegetation, using non deciduous trees on the north and deciduous trees on the south. 3) Design buildings to incorporate energy conservation practices to the extent feasible, including design and construction of heat-venting systems, low-energy- use and water-heating systems, window treatments, insulation, and weatherstripping. 4) Incorporate passive heating and cooling into the design of each of the structures. 78 K. NOISE 1. Existing Conditions The major sources of noise at the project site are vehicular traffic on 1-5 (adjacent to the east) and Carlsbad Boulevard (adjacent to the west) and train traffic on the AT &SF Railway tracks, which dissect the project site. WESTEC Services, Inc., conducted noise studies in connection with the two previously certified EIRs (January and September 1982) for the subject property, from which the following material is excerpted. The City of Carlsbad Noise Element of the General Plan ( 1974b) does not define specific noise levels for different land use categories. The following acceptable noise level criteria are based on the Progress··cuide·-and General Plan (City of San Diego 1979}. These standards were selected for use on this project since they are repre- sentative of standards used by many jurisdictions in San Diego County. ACCEPTABLE NOISE LEVELS BY LAND USE Residential and transient lodging Offices and professional below 65 dBA exterior below 70 dBA exterior Noise level measurements taken by WESTEC are the basis for the noise level contours shown in Figure 12. (A detailed description of measurement equipment and procedures is provided in the WESTEC report.} Noise levels from 1-5 are low because of the distance from the road to the receptors. Along the top of the embankment at the eastern boundary of the site, where there is a direct line-of-sight to 1-5, noise levels range from 70 to 67 dBA. However, the elevated position of the site with respect to the highway causes a significant attenuation of the traffic noise with increasing distance from the embankment tops. Periodic train noise is lessened as the tracks are substantially below the existing grade in that area. The relatively low noise level from Carlsbad Boule- vard to the project site is a result of a couple of factors. The traffic volume is currently 10,000 ADT (average daily traffic) Ytith a small number of heavy trucks. The small percentage of truck use is primarily for local deliveries, because most trucks use 1-5. 2. Impacts A prediction of future vehicular traffic noise levels was developed by WESTEC using the Wyle Methodology (CPO 1973). Each noise contour varies in its distance from the roadway, depending on the follow- ing variables: ADT; vehicle speed; number of lanes; percentage of trucks; gradient of roadway; the degree to which the roadway is elevated or depressed; and the surrounding topography. Although noise contours 79 • • • • . .. • • • • .. PACIFIC OCEAN \ \ • • • • \ ... . • . <o.: ., ~ · . • • • • • • • • • • \ . • • • • .. • • ', .. ..__.. ....... , ... , • . BATIQUITOS LAGOO~J 1 INCH:500 FEET (APPROX.) I FIGURE 12. NOISE CONTOURS FROM VEHICULAR AND TRAIN TRAFFIC. RECWN ====::. R-1488 2 /1:3/85 for existing train traffic have been developed, projected noise levels have not because there Is no date available concerning future train usage. Figur-e 12 illustrates the following: a. The predicted lever of significant future noise is 65 dBA CNEL. Carlsbad Boulevard extends onto the western portion of the project area approximately 30 feet. b. Railway noise will significantly affect structures adja- cent to the tr-ain tracks. The zone of impact is r-educed toward the south of the mesatop due to topographic shielding from the depressed railroad; however, locations for-the contours are based on current track usage since future noise levels could not be calculated. c. With the exception of a narrow strip of land along the top of the roadway embankment adjacent to the eastern property boundary where there is a direct line-of-sight to 1-5, noise levels on the site are belo!' 65 dBA. The proposed project includes a helipad for helicopter opera- tions associated with the various commercial land uses in the master plan. The potential for noise impacts from the operation of a helicopter will depend on the aumber. of operations and flight path over the project and neighboring properties. Since this Information is not known, the significance of the impact cannot be determined. Therefore, a detailed noise study would need to be performed to determine the significance of this potential impact-. 3. Mitigation Unacceptable noise levels will be encountered -tmmediately adjacent to the eastern and western site boundaries and bordering the AT &SF rai I road tracks. a. Mitigation for traffic-related noise levels can be accom- plished by sufficient setback of structures {in open space) to provide for attenuation of noise levels by the embankment tops. b. Barriers in the form of solid block walls -.)r earthen berms could be used to reduce noise impacts from both traffic and the railroad. c. A reduction in interior noise levels can also be accom- plished by special construction techniques. Potential noise impacts from helicopter operations can be reduced through locating the approach/departure route in such a manner as to minimize disturbance to sensitive land uses; that is, residential and the adjacent state park. A route which coincides with the railroad tracks to the south of the helipad should be considered. Also, an alter- nate location for the helipad may prove more desirable from a noise 81 - standpoint. Finally, the Federal Aviation Administration and the Cali- fornia Aeronautical Board will require permits before the helipad may be used. In conducting the permit review, these agencies will investigate potential noise impacts. 82 L. GEOLOGY AND SOILS 1. Existing Conditions The project site lies on a gently sloping marine terrace which is cut by an escal"'pment on the southern part of the property, at the base of which are sandy lagoon flats. The terrace comprises 127 acres which gently slope upward to the east from 40 to 125 feet above mean sea level. The gradient for the terrace ranges from 1 to 10 per- cent, while the escarpment rises from 20 to 100 feet at a SO to 75 per- cent slope. The flats of the lagoon are 10 to 20 feet above mean sea level and are within the San Marcos Creek floodplain. The marine terrace consists of sandy loams, typically four feet deep. These soils are well draining, do not exhibit plastic or expansive characteristics, and have little potential for erosion. The terrace area is underlain by weakly consolidated fine-to coarse-grained sandstone. The steep terrace escarpment portions of the site consist of a loamy soil, averaging seven inches in depth, which overlays the area's marine sandstone layer. Although the terrace escarpments are steep, no landslide masses have been mapped or sited on the project site. Since the perennial vegetation serves to minimize erosional activity and there is no evidence of active basal undercutting by wave action, the escarp- ments appear to be relatively stable. No geologic faults are· known to traverse the proj~ct site. The Elsinore fault is located 25 miles to the northeast and the Rose Canyon fault is inferred to extend northward approximately S miles west of the project site. An in-depth discussion of the seismic potential of these fault zones is provided in the Draft Environmental Impact Report, Seabluff Property Annexation, City of Carlsbad (WESTEC 1982a). The Elsinore Fault Zone has been the source of several 5+ and one 6+ Richter magnitude earthquakes since 1900 (Real et al., 1978) and is considered capable of generating a maximum credible earth- quake of 7. 3 (Richter magnitude), which would produce a peak bedrock acceleration on the site of approximately O. 17 times the acceleration of gravity (g) (Greensfelder, 1974). This would be considered an earthquake of moderate magnitude. A northward extension of the Rose Canyon fault has beeh mapped offshore approximately 5 miles west of the project site on the • basis of interpretation of subbottom acoustical profiling inves- tigations (Moore, 1972; Moore and Kennedy, 1975; Kennedy and Welday, 1980). Greensfelder (1974) estimated that this inferred fault has a potential maximum credible intensity (based on its postulated length) of 7. 0 on the Richter scale. However, the existence of this inferred northward extension. of the Rose Canyon Fault Zone has not been fully documented and some researchers have suggested that the scarp features that have been interpreted as an offshore fault are actually of nontectonic origin (Threet, 1979). 83 Although the inferred off shore fa ult has been postulated to be connected with the active Newport-Inglewood Fault Zone, which was responsible for the destructive Long Beach earthquake of 1933 (Moore, 1972; Moore and Kennedy, 1975; Kennedy et al. 1975), no geologic evidence has been established to support such a connec- tion. Furthermore, there has been no significant seismic activ- ity recorded within the offshore area near the Inferred fault trace during historic time (Real et al., 1978; Simmons, 1979). The probability of a major earthquake event along the inferred offshore fault is therefore very low (Crouse, 1979). With the exception of the Elsinore Fault Zone, there have been no earthquakes of a greater-than 4. O Richter magnitude recorded in San Diego County. As the most active seismic sources in southern Cali- fornia, such as the Los Angeles basin, Imperial Valley, and northern Mexico, are at a great distance, the probability of significant seismic- induced hazards at the project site is relatively low. There are no geologic conditions that will impose significant constraints on development of the project area. The underlying sand- stone can be excavated and graded by a bulldozer with rippers and will be suitable for fill construction and foundation support. A detailed geo- technical investigation will be necessary to properly assess the actual soil conditions. It will be necessary to address the location of pro- posed structures near the terrace escarpment to insure the stability of the slope. The only seismic hazard affecting the project site would be ground shaking resulting from activity of recognized active faults. Although it is reasonable to expect that the project site, like all of Southern California, will be subject to seismic-induced groundshaking in the future, the relative distance of the site from recognized active faults, the relatively low tectonic history of San O iego County, and the firm ground on which the site is located indicate that the site is favorably situated with respect to the seismic risk of groundshaking {WESTEC 1982a). In the event of a major earthquake, buildings which meet the Uniform Building Code standards will most likely only incur repairable damage. 3. Mitigation The proposed development of the Batiquitos Lagoon Educational Park will impose no geotechnical impacts; thus, no mitigation is neces- sary. Construction will require a detailed subsurface soil and engineer- ing geology investigation to be done prior to final design. Seismic hazards will be effectively minimized by conformance with the State 1976 Uniform Building Code. 84 ' \ IV. CERTIFICATION This report presents a full disclosure and an independent analysis of all available information pertinent to the proposed action. \ ~-73 .. J \..,~ KM B. HOWLETT{ \ Environmental ConSi.tltant The following persons participated in the preparation of this report. Joan z. Bonin, B.S. Biology Senior Technical Illustrator Maggie Cooper Production Typist Loretta L. Cornwell Production Supervisor Paul S. Fromer, Jr., S.S. Zoology; M.S. Biology; Ph.D. candidate Zoology Certified Ecologist, E.S.A. Susan M. Hector, Ph.D. Anthropology Senior Archaeologist Kim 8. Howlett, B.A. Urban Studies and Business and Economics Environmental Consultant • John P. Larson, S.S. Chemistry Vice President Lee A. Sherwood, B .A. Geography; M.A. Geography Environmental ?tanner Sue A. Wade, B .A. Anthropology Assistant Analyst Susan Walter. Technical Illustrator 85 V. PERSONS AND AGENCIES CONSUL TED Austin, Hansen, Fehlman Group Randy Robbins California Coastal Comm lssion Chuck Damm California Department of Transportation Allen Philpot Carlsbad, City of Fire Department Tom Dana Pol ice Department Windell Risenhoover Department of Public Works Richard Allen Jim Murray Carlsbad Unified School District K. C. Dunlap Nancy Gillespie Costa Real Municipal Water District John Goodwin Kurt Musser William Meadows San Diego, County of Air Pollution Control District Ray Weeks Department of Public Works Eric Swanson San Diego Association of Governments Kim Pugh San Diego Gas & Electric Company Don Rose Mike Gleason Tri-City Hospital Katy Bankovitch 86 -·- VI. REFERENCES CITED Air Pollution Control District 1976a Regional Air Quality Strategies for the San Diego Air Basin. Prepared by the San Diego Air Quality Planning Team. 1976b Air Quality Assessment • for Environmental Impact Reports. Mono- graph by Mike Sloop. San Diego. 1978 Revised Regional Air ·Quality Strategy. Prepared by the San Diego Air Quality Planning Team. California, State of 1980 California Air Quality Data Summary. Air Resources Board. 1981 CaHfornia Air Quality Data Summary. Air Resources Board. 1982 California Air Quality Data Summary. Air Resources Board. 1983 California Air Quality Data Summary. Air Resources Board. Carlsbad, City of 1973 Open Space and Conservation Element. General Plan. 1974a Land Use Element. General Plan. 1974b Noise Element. General Plan. 1975 Scenic Highways Element. General Plan. 1980 Sewer Ordinance. 1983 Zoning Ordinance. 1984a Traffic Model. 1984b Draft Batiquitos Lagoon Management Plan. Close, Daniel, et al. 1970 Climates of San Diego University of California Diego. County: Agricultural Agricultural • Extension Comprehensive Planning Organization (now SANDAG) Relationships. Service, San 1973 Development of Ground Transportation Systems Noise Contours for the San Diego Region. Wyle Laboratories, Wyle Research Report WCR 73-8. Copley International Corporation 1980 A Study to Assess the Agricultural Viability of a Parcel of Land near Satiquitos Lagoon in terms of San Diego County Regulations. Seabluff Associates. 87 - Crouse, C. 8. 1979 Probability of Earthquake Ground Acceleration in San Diego. Earthquakes and Other Perils in the San Diego Region, P. L. Abbott and W. J. Elliot (eds.). Del Mar, City of 1981 San Dieguito Land Use Plan. Greensfelder, R. V. 1974 Maximum Credible Rock Acceleration from Earthquakes in Califor- nia. California Division of Mines and Geology,. Map Sheet 23. Kennedy, Michael P., et al. 1975 Geology of the San Diego Metropolitan Area, California. Bulletin 200, California Division of Mines and Geology, Sacramento. Kennedy, M. P., and·E. E. Welday 1980 Recency and Character of Faulting Offshore from Metropolitan San Diego, California. California Division of Mines and Geology, Map Sheet 40. Moore, G. W. 1972 Offshore Extension of the Rose Canyon Fault, San Diego, Califor- nia. Geological Survey Research. USGS Professional Paper 800-C, p. 113. Moore, G. W., and M. P. Kennedy 1975 Quaternary Faults at San Diego Bay, California. USGS Journal Research 3: 589. Real, C. R., T. R. Toppozada, and D. L. Parke 1978 Earthquake Epicenter Map of California. California Division of Mines and Geology, Map Sheet 39. Sammis Properties 1985 Batiguitos Lagoon Educational Park Land Use Summary. San Diego, City of 1979a Traffic Generator Statistics. 1979b Progress Guide and General Plan. San Diego, County of 1978a Circulation Element. County of San Diego General Plan. 1978b Regional Emission Trends Projections for the San Diego Air Quality Management Plan. 1979 Basic Data Report for the Agricultural Element. San Diego Association of Governments 1978 Travel Behavior Survey. 1979 San Diego Traffic Generators. 88 . Simmons, R. S. 1979 Instrumental Seismicity of the San Diego Area. Earthquakes and Other Perils, San Diego, California, P. L. Abbott and W. J. Elliot (eds.). San Diego Association of Geologists. Pp. 100-106. Threet, R. L. 1979 Rose Canyon Fault: An Alternative Interpretation. and Other Perils, San Diego, California, P. L. W. J. Elliot (eds.). San Diego Association of Pp. 61-71. Earthquakes Abbott and Geologists. U.S. Department of Agriculture (USDA) 1973 Soil Survey, San ••• Diego. Area, ·california. Soil Conservation Service and Forest Service. Roy H. Bowman, ed. San Diego. U.S. Environmental Protection Agency 1977 Compilation of Air Pollutant Emission Factors. Third edition. Publication No. AP-42. Resear-ch Triangle Park, N.C. August. WEST EC Ser-vices, Inc. 198-2a Dr-aft Environmental Impact Report, Seabluff Property Annexation, City of Carlsbad. January. 1982b Draft Environmental Impact Report, Batiquitos Pointe, City of Carlsbad. September. Weston Pringle and Associates 1985 Traffic Factor's Related to the Proposed Batiquitos Lagoon Educational Par-k, City of Carlsbad. Woodward-Clyde Consultants 1984 Geotechnical Investigation for the Proposed Batiquitos Bluff, Carlsbad, California. 89 APPENDICES APPENDIX A APPENDIX A PROJECT DATA 1. Project· Area. The proposed land uses and associated descriptive statistics were provided by the applicant in the "Batiquitos Lagoon Educational Park Preliminary Land Use Summary" (January 10, 1985). Addi- tional information was provided by Robbins (Austin, Hansen, Fehlman Group, 2/13/85). 2. Resident Population. The number of residents is based on popu- lation per household, 1980 calculations, for San Diego County (Pugh, SANDAG, 2/5/85). 3. Student Generation. Student generation rates were obtained from the Carlsbad Unified School District (Gillespie, 2/5/85). These figures, averaged for single-and multi-family units, are 0.14 (K-3), 0.11 (4-6), 0.09 (7-8), and 0.17 (9-12) student per dwelling. 4. Vehicle Trips. Vehicle trip generation data was provided for this project by Weston Pringle and Associates (Appendix B). 5. Vehicle Mileage. The' adjusted trip length of 6. 15 miles per trip used in calculating vehicle mileage is based on data from T AZ 6705 and Centroid Node 678, within which the project is located (Philpot, Caltrans, 2/ 13/85). 6. Energy Consumption a. Electricity. Electricity consumption was calculated using rates obtained from Mike Gleason at SDG&E. These rates include 2 kwh per square foot of floor space per month for commercial uses ( including hotels) and 600 kwh per dwelling per month for residential uses. b. Natural Gas. Natural gas consumption is based on factors obtained from Mike Gleason at SDG&E. These rates include 0.3 therm per square foot of floor space per month for commercial uses, 0. 12 therm per· square foot of floor space per month for hotels, and 45 therms per dwell- ing unit per month for residential. c. Gasoline. The estimated gasoline consumption was calculated from an average mileage of 18 miles per gallon for all vehicles, as contained in the report Travel Behavior Survey (SANDAG 1978). 7. Water Consumption. Commercial water consumption is calculated using a rate of 3, 124 gallons per acre per day. R.esidential water consumption is based on a factor of 150 gallons per resident per day (Meadows, Costa Real Municipal Water District, 5/9/83). 8. Sewage Generation. Sewage generation is based on a factor of 248 gallons per day per residential equivalent dwelling unit (EDU) and utilizes the conversion factor of 1 EDU per 1,800 square feet of commer- cial building floor area (City of Carlsbad Municipal Code, Title 13, Sewer Ordinance, 11/80). a-1 • - 9. Solid Waste Generation. Commercial solid waste generation is calculated using a factor of 0.02 pound per square foot of floor space per day; for residential uses, it is calculated using a factor of 2. 85 pounds per resident per day; and for hotel use, using a factor of 3 pounds per room per day (Swanson, County of San Diego, Department of Public Works, 2/ 15/84) . a-2 PROJECT STATISTICS Project Area Land Use Use Educational Institution Commercial Research and office Retail Hotel Conference center Residential Subtotal Recreation Gymnasium Tennis courts, fields. and pool Passive open space Amphitheater TOTAL Resident Population Area I VI IV Vil 11 111 IV V V V VII I IX X IX 2. 62 residents/unit x 620 units Student Generation K-3 0.14 student/unit x 620 units 4-6 0.11 student/unit x 620 units 7-8 0.09 student/unit x 620 units 9-12 0.17 student/unit x 620 units Total Acres so.s 4.4 22.2 27.8 4.9 9.5 11. 9 11.9 4.6 18.3 166.0 166.0 acres Building Square Footage Units = = = = = 200,000 550,000 71,000 145,500 40,000 22,000 423 368 38 94 120 620 1,624.4 residents 87 students 68 students 56 students 105 students 316 students Vehicle Trips Educational institution Research and office Retail Hotel and conference center Residential Recreational Total Vehicle Mileage 6.15 miles/trip x 25,600 trips/day Energy Consumption Electricity Educational institution 2 kwh/sq.ft. /month x 200,000 sq.ft. Research and office 2 kwh/sq.ft./month x 550,000 sq.ft. Retail 2 kwh/sq. ft. /month x 21,000 sq. ft. Hotel and conference center 2 kwh/sq.ft./month x 185,000 sq.ft. Residential 600 kwh/unit/month x 620 units Total Natural Gas Educational institution 0.03 therm/sq.ft./month X 200, 000 sq• ft. Research and office o. 03 therm/sq. ft. /month X 550,000 sq. ft. Retail 0.03 therm/sq.ft./month X 21,000 sq. ft. Hotel and conference center o.03 therm/sq. ft. /month X 185,000 sq.ft. Residential 45 therms/unit/month x 620 units Total Gasoline 157 ,IJIJO miles/day -: 18 miles/gallon = = = = = = 2,500 trips/day 4,500 trips/day 10,200 trips/day 4,200 trips/day 3,900 trips/day 300 trips/ day ----- 25,600 trips/day = 157,440 miles/day = 400,000 kwh/month = 1,100,000 kwh/month = IJ2,000 kwh/month = 370,000 kwh/month = 372,000 kwh/month = = = = = = 2,284,000 kwh/month 6,000 therms/month 16,500 therms/month 630 therms/month 5,550 th~rms/month 27,900 therms/month 56,580 therms /month 8,747 gallons/day Water Consumption Educational institution Research and office Recreation 3,124 gallons/day/acre x 66.8 acres Hotel and conference 3,124 gallons/day/acre x 22.2 acres Residential 150 gallons/day/capita x 1,624 residents Total Sewage Generation Educational institution 248 gallons/EDU/day X (200,000 sq.ft./ 1800) Research and office 248 gallons/EDU/day X (550,000 sq.ft./1800) Retail 248 gallons/EDU/day X (21,000 Sq.ft./1800) Hotel and conference center 248 gallons/EDU/ day X (185,000 sq.ft./1800) Residential 2'18 gallons/EDU/day x 620 units Total Solid Waste Generation Educational institution 0.02 pound/sq.ft./day x 200,000 sq.ft. Research and office 0.02 pound/sq.ft./day x 550,000 sq.ft. Retail 0.0'1 pound/sq.ft./day x 21,000 sq.ft. Hotel and conference center 3 pounds/ room/ day x 423 rooms 0.02 pound/sq.ft./day x 40,000 sq.ft. Subtotal Residential 2 pounds/capita/day x 1,624 residents Total = = = = = = = = = = = = = = 208,683 gallons/day 69,353 gallons/day 243,600 gallons/ day 521,636 gallons/day 27,556 gallons/day 75, 778 gal Ions/ day 2,893 gallons/day 25,488 gal Ions/ day 153,760 gallons/day 285,475 gallons/day 4,000 pounds/day 11,000 pounds/day SLJO pounds/day 1,269 pounds/day 800 pounds/day 2,069 pounds/day 3,248 pounds/day 21,157 pounds/day APPENDIX B w ,. dt0 + p .. ·-- ~ ' -· ~ .. MAft 7 i~itJS A We6bm Pwcgee a'"1 A&&ociale3 8ECO~ March 5 , 1985 Mr. Kim B. Howlett RECON 1094 Cudahy Place, Suite 204 San Diego, CA 92110 Dear Mr. Howlett: TRAFFIC & TRANSPORTATION ENGINEERING This letter sunmarizes our examination of traffic factors related to the proposed Batiquitos Lagoon Educational Park in the City of Carlsbad. The study is based upon information provided by you, City Staff, Sammis Properties, previous studies and standard reference data. The project is located between the I-5 freeway and Carlsbad Boulevard northerly of Batiquitos Lagoon as illustrated on Figure 1. Vehicular access fs planned vfa Avenfda Encinas and Carlsbad Boulevard. The Santa Fe Railroad north-south tr~cks traverse the ·site and separate it into two parts with a single vehicular connection. On site circulation consists of a circular loop east of the railroad and an east-west connection to Carlsbad Boulevard. A total of 166 a·cres are contained on the site with proposed land uses of educational, .residential, recreational, research and development, hotel, conmercial and open space. These uses are discussed in more detail in the Trip Generation section of this report. EXISTING TRAFFIC CONDITIONS Carlsbad Boulevard is a north-south arterial that was formerly State Route 101. It is classified as a Major Arterial on the Carlsbad Circulation Plan which has a 102 foot right-of-way and 82 foot curb-to-curb width. The street currently is a four lane, divided roadway with limited access. A partial grade-separated interchange exists at the proposed site access point. The road serves as an access route to beach areas and as a connector between communities. Current daily traffic volumes on Carlsbad Boulevard are approximately 10,000 vehicles per day. Traffic volumes vary considerably with seasonal activities along the coast. 2651 EAST CHAPMAN AVENUE • SUITE 110 • FULLERTON, CALIFORNIA 92631 • (714) 871-2931 PASEO EL NOR SITE CARLSBAD SOU T H C AR LS BAD ST ATE BEA.CH .LOCATION MAP WISTOH PfUHGll AHO ASSOCIATII BATIQUITOS LAGOON FIGURE I -3- development are generally available; however, this type of educational facility is unique. For this study, a rate equal to the rate utilized for four-year institutions by the City of San Diego has been utilized. There are three residential areas proposed within the project. Trip generation rates for these are based upon rates utilized in the City's Traffic Model for similar uses. For the tennis courts, gymnasium, pool and sports fields, a rate equal to one quarter of the rate utilized by the City of San Diego for these uses was assumed. This reduction is due to the private nature of these facilities and their primary users being from within the overall project. For the vacation condominium/university housing units, standard residential trip generation rates were utilized. The commercial retail uses assumed to be equivalent to a neighborhood commercial use. These uses would be anticipated to serve needs of the project and adjacent areas and not attract significant trips from beyond the immediate area. For the.hotel and conference center, the standard rates were applied. The proposed free standing restaurant~ were treated as such and assumed to be· quality, sit-down type facilities. ,- The various open space, natural areas and others were assumed to generate negligible amounts of traffic on a daily basis. While special events could result in significant trip generation, it is not anticipated that these will occur on a frequent basis. Some monitoring of use of amphitheater, entertainment center, competition courts and similar uses should be considered by the City due to the unspecified uses of these facilities. The daily rates utilized for each use are summarized .in Table 1 on an area-by- area basis.· A total of 28,200 daily trip ends are estimated to be generated .• - Table 1 TRIP GENERATION Batiquitos Educational Park AREA LAND USE 1 Educational 1 Research & Development 2 Residential 3 Residential 4 Residential 5 Tennis Courts • 5 Gymnasium 5 Pool & Sports Fields 5 Student Housing/Vacation Condos 6 Comnercial 7 Hotel & Conference Center 7 Restaurants 8 Recreation/Open Space 9 Amphitheater/Open Space 10 Natural Open Space (a) City of San Diego (b) SANDAG, 11Traffic Generators" (c) Carlsbad Traffic Model DESCRIPTOR UNITS Student 1800 1000 SF 550 Dwelling Unit 368 Owe 11 i ng Unit 38 Owe 11 i ng Uni t 94 Court 11 1000 SF 22 Dwelling Unit 120 1000 SF so Room 423 1000 SF 21 Acre 11.9 Acre 4.6 Acre 18.3 (d) One quarter of City of San Diego Rate (e) City of San Diego -4- TRIP ENDS PER TRIP DESCRIPTOR ENOS 2.8(a) 5000 8.1 (a) 4500 6{c) 2200 g(c) 300 8(c) 800 lO(d) 100 10(d) 200 Negligible 6(c) 700 12o(a) 6000 10(a) 4200 2oo(a) 4200 Negligible Negligible Negligible TOTAL 28,200 • - -5- by the proposed uses. Estimates were also made of AM and PM peak hour trips to be generated by the project and these estimates are sunmar1zed in Table 2. A total of 2,040 trip ends are estimated for the AM peak hour and 2,535 trip ends are estimated for the PM peak hour. It should be understood that not all of these trips would be external-to the sfte and this condition is discussed in the Traffic Analyses section of this report. TRIP DISTRIBUTION A geographic trip distribution pattern was developed for the principal uses on the site. Review of these uses indicated that two separate distributions would be required for the site. One distribution represents the commercial and recreation uses and the second the remaining uses. These distributions are illustrated on Figures 2 and 3. By applying these distribution percentages to the estimated external trip generation, project traffic was assigned to the road system . • TRAFFIC ANALYSES The firs~ level of analysis of potential traffic impacts was completed on a daily traffic volume basis. A tt•affic model was recently completed for the City of Carlsbad that estimates daily traffic volumes on the arterial road system at buildout of the General Plan. This model is based upon specific land use assumptions for undeveloped land. Table 3 summarizes the land use data, densities. trip generation rates and trip ends utilized in the traffic model for the area containing this project. As indicated in Table 3, the model estimated 12,820 trip ends to be generated from the project area. Comparison of this total with that estimated for the project (Table 1) indicates an increase of approximately 15,380 daily trip ends. This increase does not represent a total increase in trips external to the site as some wi11 remain internal. As an example, some residential units are planned for use by students which would reduce external trips from the residential areas. Figure 4 i11ustrates the relationships between various uses on the site and the assumed internal trip allocation. Also indicated on AREA 1 1 2 3 4 5 5 5 5 6 7 7 8 9 10 UNITS 1800 Students 550,000 SF R&D 368 DU 38 DU 94 DU 11 Tennis Courts Gymnasium Pool & Sports Field 120 DU 50,000 SF 423 Rooms Res tau rants Recreation/Open Space Table 2 PEAK HOUR TRIP GENERATION Batiquitos Lagoon Educational Park AM PEAK HOUR IN OUT Rate TE Rate TE 0.12 215 0.03 55 1.00 550 0.20 110 0.20 75 0.60 220 0.20 10 0.80 30 0.20 20 0.80 75 Negligible Negligible Negligible 0.20 25 0.60 75 1.80 90 1.80 90 0.58 245 0.29 125 0.85 20 0.46 10 Negligible Amphitheater/Open Space Negligible Natural Open Space Negligible Sub Totals '• 1,250 790 PM PEAK HOUR rn OOT Rate TE Rate TE 0.03 55 0.10 180 0.30 165 1.10 605 0.60 220 0.20 75 0.80 30 0.20 10 0.80 75 0.20 20 Negligible Negligible Negligible 0.60 75 0.20 25 6.00 300 6.00 300 0.36 150 0.37 155 2.74 60 1.69 35 Negligible Negligible Negligible I 0\ I 1,130 1,405 PA SEO EL NORTE 5•1 • .... "'O 0 -1 z v, I ~I -t I ~I I I t IS% SITE CARLSBAD SOUTH CARLSBAD STATE BEA.CH EXTERNAL DIRECTIONAL DISTRIBUTION COMMERCIAL, RE CREATION WES tr · ' PtUMGU AHD ASSOCIATII BATIQUl10S LAGOON FUIURE r PASEO EL NORT 10% SITE CARLSBAD SOUTH CARLSBAD STATE BEACH BATIQUITOS LAGOON EXTERNAL DIRECTIONAL DISTRIBUTION EDUCATIONAL, RESIDENTIAL, R8D, HOTEL, RESTAUR4NTS WISTOa.a PtlHGLI AHO ASSOCIATIS PIOURE 3 - 2800 Rao (4500) 2!500 ... ---------Ii----~~---..., EDUCATIONAL 2000 15.500 EXTERNAL :uoo 300 2800 0 0 - RESIDENTIAL (4000) 0 0 - RECREATION (IOOO) (5000) 0 0 N - COMM£.RC IAL a· RESTAUR, (10,200) 0 0 .., - HOTEL (4200) s PROJECT DAILY INTERNAL/ EXTERNAL TRIP PROFILE WESTO~ PRINGLE At-40 ASSOCIATES FICJURE 4 ZONE LAND USE 278 Residential Beach Open Space .- 272 Residential Residential Open Space Table l TRAFFIC MODEL TRIP GENERATION Batiquitos Lagoon Educational Park . ACRES DENSITY DWELLING UNITS 25 15 OU/AC 375 4 35 Subtotal Zone 278 35 7 OU/AC 245 69 15 DU/AC 1035 136 Subtotal Zone 272 GRANO TOTAL . . • •• ·--·----------- -7- TRIP ENOS TRIP PER OU ENOS QR ACRE 6 2250 600 2400 0 0 4650 8 1960 6 6210 0 0 8170 12.820 -8- Figure 4 is the resultant external trip estimate of 15,500 daily trip ends. The net increase on the external road system is therefore approximately 2,700 daily trips. Applying the trip distributions illustrated on Ffgure 2 and 3 to the external trips .indicated on Figure 4 provides an assignment of project trips to the road system. This assignment for daily trips is illustrated on Figure 5. The traffic model projects 7,100 daily trips on Avenida Encinas at the project boundary and 8,400 at Carlsbad Boulevard. As indicated in Table 3, the model also estimated 12,820 trips to be generated by the project area. The through trips on Avenida Encinas would then be approximately 2,700 per day (7,100 + 8,400 .. 12,820) and these could be assumed to remain with the project. This results in a net increase in daily traffic of 200 trips on Avenida Encinas southerly of Poinsettia Lane and 5,000 daily trips at Carlsbad Boulevard over the model projections. The current model daily traffic volumes and the volumes with the project are illustrated on Figure 6. The daily traffic capacity of Carlsbad Boulevard and Poinsettia Lane is 20,000 to 40,000 vehicles per day and of Avenida Encinas the daily capacity is 10,000 to 20,000 vehicles per day. These capacities are the values adopted by the City of Carlsbad Engineering Department. Comparison of the ultimate volumes indicated on Figure 5 with these capacities does not identify any capacity defi c1 enci es. While daily volume/capacity comparisons provide a general indication of traffic conditions, a peak hour analysis is necessary for more a~tailed evaluation. Project peak hour trip generation is listed in Table 2. These peak hour trip generation estimates were adjusted utilizing the procedure described above to account for internal trips. Peak hour volumes at key locations are indicated on Figure 5. As described under existing conditions, the intersection of the proposed site access and Carlsbad Boulevard is currently a unique, partial grade separated 1nterchange. It 1s understood that alternative designs of this interchange PASEO DEL NOR 3200 LEGEND 3700-0AILY-TWO WAV VOLUME ---•-DIRECTIONAL VOLUME 17 51185 AM PEAK./ PM PEAK 6600 ,. .,, e,,~ ... ~ ~ I ~~ ~I SITE . ~· ... ' >l I l IATIOUITOS LAGOON '3 700 ~ ---+ 85/165 S OUT HI C AR LS 8 AD ST ATE BEA.CH 17~/185 • PROJECT VOLUMES . WESTON HIHGU AND ASIOCIATII • 0 0 PASEOOELNOR (18,500) 19,000 rl >1 z, l'I I I (~7. 700) 19,200 CARLSBAD ) LEGEND (7100)-CURRENT LANO USE 1,00-WtTH PROJECT SITE SOUTH C AR LS BAO ST ATE BE A.CH ULTIMATE DAILY VOLUMES WfSTOM PtlNGU AMD ASSOCIATES BATIOUITOS LAGO ON .FICIUA■· 6 -9- are befng prepared; however, these have not been provided for inclusion in this study. The current design results in a left lane on and off ramp condition for southbound traffic on Carlsbad Boulevard. This 1s a non-standard condition which can result 1n traffic opera-tional and safety problems. An at-grade intersection with signalization can acconmodate the peak hour volumes indicated on Figure 5 and would present a more standard driving condition. The final design for this intersection should be reviewed by a traffic engineer. Projected peak hour volumes on Avenida Encinas are more significant and indicate the need for specific analyses. The General Plan Classification of Avenida Encinas as a Secondary Arterial would provide a 64 foot curb-to-curb width. This width would allow two lanes of travel in each direction and left turn channelization with no on-street parking. These geometrics are recommended to accommodate projected traffic demands from the project as well as existing traffic and that from current development. The intersection of Poinsettia Lane and Avenida Encinas is of special concern; Project volumes indicate a·southbound left turn volume of 530 vehicles during the AM peak which would require dual left turn lanes. A problem could also develop due to the relatively short distance between this intersection and the I-5 Southbound Ramp intersection. While insufficient data are available to analyze traffic operations at this intersection, a detailed study is recommended to include consideration of all potential and approved development in the area. This study should include the Poinsettia Lane/I-5 interchange. Full development of this and other projects will require expanding the Poinsettia Lane overcrossing to its ultimate width and the signalization of the ramp intersections. Construction of a par-clo type interchange may also be required to achieve acceptable Levels of Service. The signalization of Poinsettia Lane and Avenida Encinas would be warranted by the subject project, if not by development under construction at this time. -10- No dimensioned plans were provided for the project's internal road system. Based upon the available information, the ring road has a width of 60 feet and radius of 725 feet. The access road to Carlsbad Boulevard has an approximate width of 70 feet. These widths would appear to be adequate to accornnodate two lanes in each direction with left turn channelfzatfon and no on-street parking. The need for on-site traffic controls and designs should be examined when the planning fs more complete. Potential problem areas include pedestrian crossings, intersection location and spacing, visfbility and other traffic operational and safety factors. ,. As stated previously, the Carlsbad Cfrculatfon Plan indicates a Secondary Arterial through the site from Avenfda Encinas to Carlsbad Boulevard. While the plan proposes a vehicle connection of this type, ft does not conform to Secondary Arterial standards. It was estimated that 2,700 daily trips would be made through the site which had no origin or destination within the sfte. This is a relatively minor volume and would fndfcate that the need for, a Secondary Arterial fs elfmfnated wfth this project. It is our reconmendation that the Secondary Arterial classificatfon be removed form Pofnsettfa Lane to Carlsbad Boulevard ff the project fs approved as currently proposed. SUMfi'ARY This study has examined the traffic factors relative to the proposed Batiquitos Lagoon Educational Park in the Cfty of Carlsbad. Due to the unique land use proposals, specific assumptions were required to estimate trip generation and assignment. Areas of potential traffic impacts were identified and m1tigatf on measures or the need for additional ana.lyses were reconmended. In general, the project can be accomnodated by the planned road system with improvements and/or modifications to the road system. The following are principal findings of the study. 1. The project fs estimated to generate 25,700 daily trip ends with 2,040 occurring during the AH peak hour and 2,535 during the PH peak hour. 2. The apparent increase over the trip generation for the site fn the current City Traffic Hodel 1s 15,500 daily trips; however, due to internal trfps the net increase in external trips fs 2,700 per day. -- -11- 3. The planned road system·can accomnodate the project traffic on a daily volume/capacity comparison basis. 4. Project peak hour volumes indicate potential problem areas that would require mitigation. 5. The internal road system appears to be adequate based upon the available information; however, it does not satisfy the standards of a Secondary Arterial. 6. An estimated 2,700 daily trips would desire to utilize the internal road system without having on-site origins or destinations (through trips). MITIGATION ·MEASURES The following measures are recommended to mitigate potential traffic impacts of the project. 1. A monitoring program should be initiated to identify changes in uses in. the amphitheater, entertainment center, competition courts and other ' areas that could result in traffic problems. 2. The design of the Carlsbad Boulevard/Project Access as a standard at-grade intersection would be acceptable and the final design should be reviewed by a traffic engineer. 3. Traffic demands will require two lanes 1n each direction, left turn channelization and no on-street parking on Avenida Encinas. 4. A southbound dual left turn lane should be provided on Poinsettia Lane at Avenida Encinas. 5. Signalization of the Poinsettia lane/Avenida Encinas intersection will be required by the project. 6. A detailed study of traffic operational needs on Poinsettia Lane, including the Avenida Encinas and I-5 ramp intersections, should be completed with consideration of all potential development. -12- 7. When plans are available, the internal street system should be analyzed with respect to traffic operations and safety. 8. The Secondary Arterial classification of a roadway through the project could be eliminated with the project approval. We trust that this study will be of assistance to you and the City of Carlsbad 1n the preparation of an EIR for this project. If you have any questions or require additional information, please contact us. Respectfully submitted,. WESTON PRINGLE & ASSOCIATES ~ Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 & TR565 WSP:bas #841060' APPENDIX C - APPENDIX C AIR QUALITY DATA 1. Statistics. The statistical data used in the air quality compu- tations are found in Appendix A, Project Data. 2. Computations. The computations of the estimated emissions from the proposed project are based on methods found in Air Quality Assess- ment for Environmental Impact Reports (APCO 1976b). These emission estimates are calculated for the projected year of completion of the proposed project. Emissions were computed for the following source categories: a. Vehicles. This category includes emissions from motor vehicles of all types whose use can be attributed to the project. b. Power Generation. This category includes emissions produced in the San Diego Air Basin by the generation of electricity to supply the power needs of the project. c. Heating. This category includes emissions resulting from the burning of natural gas to provide water and space heating for the project. 3. Emission Factors. Emission calculations are based on "emission factors," which are statistical averages or quantitative estimates of the rate at which a pollutant is emitted into the atmosphere as the result of some activity ( such as the combustion of gasoline in vehicles) divided by the level of that activity (e.g., gallons consumed). The emission factor thus relates the quantity of pollutants emitted to some indicator of activity, such as the quantity of fuel burned or the number of miles traveled. The emission factors used in this report are based on infor- mation found in Compilation of Air Pollutant Emission Factors (AP-42) (U.S. Environmental Protection Agency 1977) and information supplied by Ray Weeks, an environmental management specialist with the San Diego County APCD. . It should be noted that emission factors and the emission esti- mates derived from their use are general estimates only and should not be considered as absolute predictions of future emissions. Emissions that would be generated by the proposed project are summarized below and in Tables C-1 and c-2. c-1 - AIR QUALITY COMPUTATIONS FOR THE YEAR 2000 Emissions from Motor Vehicles: Reactive Hydrocarbons 0 Is tance-rel ated 0.6 gram/mile x 157,440 miles/day Trip-related 6.5 grams/trip x 25,600 trips/day Total Carbon Monoxide Distance-related 7. 15 grams/ mile x 157,440 miles/ day Trip-related 44.99 grams/trip x 25,600 trips/day Total Oxides of Nitrogen Distance-related 2.08 grams/mile x 157 ,Ll40 miles/day Emissions from Power Generation: Carbon Monoxide 0.156 gram/kwh x 75,090 kwh/day Oxides of Nitrogen 1.12 grams/kwh x 75,090 kwh/day Sulfur Dioxide 0.017 gram/kwh x 75,090 kwh/day Particulates 0.313 gram/kwh x 75,090 kwh/day Emissions from Domestic Heating: Carbon Monoxide 0.907 gram/therm x 1860 therms/day Oxides of Nitrogen 4.54 grams/therm x 1860 therms/day Sulfur Dioxide O. 027 gram/ therm x 1860 therms/ day Particulates 0.454 gram/therm x 1860 therms/day = = 94.46 kg/day 166.40 kg/day 260.86 kg/day = 1,125.70 kg/ day = 1,151.74 kg/day 2,277.44 kg/day = 327 .48 kg/ day = 11.71 kg/day = 94.19 kg/day = 1.28 kg/day = 23.50 kg/day = 1.69 kg/day = 8.44 kg/day = 0.05 kg/day = 0.84 kg/day Emission Source Vehicles Power Generation Domestic Heating TOTAL TABLE C-1 SUMMARY OF EMISSIONS FROM THE PROPOSED GPA (kilograms per day) Reactive Carbon Oxides of Su I fur Hydrocarbons Monoxide Nitrogen Dioxide 260.86 2,277.44 327.48 11 . 7 1 gq. 19 1.28 1.69 8.41J o.os 260.86 2,290.84 430.11 1.33 - Particulates 23,50 0.84 24.34 ) TABLE C-2 PROJECT EMISSIONS CONTRIBUTION TO SAN DIEGO AIR BASIN TOTALS (2000) Project's Contribution Project Total Basfnwlde Total* to Basinwide Totals Pol Jut ant (kg/day) (kg/day} (percentage) Reactive Hydrocarbons 260.86 454,908 0.06 Carbon Monoxide 2,290.84 2,179,200 0. 11 Oxides of Nitrogen 430.11 333,236 0.13 Su If ur Dioxide 1.33 t t Particulates 24.34 402,244 0.006 Source: Regional Emission Trends Projections for the San Diego Air Quality Management Plan {County of San Diego 1978b:76, 120,144, 1'68). *Assumes control levels in effect in 1977 will continue unchanged. tNo projection Is available. ) APPENDIX D Woodward-Clyde Consultants GEOTECHNICAL INVESTIGATION FOR THE PROPOSED BATIQUITOS BLUFF CARLSBAD, CALIFORNIA Prepared for Sammis Properties 5030 Camino de la Siesta San Diego, California 92108 r ' C ' '- (_ 3467 Kurtz Street San Diego, California 92110 (619) 224-2911 July 31, 1984 Project No. 53173K-SI01 Sammis Properties 5030 Camino de la Siesta San Diego, California 92108 Attention: Mr. John Briggs GEOTECHNICAL INVESTIGATION FOR THE PROPOSED BATIQUITOS BLUFF CARLSBAD, CALIFORNIA Oentle[!]en: Woodward-Clyde Consultants We are pleased to provide the accompanying report, which presents the results of our geotechnical investigation for the subject project. This study was performed in accordance with our letter of agreement dated May 20, 1983 and your request of July 15, 1984 to finalize the work. The report presents our conclusions and recommendations pertaining to the project, as well as the results of our field explorations and analyses. Very truly yours, Joseph G .• Kocherhans R .E. 23060 JGK/ks (6) Consult,ng Eng,neers. Geotog,sts ano Environmental Sc,entists 011,ces ,n O!her Princ,oal C,t,es 3467 Kurtz Street San Diego, California 92110 (619) 224-2911 September 10, 1984 Project No. 53173K-SI01 Sammis Properties 5030 Camino de la Siesta San Diego, California 92108 Attention: Mr. John Briggs Woodward-Clyde Consultants ADDENDUM. TO GEOTECHNICAL INVESTIGATION REPORT SLOPE STABILITY -CUT AND FILL SLOPES BATIQUITOS BLUFF CARLSBAD, CALIFORNIA Gentlemen: We are submitting the attached slope stability cnlculation for the subject project at the request of Mr. Walter Brown of the City of Carlsbad. He is currently reviewing our report entitled "Geotechnical Investigation for the Proposed Batiquitos Bluff, Carlsbad, California," dated July 31, 1984. The estimated effective soil parameters used in our stability analysis are: y = 125 (pcf), 0 = 30 (deg), c = 500 (psf) In our opinion these soil parameters are relatively conservative for the actual soil conditions. We recommend that samples of representative soils encountered on the site during grading be tested in the laboratory for verification of their strength parameters and of the above recommended values. If you have any questions, please give us a call. Very truly yours, WOODWARD-CL Y~E ;JONfLTANTS ~~ti /114✓vJ~~ c:?o:;;; G 1 • Kocherhans R.E. 23060 JGK/rj Consu11,ng Eng,neers GeoIog,s1s ana En11,ronmen1a1 sc,en1,s1s Omces ,n Other Princ,cal C,1<es 53173K-S101 Batiquitos Bluf! SLOPE ST ABILITY CUT AND FILL SLOPE Composed of Decomposed Metavolcanic Rock Assumptions: ( 1) Maximum height of s: 1 opes (2). Maximum slope inclination (3) Unit weight of soil (4) Apparent angle of internal friction (5) Apparent cohesion (6) No seepage forces References: H = 25 2:1 y = 125 ♦ = 30° C = 500 (1) Janbu, N., "Stability Analyst's Dimensionless Parameters," Havard SeriesNo. 46, 1954. of Slopes with Soi 1 Mechanics ( 2) J'anbu, N., "Dimensionless Parameters of Homogeneous Earth Slopes," JSMFD, No. SM6, November 1967. Analyses: Safety Factor, F.S. • Ncf C yH Where Ncf is the stabili-ty number for slopes with both c and ♦, yH tan ♦ C = 12 5 ( 2 5) ' (tan 3 0) = 3 . 61 500 From· Fig. 10 of Reference (2) F.S. = 16.4 (500) = 2.73 120 (25) = 16.4 \. , \. Project No. 53173K-S101 Woodward-Clyde Consultants TABLE OF CONTENTS Page PURPOSE AND SCOPE OF INVESTIGATION 1 DESCRIPTION OF THE PROJECT 2 FIELD INVESTIGATIONS 3 SITE CONDITIONS 3 Geologic Setting 3 Surface Conditions 3 Subsurface Soils 4 Structure 4 Landslides 5 Ground Water 5 DISCUSSIONS, CONCLUSIONS AND RECOMMENDATIONS 5 Potential Geologic Hazards Faulting and Ground Breakage Landslide Potential Liquefaction Ground Water Slope Stability Analysis Site Preparation Excavation Characteristics Drainage Foundations Floor Slabs Retaining Walls and Lateral Loads UNCERTAINTY AND LIMITATIONS FIGURES 1. Site Plan APPENDIXES A. Field Investigation Figures A-1. Key to Logs A-2 through A-9. Logs of Test Borings B-1. Earthwork Specifications i 5 5 6 6 6 7 8 9 9 10 11 11 11 A-1 ( ( ( , \. ( Project No. 53173K-SI01 Woodward-Clyde Consultants GEOTECHNICAL INVESTIGATION FOR THE PROPOSED BATIQUITOS POINTE CARLSBAD, CALIFORNIA PURPOSE AND SCOPE OF INVESTIGATION This report presents the results of our geotechnical investigation at the site of the proposed Batiquitos Bluff project. The site is located on the north side of Batiquitos Lagoon, east of the A. T. &S. F. railway, west of Interstate 5 Freeway, and south of Ponto Drive in Carlsbad, California. This report has been prepared exclusively for Sammis Properties and their consultants for use in evaluating the property and in project design. This report presents our conclusions and/.or recommendations regarding: 0 The geologic setting of the site 0 Potential geologic hazards 0 General subsurface soil conditions 0 General extent of existing fill soils ° Conditions of areas to receive fill 0 0 0 Characteristics of proposed fill material Expansive soils Depth to water (if within the depths of our subsurface in vestigntion) ( ( ( ( Project No. 53173K-SI01 Woodward-Clyde Consultants 0 Stability of proposed cut and fill slopes 0 Grading and earthwork 0 Types and depths of foundations 0 Allowable soil bearing pressures 0 Design pressures for retaining walls In addition, we are evaluating the erosion potential of the on-site soils and the bluff-face fronting the lagoon to aid the developer's compliance with Section 30253 of the 1976 Cosstal Act. The results of that portion of our study will be reported under separate cover. DESCRIPTION OF THE PROJECT For our study, we have discussed the proposed project with Mr. John Briggs of Sammis Properties and Mr. Patrick O'Day of O'Day Consultants. We have been provided a copy of the "Tentative Map of Batiquitos Bluff, Carlsbad Tract No. CT-84-25/P. U .D. 72" prepared by O'Day Consultants dated June 4, 1984. Finish floor elevations of the buildings and spot design elevations of streets are shown on these plans. Additionally, we have reviewed work performed by our firm on Batiquitos Pointe a similar site, approximately 1000 feet to the west, on the west side of the AT & SF Railway. We understand that the proposed project will include subdividing the parcel into 4 lots for single family and multi-unit residential structures. Site grading will create cut and fill slopes. constructed at maximum inclinations of 2: 1 (horizontal to vertical), to heights of less than 25 feet. Site improvements will consist of 1 to 3 story structures of wood frame and masonry construction :rnd underground parking. Swimming pools and lined 2 f ( ( , ... (_ Project No. 53173K-SI01 Woodward-Clyde Consultants shallow ponds are also planned. The planned location and layout of the major project structures are shown on the Site Plan (Figure 1). FIELD INVESTIGATIONS Our field investigation included making a visual reconnaissance of the existing surface conditions, made observations of the erosion of the existing bluffs, making ten test borings on May 13 and 14, 1984 and obtaining representative soil samples. Tbe test borings were advanced to depths ranging from 16 to 33 feet. The locations of the borings are shown on Figure 1. A Key to Logs is presented in Appendix A as Figure A-1. Final logs of the borings are presented in Appendix A, as Figures A-2 through A-11. The descriptions on the logs are based on field logs and sample inspection. SITE CONDITIONS Geologic Setting The site lies on a generally west sloping, Quaternary age, marine terrace surface. The relatively horizontally bedded terrace materials have been deposited on a wavecut platform on the underlying, of the Tertiary age, Santiago Formation. Surface Conditions The surface of the site which appears to be little changed from the natural state, is partly under cultivation for flowers and is subject to daily irrigation. Lot 4 covers the terrace surface above the southeast and west facing 60-foot high bluff slopes. An existing 66-inch storm-drain extends north-south across Lot 3 into the desilt.1tion basin which has been constructed in the open space easement 3 ( L Project No. 53173K-SI01 Woodward-Clyde Consultants west of the site; an existing 8-inch water line (to be abandoned) extends east-west across the north end of Lot 1. Soil is currently being borrowed from the hilltop at the east property line, in conjunction with the construction of the desiltation basin. This cut- grading is removing an irrigation water storage pond embankment in that area. Minor man-made features on the site include irrigation pipe. fencing and roads. No fill soils were observed in our test borings, however, cultivation has resulted in a few scattered shallow fills and piles of organic debris across the site and along the bluff top. An undocumented "sliver,, fill has been placed along the top of the west-facing bluff slope above tbe desiltation basin. Subsurface Soils The site is underlain by 2 to 3 feet of slightly porous loose to medium dense, red brown, silty medium to fine sandy topsoil. This overburden is underlain by 2 to 30 feet of dense to very dense light brown, silty to clayey sands of the L_indavista Formation of Quaternary age. The upper part of this unit {within the proposed grading depth in some areas) contains some clay and may be moderately expansive. The Lindavista Formation is underlain by the Santiago Formation of Tertiary age, which consists of relatively horizontally bedded dense. light gray clayey sands and hard siltstones and claystones. Structure Exposures of Quaternary and Tertiary age sediments on and near the site exhibit horizontal or nearly horizontal bedding attitudes; however, actual regional bedding attitudes are difficult to evaluate due to cross-bedding in these units. No evidence of faulting was observed on or near the site during our field work. 4 , \. Project No. 53173K-SI01 Woodward-C2yde Consultants Landslides Our field investigation and review of aerial photographs and available geologic literature disclosed no evidence of landsliding on the site area. Furthermore, no landslides have been mapped on or adjacent to the site. Ground Water Ground water was encountered in four test borings at the following depths: Test Boring No. 5 6 8 10 Depth to Water (Feet) 6 13 14 23 Other borings did not exhibit ground water at the time of drilling. No evidence of marshy areas or ground water seepage was noted during our reconnaissance. DISCUSSIONS, CONCLUSIONS AND RECOMMENDATIONS The discussions, conclusions, and recommendations presented in this report are based on the results of our field and laboratory studies, analyses, and professional judgment. Potential Geologic Hazards Faulting and Ground Breakage No foulting or evidence of faulting is known for the subject site. A few minor faults have been mapped in the seacliffs • south of the site in the Leuc~dio aren, and in the bluffs above Bntiquitos Lagoon, but the closest 5 Project No. 53173K-SI01 Woodward-Clyde Consultants I fault of significant mapped length is the postulated offshore extension of the Rose Canyon zone, approximately 5 miles to the southwest. The closest faulting to the site with recorded earthquakes of magnitude 4 or greater is associate with the Elsinore Fault zone about 25 miles northe~st of the site and the San Clemente Fault zone about 50 miles southwest of the site. No magnitude 4 or larger earthquakes ore associated with the Rose Canyon Fault or other faults in the general San Diego-Oceanside coastal area. Although no known faulting is indicated on the site. it is possible thot splinter faults or ground fractures may be encountered in the proposed excavations. Cut areas should be inspected by a geologist during grading and if such features are encountered, some remedial work or adjustment to the construction procedure may be required. Landslide Potential In our opinion, there are no apparent landslides on the site. Liquefaction The geologic units at the site are not recognized as having a potential for liquefaction. Ground Water Our investigation indicates that the "perched" water at various levels in the test borings may have resulted in part from surface irrigation as well as migration from the land area generally north of the site. We recommend carefully observing cut slopes during grading. If water seeps are encountered during grading, we recommend that drains be designed when actunl slope conditions are exposed. 6 ( ... Project No. 53173K-SI01 Woodward-Clyde Consultants Slope Stability Analysis The available plans indicate that the proposed cut and fill slopes on the order of 25 feet high (or less) at an inclination of 2: 1 (horizontal to vertical) are proposed . For thi~ condition, we have performed stability analyses by the Janbu method using parameters developed from the results of plasticity tests and direct shear tests performed on representative samples of similar soils from nearby areas, and our experience in the general site area. The results of our analyses indicate that 2: 1 inclined cut and/ or fill slopes having maximum heights of 25 feet have calculated factors of safety for deep-seated failure in excess of 1. 5 for static conditions. Stability analyses require using parameters selected from a range of possible values; thus there is a finite possibility that slopes having calculated factors of safety as indicated above could become unstable. In our opinion, the probability of the slopes becoming unstable is low, and it is our professional judgment that the slopes can be constructed as indicated above. We recommend that an engineering geologist from our firm examine all cut slopes for possible adverse conditions during grading. Fill slopes, particularly those constructed at inclinations steeper than 2: 1. are susceptible to shallow slope sloughing in periods of rainfall, heavy irrigation, and/ or upslope runoff. Periodic slope maintenance may be required. Sloughing can be reduced by backrolling slopes at frequent intervals. As a minimum, we recommend that fill slopes be backrolled at maximum 4-foot height intervals. Additionally, we recommend that all fill slopes be trackwalked so that a dozer trnck covers all surfaces at least twice. 7 ' ,. Project No. 53173K-SI01 Woo.dward•Clyde Consultants Cut slopes in the central part of the site moy encounter Santiago Formation mudstones at the toe. This condition may require buttressing for stability. We recommend inspection ot all cut slopes during ~ading by the engineering geologist. Recommendations for buttressing csn be presented on an addendum report during grading it required. Site Preparation We recommend that the building areas and all fill areas be cleared of any existing vegetation, trash, and any debris or rubble. The undesirable materials generated during the clearing should be disposed of off the site. We recommend that all porous topsoils, and other natural loose soils or existing fills within the building areas or proposed fill areas 'not removed by planned grading be excavated or scarified as required, replaced, watered, and then recompacted prior to placing fill or structures. Based on our field investigation, we anticipate that up to 3 feet of topsoil may have to be removed. We recommend that the soil engineer evaluate the actual depth of excavation in the field at the time of grading. Building areas are generally defined as the building limits plus a horizontal distance of 5 feet beyond all settlement-sensitive portions of the building. If building locations are not known, we recommend that the recompacted zone extend over the entire level portion of the lots. We recommend that the upper 2 feet of materials in the fill areas be composed of nonexpansive soils. Non expansive soils are defined as granular soils that have a potential swell of less than 3 percent when recompacted to 90 percent of maximum laboratory density at optimum moisture content, placed under an axial lond of 160 psf, and soaked in water. We recommend thnt all fill soils be plnced between optimum moisture content and 3 percent nbove optimum moisturP. content. 8 r Project No. 53173K-SI01 Woodward-Clyde Consultants In our opinion, the formation soils on site should generally be suitable as select structural fill material and are considered to be nonexpansive or low to moderately expansive in nature; however, potentially expansive clay layers may be encountered within the sands of the Lindavista formation, or in the Santiago formation. Where these expansive soils are encountered at finish grade they should be undercut to a minimum depth of 2 feet and replaced with properly compacted nonexpansive soils. We recommend that all earthwork be done in accordance with the attached Specifications for Controlled Fill (Appendix B). Excavation Characteristics Based on the results of the test borings and on our experience with similar soils, it is our opinion that most of the on-site soils can generally be excavated by medium ripping with conventional excavation equipment. It is anticipated, however, that heavy ripping will be required for excavating the hard cemented zones that are usually encountered in the Lindavista form3tion. Drainage We recommend that positive measures be taken to properly finish grade each pad after structures and other improvements are completed so that drainage waters from the pads and adjacent properties are directed off the pads and away from foundations, floor slabs, and slope tops. Even when these measures have been taken, experience has shown that a shallow ground-water or surface-water condition can and may develop in areas where no such water condition existed prior to site development; this is particularly true where the graded surface is near the Lindavista formation contact, and where a substantial increase in surface-water infiltration results from landscaping irrigation. We recommend that all finished grnding be inspected to evnluate the possible need for subsurface drains. 9 Project No. 53173K-SI01 Woodward-Clyde Consultants Foundations Most of the proposed buildings, as presently located, will be supported on relatively unyielding formational soils; however, some buildings will be supported partially on formational and partially on compacted fill. In our opinion, the proposed structures can be supported on conventional spread or continuous strip foundations founded on either formational soils, properly compacted fill soils, or on a combination of both. We recommend that spread or continuous footings placed on either compacted fill or a combination of compacted fill and formational soil be designed using a maximum allowable bearing capacity of 2,500 psf. Footings founded in only formational material should be designed using a maximum allowable bearing capacity of 5,000 psf. Continuous footings should have a minimum width of i.8 inches and spread footings should have a minimum width of 2 feet. All footings should be at least 18 inches deep measured from rough finish grade, or in the case of interior footings, from finish grade. A one-third increase in allowable soil bearing pressure may be used for design of footings to resist total load including wind and seismic forces. We recommend that all continuous footings be reinforced top and bottom with at least one No. 4 reinforcing bar. We recommend that additional steel be placed in the footings at cut-fill locations. Footings should not be located within 8 feet of the top of a fill slope or 5 feet of the top of a cut slope. Footings located closer thrm 8 feet (or 5 feet) from the top of a slope should be extended in depth until the outer bottom edge of the footing is the required distance (8 or 5 feet) horizontally from the outside face of the slope. 10 ,. Project No. 53173K-SI01 Woodward-Clyde Consultants Floor Slabs We recommend that the slab-on-grade floors have a minimum thickness of 4 inches and that they be nominally reinfor~ed with 6 x 6, 10/10 wire mesh placed at the midpoint of the slab. Concrete slabs should be underlain by 4 inches of sand and a plastic vapor barrier in those areas where floor coverings are sensitive to moisture. Retaining Walls and Lateral Loads We recommend that retaining walls not restrained from movement at the top and required to support lateral earth pressures due to differential soil height be designed for an equivalent fluid pressure of 35 pcf. Retaining walls restrained from movement at the top, such as basement walls. should be designed for an equivalent fluid pressure of 35 pcf plus a uniform . lateral pressure of lOH psf (H = the height of retained earth in feet) . These pressures are based on horizontal backfill surfaces, the use of on-site granular materials for backfilling the walls, and adequate drainage to prevent buildup of hydrostatic pressure behind the \Yall. If other conditions and/or particular loads, such as sloping backfill, adjacent footings or vehicle surcharge loads, are to be considered in the vicinity of retaining walls, we should be advised so that additional recommendations can be given as required. To provide resistance for lateral loads, we recommend that passive pressure be assumed equivalent to a fluid pressure of 300 pcf fo1· footings and shear keys poured neat against cut formational soils or properly compacted fill soils. The upper 12 inches of material in areas not protected by floor slabs or pavements should not be included in design for passive resistance to laternl loads. This lateral pressure is based on the assumption that the ground surface adjacent to the footing is nearly horizontnl for a minimum distance of 10 feet from the face of the footing or three times the height of the surface generating passive pressure, whichever is greater. 11 Project No. 53173K-SI01 Woodward-Clyde Consultants In calculation of frictional resistance to lateral loads. we recommend using a value of O. 4 as the allowable coefficient of sliding friction between concrete and the underlying soil. If combined frictional and passive lateral resistance are utilized in design. we recommend using a frictional resistance of O .3. • We recommend that samples of representative soils encountered on site during grading be tested in the laboratory for vsrification of their strength parameters and of the above recommended values based for design. UNCERTAINTY AND LIMITATIONS We have observed only a small portion of the pertinent soil and ground-water conditions. The recommendations made herein are based on the assumption that soil conditions do not deviate appreciably from those found during our field investigation. We recommend that Woodward-Clyde Consultonts review the foundation and grading plane to verify that the intent of the recommendations presented herein has been properly interpreted and incorporated into the contract documents. We further recommend that Woodward-Clyde Consultants observe the site grading. sub grade preparation under concrete slabs and paved areas, and foundation excavations. If the plans for site development are changed, or if variations or undesirable geotechnical conditions are encountered during construction, the geotechnical consultant should be consulted for further recommendations. This report is intended for design purposes only and may not be sufficient to prepare an accurate bid. California, including San Diego, is an area of high seismic risk. It is generally considered economically unfeasible to build a totally earthquake-resistant project; it is therefore possible that a large or nearby earthquake could cause damage at the site. Geotechnical engineering and the geologic sciences are characterized by uncertainty. Professional judgments presented herein arc based partly on 12 ,. ' ,. I. Project No. 53173K-SI01 Woodward-Clyde Consultants our evaluations of the technical information gathered, partly on our understanding of the proposed construction, and partly on our general experience. Our engineering work and judgments rendered meet current professional standards; we do not guarantee the performance of the project in sny respect. Inspection services allow the. testing of only a very small percentage of the fill placed at the site. Contractual arrangements with the grading contractor should contain the provision that he is responsible for excavating, placing, and compacting fill in accordan~e with the project specifications. Inspection by the geotechnical engineer during grading should not relieve the grading contractor of his primary responsibility to perform all work in accordance with the specifications. This firm does not practice or consult in the field of safety engineering. We do not direct the contractor's operations, and we cannot be responsible for the safety of personnel other than our own on the site; the safety of others is the responsibility of the contractor. The contractor should notify the owner if he considers any of the recommended actions presented herein to be unsafe. 13 ,. . C • ' Project No. 53173K-SI01 Woodward-Clyde Consultants APPENDIX A FIELD INVESTIGATION Ten exploratory test borings were advanced at the approximate locations shown on the Site Plan (Figure 1). The drilling was performed on May 13 and 14, 1983 using a 6-incb diameter, continuous-flight power auger. In addition, we made a visual inspection of the existing bluffs to help evaluate the erosion potential of the near surface soils. Samples of the subsurface materials were obtained from the borings using a modified California drive sampler ( 2-inch inside diameter and 2½-inch outside diameter) with thin brass liners. The sampler was generally driven 18 inches into the material at the bottom of the hole by a 140-pound hammer falling 30 inches. The location of each boring and the elevation of the ground surface at each location were estimated from the grading plans provided us. A-1 r L • I ,_. Project No. 53173K-SI01 Woodward-Clyde Consultants APPENDIX A FIELD INVESTIGATION Ten exploratory test bo_rings were advanced at the approximate locations shown on the Site Plan (Figure 1). The drilling was performed on May 13 and 14, 1983 using a 6-inch diameter, continuous-flight power auger. In addition, we made a visual inspection of the existing bluffs to help evaluate the erosion potential of the near surface soils. Samples of the subsurface materials were obtained from the borings using a modified California drive sampler (2-inch inside diameter and 2½-inch outside diameter) with thin brass liners. The sampler was generally driven 18 inches into the material at the bottom of the hole by a 140-pound hammer falling 30 inches. The location of each boring and the elevation of the grou~d surface at each location were estimated from the grading plans provided us. A-1 Location Bori119 Number Elevation SOIL DESCRIPTION • 12 110 65 Very dense, dam?, brown silty sand (S!-!l . . . -. -i- WATER 0 teVEL J AC Uffle Of *illlft9 o, H oftdtcaCed, l I SOIL CLASSIFICATION Soil Clau1hcat10111 are.,._ Oft u,e U"•ltad $0<4 Clautl,c:aroor. Sv11em afld inouo• CDIOt, mom-and CO"Mlf ... CV, f191C1 OISCflOIIOftl "- t,een madifiect to ttftect nilUlts ol &moratorv anan,,n wfterw ~OCINIIH, -DISTURBED SAMPLE LOCATION 00tatft9d tr, COllecl1"9 (fte ..,., Clltll"'JS 1ft a 00.UIC Of C!OTII ~. DRIVE SAMPLE LOCATION MOOIISIED CALIFOANIA SAMPt.ER S.mot• -•" recaNMCS OIOW1 Off too, -• oou-...o ""'"' a MoO,heo C-'lfomu a,,.,. .,._,., IT "'..,. o,,,..,.,. 2.5-ouu,oe ooa_,,,. hned Wtln amoce NINI, Tl\t UfflOltr -• o,,...,. tftlO 11\e $011 at 11\t tionam of me nose-"' a uo oouno hafflmtr t1111n9 JO ,nc:r,ts. STAND.ARO P~HETRATION SAMPt.ER (•) !,-o•• with recorded blows o.r faot ·•as oownecs uain9 • uano.ro IDIII spoon ~·ti" ( ,,. i"alde .,,._,.,._ li" ouuide di•-cerl. The ....._,. •■-d~ven onto UN soil •• tne DOit-of 11\e hole w11n • 1'0 pound -r i.mng lO lftCftU eno u,e ~-ptaced in a P,Hlic 1M9. SHELBY TUBE SAMPLE LOCATION l"·O.O. Thin .. au Shell>'!' Tuo• Su10ler. '(1.0. a z.a,s inc:ftasl . Sainole is taken oy pushing will''I nyoraulic ....:ftlntslft, ,__ _____ INDICATES SAMPLE TESTED FOR OTHER PROPERTIES GS -Gratn Sue Ot1lf>Du110" CT -Co,uouoat,ol\ THI I.C -IJOOfacorv CofflOICIIOft UCS -uncofti,neo Comorns,on l es: Ten SOS -Slow Oottct Snu, Test Pl -Au~.,9 1.,rmu Tnt OS-Otrect Shear Ten ST -Loaded S-efl Test TX -Trtax,.i Comc,,ns,on Te11 CC -ConhneO Comornsoon 'R'-R-Value T"c NOTE: In tn11 co1umn tne rnults ol 1new c11111nvv oe ••coroeo _,. ,1oouc.aote . .__ ________ BLOW COUNT iwumoer ot Dtowt rweGIG 10 eov..-ce r.amoter o,.e 1001 or n ono1caI1"C1, '-----------ORY DENSITY Po.,na, oe• Cuc,,c Foot '-------------MOISTURE CONTENT "'9rmnt ol Orv w,,.nc s-looca 2. NOTES ON FIELD INV£STIGATION I. REFUSAL lftdtcatn tl\t tf\ab•hN to ntend Hcawelton, 1:ncttcally, w•cn -ou•o,,.nc Da-•"9 u-0 •~ tfte ,m,cu.qsi,on. Bio• munu tor S~noord Penetnuon T uc •r• ,ndic.a1ed by 1n ••terisl< ( •1, all otner o,ow counu ,,.. for tl'lt Modified Celiforn,a »c1101er. KEY TO LOGS BATIQUITOS BLUFF OAAWHBY: mkc I 01a:UOB'Y:'~L'.:I P'ROJECT>+O: 53173K-SI01 I OATE: 7-25-84 I FIC URE NO: A-1 WOODWARD-CLYDE CONSULTANTS I ( ( -- --- DEPTH TEST DAT A IN 111:eT •MC •oo •ac 51 5 62/6' 10 15 l100J 4" 20 25 30 35 40 •01l4ER SAMPLE TESTS NUMBER 1-1 1-2 1-3 Boring l • Approximate El. 52' SOIL DESCRIPTION Loose, moist, light red brown silty fine sand (SM) CULTIVATED TOPSOIL Dense, moist to wet, red brown silty fine sand (SM) TERBACE DEPOSITS Hard, moist, light green to light green brown silty to sandy claystone (CL) SANTIAGO FORMATION Bottom of Hole • For desct1011on of svmbots, s•• F,gu,e A-1 LOG OF TEST BORING 1 BATIQUITOS BLUFF DRAWN av: mkc I CHECXEO 8Y: ·--~:.. I PROJECT NO: 5317JK-SI01 I DATE: 7-25-84 T FIGURE NO: A-2 WOOOWARO·CL YOE CONSULTANTS r ,,..- r t , l -- Boring 2 Approximate El. 103' DEPTH TEST DATA •OntER SAMPl& IN FEET •Mc •00 •sc TUTS NUMBER SOIL DESCRIPTION 2-1 74 2-2 5 38 2-3 10 2-4 15 I .1 80/6' 2-5 20 .25 30 35 40 •Fo, descr1011on ol ,vmools, ,n Figure A-1 Loose, moist to wet, r brown si ty ine sand (SM) CULTIVATED TOPSOIL Dense, moist to wet, red brown slightly clayey silty sand (SM) TERRACE DEPOSITS Dense, wet, light brown to red brown silty fine sand (SM) (lightly cemented) TERRACE DEPOSITS Rounded pebbles Hard, moist, light green silty to sandy clay (CL) SANTIAGO FORMATION Becomes very stiff drilling at 21' Bottom of Hole LOG OF TEST BORING 2 BATIQUITOS BLUFF DRAWN BY: mkc I CHECKED BY:·-✓!'./,( PROJECT NO: 53173K-SI01 l DAT£: 7-25-84 1 FIGURE NO: A-3 WOOOWARO•Cl. YOE CONSULTANTS , r DEPTH TEST DATA IN Fl!T •MC ·00 ·sc . . 38 s- . 41 . . . 15- . 73/6" I . I 20 -i I I 25 - 30 _ . 35- . . . 40- I •OTHER SAMPI.I! TESTS NUMBER 3-1 3-2 3-3 3-4 3-5 Boring 3 Approximate El. 71' SOIL DESCRIPTION Becomes saturated Rounded pebbles Very dense, wet, l ight brown si lty fine sand (SM) SANTIAGO FORMATION Hard, moist, l ight gray brown sandy clay to clayey sand (SC-CL) SANTIAGO FORMATION Bottom of Hol e • For deKriotton of symbols, we Figure A-1 LOG OF TEST BORING 3 BATIQUITOS BLUFF DRAWN BY: mkc I CHECKED av: ·.,,.~.,I PROJECT NO: 53 173K-SI01 I CATE: 7-25-84 I FIGURE NO: A-4 WOOOWARO-Cl YOE CONSULTANTS - DEPTH TEST DATA IN FEET •MC •oo •ac . . s- . . 10-. . . . 15 _ . 20- 25 - . . . . . . 40 - 67 65/6" l FS/6' i •oTMER SAMPLE nSTS NUMtlER 4-1 ,:-~ ··•:•···· ~/~~~~ . ........ . Boring 4 · SOIL DESCRIPTION Loose, moist to wet, brown silty fine sand (SM) CULTIVATED TOPSOIL Dense, moist to wet, slightly clayey to silty fine sand (SM) TERRACE DEPOSITS Rounded pebbles Very dense, moist, light gray brown clayey fine sand (SC) SANTIAGO FORMATION Very dense, moist, light green to gray, slightly clayey to silty fine sand (SC-SM) SANTIAGO FORMATION aard, moist, light green brown silty to sandy clay (CL) SANTIAGO FO~TION Becomes gray brown Bottom of Hol e • For dHCt,ction of svmt>ols. sot• F igur• A-1 LOG OF TEST BORING 4 BATIQUITOS BLUFF 0RAWN8Y: mkc I CHECKED BY: .•--;1--j PROJECT NO: 5 3173K-SI0l I 0ATE: 7-25-84 I FIGURE NO: A-5 WOODWARD-Cl YOE CONSUL TAN TS Boring 5 Annroximate El 60' . DEPTH TEST DATA •OTHER SAMPLE SOIL DESCRIPTION IN TESTS NUMHR FUT •MC •00 •ac . . 75/6" 5-1 s- . . 70 5-2 - 10- -I ~4/6" I 5-3 . -I 15- ' I . j ! 20 _ l I . I 25 - 30- . 35 -. - . 40 - "For descriotion of ivmbols. JH Figure A-1 ;:;i: Loose, moist to wet, dark brown silty sand (SM) CULTIVATED TOPSOIL I . ·,• .. ...... ~ .... Very dense, moist, light green brown to i gray silty fine sand (SM) TERRACE DEPOSITS 11 i, Dense, wet, red.brown slightly clayey fine sand (SH) TDMCE DEPOSITS i Dense, very wet, light green silty to \ clayey sand (SM-SC) TERRACE DEPOSITS Dense, saturated, red brown fine .sand I~ (SM) TERRACE DEPOSITS Dense, saturated, light green to brown silty to sandy clay (CL) SANTIAGO FORMATION \ Becomes moist at 12' Bottom of Hole LOG or TEST BORING s BATIQUITOS BLUFF DRAWN BY: mkc I CHECKED BY::, •• , ..... , PROJECT NO: 53l73K-SI01 I DATE: 7 -25-84 I FIGURE NO: A-6 WOODWARD-CL YOE CONSULTANTS DEPTH TEST DATA •OTHER IN TESTS FUT •MC •00 •ac . . 41 . 5_ . . . 10- 157/6' . . 15- 178/6" I 20-l l I 25 - . 30- . . 35-. . . 40 - Boring 6 Am>roximate El 72' . SAMPLE SOI L DESCRIPTION NUMBER itilii Loose, moist to wet, dark brown silty fine sand (SM) CULTIVATED TOPSOrL 6-1 1 .:::::::: Dense, wet, red brown silty to sliqhtly ~❖},T•· 'r.·'S,'?-clayey fine sand (SM) F:-:•.~ i TERRACE DEPOSITS :::e, •.•. li!l~ 6-2 ) 11~~~~;; ~fjfj~~~ -i !; ···=: 1~i Dense, saturated, gray silty fine sand (SM) SANTIAGO FORMATION 6-3 i Bottom of Hole LOG OF TEST BORING 6 BATIQUITOS BLUFF 1· DRAWN BY: mkc l CHECKED BY: ;..~J',j PROJECT NO: 53173K-S I 01 I DATE: 7-25-84 I FIGURE HO: A-7 WOOOWAAD·CLYDE CONSULTANTS . . CEPTH TEST DATA IN FEET •MC •oo •ac . . s- . 10_ . 15- . 30 - . 35 -. . 40 - 37 33 75 75 52/6' 61/6' •OTHER SAMPLE TESTS NUMBER 2-1 2-2 2-3 2-5 1= Ii □ 2-6 I~ ❖:❖~• 2-7 Boring 7 Approximate El. 120' SOIL DESCRIPTION Loose, moist to wet, red brown silty fine sand (SM) CULTIVATED TOPSOIL Dense. moist, to wet, light red-brown silty fine sand (SM) TERRACE DEPOSITS Dense. very moist, red brown silty fine sand (SM) with occasional clay binder TERRACE DEPOSITS Gravels Very dense, very moist, brown slightly clayey fine to medium sand {SM-SC) TERRACE DEPOSITS Very dense, moist, gray fine sand (SM) SANTIAGO FORMATION Bottom of Hole _,..-•Fordew,ooon ol 1vmC>ol1. see Fi~tt A-1 LOG OF TEST BORING 7 BATIQUITOS BLUFF DRAWN BY: mkc I CHECKED BY:.\,·.:"< I PROJECT NO: 5 3173K-"!O1 I DATE: 7 -25-84 I FIGURE NO: A-8 WOODWARD-CL YOE CONSULTANTS .- Boring 8- Approximate El. 77• OEPTH __ T_EST __ 0_A_T_A _ __.•onteR SAMPLE F~~T ·MC ·00 •ac TISTS NUMHR SOIL DESCRIPTION . . s----. 10- . . - 15- . 50/6' - 20 - I i I I 25 - 30- . 35- - - - - 40 - •For deu:rio1,on ol svmbols. s•• Figure .1\-1 8-1 Loose, moist to wet, red brown silty fine sand (SM) CULTIVATED TOPSOIL Dense, moist to wet, red brown silty fine sand (SM) !l'EMACE DEPOSITS Dense, moist to wet, light brown to gray brown silty fine sand (SM) TERRACE DEPOSITS Perched water; boring caved to 14' Becomes saturated; rounded gravels very dense, saturated, light gr.1:i fine sand (SM-SP) SANTIAGO FORMATION Becomes moist to wet at 17' Bottom of Hole LOG OF TEST BORING 8 BATIQUITOS BLUFF OAAWN8Y: mkc I CH£CKEOBY: ,-M<I PROJECT NO: 531731<-SIOl I DATE: 7-25-84 I FIGURE HO: A-9 WOODWARD-CL YOE CONSULTANTS DEPTH .TEST DATA IN FEET •MC •oo •ac - -. 19 . s- -. 34 - - 10- - -30 - -15 _ . 85 20 - . 25 - . 60/6' •OTHER SAMPLE TESTS NUMBER 9-1 9-2 9-3 9-4 9-5 =~:~:;:~; • Boring 9 Approximate El. 65' SOIL DESCRIPTION Loose, wet, red brown silty fine.sand (SM) CULTIVATED TOPSOIL Medium dense, wet, red brown silty fine sand (SM) TERRACE DEPOSITS Dense, wet, light brown slightly silty fine sand (SM), lightly cemented TERRACE DEPOSITS Becomes saturated; estimated perched water level (boring caved to 13') Dense, saturated, light gray clayey fine sand (SC) SANTIAGO FORMATION Becomes moist 30-+----+--!---+----l~--+;.;.~----------------------Bottom of Hole . . 3S - - - - 40 - •For dncr,puon of symbols, sH Figure A-1 LOG OF TEST BORING 9 BATIQUITOS BLUFF DRAWN av: mkc I CHECKED BY: .>/~:.I PROJECT NO: 53183K-SI01 I DATE: 7-25-84 I FIGURE NO: A-10 WOOOWARD·Cl. YOE CONSULTANTS Boring 10 Approximate El. 60' DEPTH TEST DATA •OTHER SAMPlE SOIL DESCRIPTION IN TESTS NUMBER FUT •MC •oo •ac I ;~;;;; -Loose, moist, to wet, red brown silty fine sand (SM) CULTIVATED TOPSOIL 20 10-1 I ❖•❖:• Medium •·•·•·••• dense, wet, red brown silty fine I sand (SM) TERRACE DEPOSITS s-Becomes dense -ltl Dense, wet, red brown clayey fine sand 52 10-2 -(SC) TERRACE DEPOSITS ::::❖:: • .. :-:-: .. . 10- I; Dense, very moist, brown silty fine sand . (SM) TERRACE DEPOSITS 98 10-3 15-I i J Rounded gravels I 58/6" 10-4 ·~ Dense, brown sandy clay (CL) wet, gray SANTIAGO FORMATION 20-~ I Bottom of Hole 25- . 30- - 35--. 40 - •For descr10t1on of 1vmbol1. -Figure A-1 LOG OF TEST BORING 10 BATIQUITOS BLUFF DRAWN BY: mkc I CHECKED BY: 4 ,,~'f PROJECT NO: 5317 3K-S I 01 I DATE: 7 -25-8 4 I FIGURE NO: A-11 I WOODWARD-CLYDE CONSULTANTS --f Project No. 53173K-SI01 Woodward-Clyde Consultants APPENDIX B GUIDE SPECIFICATIONS FOR CONTROLLED FILL I. GENERAL These specifications cover preparation of existing surfaces to receive fills, the type of soil suitable for use in fills, the control of compaction, and the methods of testing compacted fills. It shall be the contractor's responsibility to place, spread. water and compact the fill in strict accordance with these specifications. A soil engineer shall be the owner's representative to observe the construction of fills. Excavation and the placing of fill shall be under the direct observation of the soil engineer, and he shall give ,vritten notice of conformance with the specifications upon completion of grading. Deviations from these specifications will be permitted only upon written authorization from the soil engineer. A soil investigation has been made for this project; any recommendations made in the report of the soil investigation or subsequent reports shall become an addendum to these specifications. II. SCOPE The placement of controlled fill by the contractor shall include all clearing and grubbing, removal of existing unsatisfactory material, preparation of the areas to be filled, spreading and compaction of fill in the areas to be filled, and all other work necessary to complete the grading of the filled areas. III. 1\IA TERIALS 1. Materinls for compacted fill shall consist of any material imported or excavnted from the cut areos that, in the opinion of the soil engineer, is suitable for use in constructing fills. The materinl shall contain no rocks or hard lumps greater than 24 inches in size and shall contain at least B-1 ( Project No. 53173K-SI01 Woodward-Clyde Consultants 40% of material smaller than ¼ inch in size. (Materials greater than 6 inches in size shall be placed by the contractor so that they are surrounded by compacted fines; no nesting of rocks shall be permitted.) No material of a perishable, spongy, or otherwise improper nature shall be used in fills. 2. Material placed within 24 inches of rough grade shall be select material that contains no rocks or hard lumps greater than 6 inches in size and that swells less than 3% when compacted as hereinafter specified for compacted mI and soaked under an axial pressure of 160 psf. 3. Representative samples of material to be used· for fill shall be tested in the laboratory by the soil engineer in order to determine the maximum density, optimum moisture content, and classification of the soil. In addition. the soil engineer shall determine the approximate bearing value of a recornpacted. saturated sample by direct shear tests or other tests applicable to the particular soils. 4. During grading operations, soil types other than those analyzed in the report of the soil investigation may be encountered by the contractor. The soil engineer shall be consulted to determine the suitability of these soils. IV. COMPACTED FILLS 1. General (a) Unless otherwise specified, fill material shall be compacted by the contractor while at a moisture content near the optimum moisture content and to a density that is not less th~n 90% of the ma:,i.,imum dry density determined in accordance with AST!\1 Test No. D1557-78, or other density test methods that will obtain equivalent results. (b) Potentially expnnsive soils may be used in fills below a depth of 24 inches and shall be compacted at a moisture content greater than the optimum moisture content for the material. B-2 Project No. 53173K-SI01 Woodward-Clyde Consultants 2. Clearing and Preparing Areas to be Filled (a} All trees, brush, grass, and other objectional material shall be collected, piled, and burned or otherwise disposed of by the contractor so as to leave the areas that have been cleared with a neat and finished appearance free from unsightly debris. (b) All vegetable matter and objectionable material shall be removed by the contractor from the surface upon which the fill is to be placed, and any loose or porous soils shall be removed or compacted to tbe depth shown on the plans. The surface shall then be plowed or scarified to a minimum depth of 6 inches until the surface is free from uneven features that would tend to prevent uniform compaction by the equipment to be used. (c) Where fills are constructed on hillsides or slopes, the slope of the original ground on which the fill is to be placed shall be stepped or keyed by the contractor as shown on the figure included in these specifications. The steps shall extend completely through the soil mantle and into the underlying-formational materials. (d) After the foundation for the fill has been cleared, plowed or scarified, it shall be disced or bladed by the contractor until it is uniform and free from large clods, brought to the proper moisture content, and compacted as specified for fill. 3. Placing. Spreading, and Compaction of Fill Material (a} The fill material shall be placed by the contractor in layers that, when compacted, shall not exceed 6 inches. Each layer shall be spread evenly and shall be thoroughly mixed during the spreading to obtain uniformity of moterial in each layer. B-3 ,- r . Project No. 53173K-SI01 Woodward-Clyde Consultants (b) When the moisture content of the fill material is below that specified by the soil engineer, water shall be added by the contractor until the moisture content is as specified. ( c) When the moisture content of the fill material is above that specified by the soil engineer, the fill material shall be aerated by the contractor by blading, mixing, or other satisfactory methods until the moisture content is as specified. ( d) After each layer has been placed, mixed, and spread evenly, it shall be thoroughly compacted by the contractor to the specified density. Compaction shall be accomplished by sheepsfoot rollers, vibratory rollers, • multiple-wheel pneumatic-tired rollers, or other types of acceptable grading equipment. Equipment shall be of such a design that it will be able to compact the fill to the specified density. Compaction shnll be continuous over the entire area, and the equipment shall make sufficient trips so that the desired density has been obtained throughout the entire fill. (e) The surface of fill slopes shall be compacted and there shall be no excess loose soil on the slopes. V. INSPECTION 1. Observation and compaction tests shall be made by the soil engineer during the filling and compacting operations so that he can state his opinion that the fill was constructed in accordance with the specifications. 2. The soil engineer shall make field density tests in accordnnce with ASTM Test No. D1556-64. Density tests shall be made in the compacted materials below the surface where the surface is disturbed_ When these tests indicate that the density of any layer of fill or portion thereof is below the specified density, the pllrticular lnyer or portion shall be reworked until the specified density has been obtained. B-4 Project No. 53173K-SI01 Woodward-Clyde Consultants VI. PROTECTION OF WORK 1. •· During construction the contractor shall properly grade all excavated s~rfaces to provide positive drainage and prevent ponding of water. He shall control surface water to avoid damage to adjoining properties or to finished work on the site. The contractor shall take remedial measures to prevent erosion ot freshly graded areas and until such time as permanent drainage and erosion control features have been installed. 2. After completion of grading and when the soil engineer has finished his observation of the work. no further excavation or filling shall be done except under the observation of the soil engineer. .. · ... \ .. : .. :·· . :·;.;·., Slope to be such that sloughing or sliding does not occur NOTES: as specified Original ground Slope ratio• N -----,_· :· ·\.; __ :,:_::•;-·t:'.}/\\?\,::· .. i.· Remove all topsoil '---•-••••<~••.:.N\:~ i.-~"""1 >-=:::: ' A I See note M ~see note The outside edge of bottom key "A" shall be below topsoil or loose surface material. The minimum width of "B" Bench shall be 2 feet wider than the compaction equipment, and not less than 10 feet. Keys are required where the natural slope is steeper thon 6 horizont~l to l vertical, or where specified by the soil engineer. !' Location Boring Number Elevation SOIL DESCRIPTION Very dense, damp, browr. silty sand (Siil I SOIL CLASSIFICATION I Sod ClnuhcarlOf'la.,. -on rne un,f,ed Sot1 Clau,hcar,o,; Svttem and lft0\I09 CD-. ,-,n-,,. and COIWltel'la'. f,elO aeicr,a,ion, n- baeft fflOdil..c:t co retlfft rwsum ot 1M,0ta1orv _.,,., -"•'• _,_ .. _ DISTURBED SAMPLE LOCATION Otnaonad bV c011eci,119 111• .. , CI.IUl"9l ,n a CIIIStlC Of CIOrft D~. DRIVE SAMPLE LOCATION MODIFIED CALIFOANIA SAMFt.EA Satnote -•" reconMCI Dtow1 Ott foa, -• m,-eo """" a Moo,l,ec:1 Cahforn.a or,,,. .. mo,e, IT ,,.,_ O•-t•t. 2.5·• ouu,ae a..,_,.,. lifted w,m 1amo1e tuoes. Tne _,.,-•a,....., ,nra 111• sou 11 ,,.,. bonom of in• 11O,e w,m • 1'0 oouftc:I ~, tu1,n9 :SO •ncncs.. ST AN0AR0 PENETRATION SAMPLER (•l s ... ole •Ith recorded blow• -fmr wn OOtai...O u1ing • 11aN1ard sDIII si,oor, &alft!ller (H• in1icl• c,-,.,. ll• OYUIOe Cli•-••rl. The __ ,. ••• dMven 1t1to u,., soil H tne --of tl'MI '-le w11n • 110 pound ,..._.,. taUing JO iftCMI and UM &MIPI• placed in • P,Htic oag. SHELBY TUB: SAMPLE LOCATION 1•-0.0. Thin wall Sn.lov Tuoe s .. ,oler. H.0. • 2.ns incnesl. SamoJe is taken oy pushing with nyonulic 111e¢haftlslll. ------INDICATES SAMPLE TESTED FOR OTHER PROPERTIES GS-G,a,n S,ze O,srr,ouuon CT -Conso1,oa11on Tttc LC-L.iaora10,y Comoaa,an UC:S-Unc:oni.,,,c:1 Como•nsion Tes: T~u SOS -Slow Oatect Snur Tnt Pl -•n-•9 l..lffllU Tn1 OS-Omrc:tSnu, Tut ST -l.oadea Swell Ttt1 TX-T,.aaoai Como,nuon Test CC-C:Onf,neo Como,en,on 'Fl'-A-Value Tt11 NOTE: In tn11 CIOlumn ,,.. ,...,1u of tnew 1~u ....,.., oe reco,otc:I -•• aooucaoce • ..__ ________ BLOW COUNT ._.,_ ot t,,o..,. _.., 10 -•nee &amo,er -toot o• as ...o,ca,e<:i. "-----------ORY DENSITY jN i.oae l. "-ncn a.r Cuoac Foat .__ _____________ MOISTURE CONTENT ""'•"' of Orv Wat9ftl NOTES ON FIELD INVESTIGATION I, REFUSAi. 1r,d1ear" ..,,. 1N1bdnv to nter-d ••ca~uon. p,■e,1ca11v • .. ,tn eciu•o-nt r.,no u..:I '" ,,., ,nw1119,mon. &lo• CDU"U hlr Suncarc:I Penuru,on Test 1t'• 1n<1iu1ec:1 Oy 1n urerisk (•J. 111 otner boo• counts ire for tne Modiried C•lifom,a Su11O1er. KEYTO LOGS BATIQUITOS BLUFF ORA~ av: mkc I OU:CJ(f.O n:'/2'~ I l"ROJECT NO: S·Jl 73K-SI01 I DATE: 7-25-84 I FIGURE HO: A-l YiOODWARD·Cl YD: CONSULTANTS