HomeMy WebLinkAbout1977-09-28; Planning Commission; ; CUP 140 - COUNTY OF SAN DIEGOSTAFF REPORT
DATE : September 28, 1977
TO: Planning Commission
FROM: Planning Department
RE: CUP-140
APPLICANT: County of San Diego
REQUEST: Approval of a Conditional Use Permit to Enable
Construction of a Solid Waste Shredder and
Transfer Station .
SECTION I: RE CO MMENDATION
Staff r ecommen ds Approval of CUP-140 based on the following findings
and subject to t he following conditions:
Findings :
l . The reques te d use is necessary and desirable for the development
of the com mu nity , is essentially in harmony with the various
elements and objectives of the General Plan, and is not detri-
mental to ex isting uses or to uses specifically permitted in the
zone in wh ic h the proposed use is to be located because:
a . The prop osed use is compatible with uses in the Palomar
Airpor t influence area as designated on the General Plan .
b. Factor s such as noise , traffic and aesthetic impacts can be
mitiga ted by the conditions of approval .
2 . The site f or the intended use is adequate in size and shape to
accommodat e the use because:
a . The us e will occupy only 21 acres of a 230 acre site .
3 . All yards , setbacks, walls , fences, landscaping and other
features nec essary to adjust t he requested use to existing or
permanent fu ture uses in the neighborhood will be provided and
maintained because :
a . There wi ll be a large canyon to buffer the use from the
sensit ive areas to the north and east .
b . Securi ty fencing will be installed around the building .
4. The street system serv1ng the proposed use 1s adequate to
properly handle all traff1c generated by the proposed use
because:
a. Palomar A1rport Road and El Cam1no Real can eas1ly
accommodate the veh1cle tr1ps generated by the use.
b. Trans1t1on lanes w111 be prov1ded to ass1st merg1ng traff1c.
5. The subject appl1cat1on has compl1ed w1th the Carlsbad Env1ronmental
P.rotect1on Ord1nance of 1972 because:
a. An EIR has been prepared by the County and has been cert1f1ed
by the Board of Superv1sors.
b. The Plann1ng Convn1ss1on has, as a Respons1ble Agency under
CEQA, cons1dered the cert1f1ed EIR for the project.
6. The proposed Cond1t1onal Use Perm1t 1s cons1stent w1th the
appl1cable C1ty Publ1c Fac111t1es Pol1c1es and Ord1nances because:
a. Although publ1c sewer fac111t1es are not ava1lable to serve
the subject property, the County has 1nd1cated that the
property can be served by an evapo-transp1rat1on system.
b. Staff has rece1ved assurances from all other affected
agenc1es that publ1c fac111t1es w111 be ava1lable to serve
the project. •
CONDITIONS OF APPROVAL
1. ih1s Cond1t1onal Use Perm1t w111 become effect1ve o~ly upon
approval of GPA-49, wh1ch des1gnates the property as G
(Governmental Fac111ty) and the effect1ve date of the Ord1nance
approv1ng ZC-197.
2. Approval 1s granted for the land descr1bed 1n the appl1cat1on
and attachments thereto, and on the s1te plan, Exh1b1t A, dated
9/1/77. All bu1ld1ngs and other fac111t1es shall be located
substant1ally as shown on the s1te plan except as 1nd1cated
otherw1se here1n.
3. Construct1on of the shredder bu1ld1ng shall ut111ze mater1als
and des1gn wh1ch w111 insure that no1se levels produced by
pnoject related act1v1t1es do not exceed 60 dB(A) at the
boundary of the operat1onal area. The shredder operat1on shall
be enclosed 1n cement and/or acoust1cal mater1al to substant1ally
reduce no1se.
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4. Prior to the start of construction, the Planning Commission shall
review and approve the building elevations to ensure that the
building exteriors will be compatible with the natural terrain,
vegetation of the area and historic significance of El Camino Real.
5. All new electrical lines shall be undergrounded to prevent above-
ground level electrical arcing (common to above-guound level
transmission lines) in the vicinity of the solar wind antenna
system such that electrical interference is minimized.
6. In consideration of the need of the University of California for a
radio-quiet environment in the vicinity of the project, the r
applicant shall consult with the University duriryg project design,
and shall work with the University to mitigate any radio inter-
ference resulting from'the project.
7. Improvement of the access roads on the site shall be accomplished
and maintained in specific conformance with those specifications
represented on the submitted grading plan (page 5) on file with
the City Engineer.
8. The perimeter of the operating area shall be surrounded with a
chain link fence a minimu~ of four feet in height to stop trash
from being wind blown off site.
9. Pedestrian/equestrian trails as deemed necessary by the Parks and
Recreation Director shall be provided by easement or other form
and improved to the Director's satisfaction prior to final
occupancy.
10. Additional right-of-way shall be dedicated on the basis of 126
foot right-of-way, and the owner shall post a Future Improvement
Agreement for the full~½ improvements along El Camino Real and
Palomar Airport Road frontage.
11. The applicant shall execute an agreement to provide\ of the cost
of a traffic signal at the intersection of Palomar Airport Road
and El Camino Real.
l 2.
l 3.
14.
In order to provide for reasonable fire protection during the
construction period, the applicant shall maintain passable
vehicular access to all buildings, and adequate fire hydrants
with required fire flows shall be installed as recommended by
the Fire Department.
All land and/or easements required by this ordinance shall be ,r
granted to the City of Carlsbad without cost to the City and
free of all liens and encumbrances.
The relocation of the compressor station for the Encina sewer
outfall shall be included in the Future Improvement Agreement.
-3-
15. The appl1cant shall agree to ded1cate an easement for a future
sewer 1mprovement as shown on the C1ty of Carlsbad's Master
Sewer Plan.
16. The appl1cant shall ded1cate the necessary easements for the f1re
hydrant as approved by the F1re Ch1ef.
17. The proposed pav1ng of the center med1an area on El Cam1no Real
shall include temporary left turn pockets and 1s subject to C1ty
Eng1neer's approval.
18.
1 9.
20.
21.
22.
2 3.
24.
25.
This permit 1s approved upon the express cond1t1on that bu1ld1ng
perm1ts will not be issued-for development on the subject property
unless the C1ty Eng1neer determines that sewer facil1t1es are
ava1lable at the t1me of application for such permit and will
continue to be ava1lable until time of occupancy. If the C1ty
Engineer determi-nes-that-sewer---fac-11 i-t1es are not available,
build1ng perm1-ts will not be 1ssued unt-11 arrangements,
sat1 sfactory to the City Council, can be made to guarantee that
alJ necessary sewer fac1lit1es will be available pr1or to
occupancy.
The requ1red ornamental street 11ght at·.the intersect1on of El
Cam1no Real and the proposed access road shall be M1ss1on Bell
type (20,000 Lumen). It shall be located to meet the· ult1mate
des1gn of El Cam1no Real. •
All constructed slopes shall be a maximum of 2:1 unless approved
by·c1ty Engineer.
The applicant shall agree to dedicate an easement for a future
road as shown on the General Plan.
Screen type landscaping w111 be placed around the per1meter of
the site and along s1de the bu1lding to the sat1sfact1on of the
Director of Parks and Recreation.
Odor em1tting from the operation shall not be detectable outs1de
the boundar1es of the operat1onal area. Methods to prevent th1s
odor shall be subm1tted to the Plann1ng Director prior to 1ssuance
of bu1lding permits.
A report shall be prepared determining if the proposed use will
cause a vermin problem and if so what methods will be 1nst1tuted
to el1m1nate the problem. Th1s report shall be rev1ewed by the
County Department of Health._ • .. Methods proposed
by this report shall be 1nstalled in the operation pr1or to
occupancy.
Dust emitt1ng from the shreddingsshall not be perm1tted outside
the shredding structure. Proper dust collecting equipment shall
be installed and kept funct1oning to ensure th1s requirement is
met.
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26. Measures shall be taken to reduce the visibility of the shredder
buildin g and operational area from the residential areas to the
east. Th e site shall either be lower a minimum of 6 feet or
a berm of at least 6 ft . high along the easterly side shall be
constru cted. A wall or screen landscaping or a combination of
both sh al l be required to further screen the view of the
operati on from the east.
27. At the .en d of one year and every year from 5 years after the
the app li cant shall submit a report to the Planning Commission
determi ni ng the performance of their operation regarding contrast
of dust , odor, litter and vermin. If the performance is not
satisfa ctory to the Planning Commission the applicant shall sub-
stitute methods to correct the problem .
28. Any mod if ications to the buildings, operation, or operating
grounds s hall require a public hearing amendment to this
public he aring, unless the Planning Commission determines such
a modi fic ation will improve the performance of the operation
and red uc e detrimental impacts .
. 4(a)
SECTION II: BACKGROUND
Location and Descr1pt1on of Property:
The 21 acre site for the shredder is part of a 230 acre lot that is
partially zoned 0-S (172 acres to. the south) and 58 acres being rezoned
to M (ZC-197). The property is located on the northeast side of El
Camino Real between Sunny Creek Road and Palomar Airport Road. The
majority of the 58 acre ·M zoned portion was previously cultivated,
with the remainder of the site covered with the inland sage scrub
community. A detailed descr1pt1on of the·site is, contained 1n the
project EIR.
I
The Conditional Use ~ermit applies only to the southerly 21 acres.
The remaining 37 acres of M zone has not been specified for a particular
use, although the poss1bil1ty of constructing a municipal corporation
. yard on that site has been discussed. Any public use built on that
site 1n the future would be subject to a Conditional Use Permit.
PROJECT DESCRIPTION
The project involves the construction and operation of a solid waste
shredder, resource recovery and transfer station on a County-owned
site. The shredded waste can be more easily disposed at sanitary
l~ndf111 sites without using excessive cover material.
Initially the project w111 receive and process 166,000 tons of solid
waste per year, increasing to 220,000 tons by 1982. The facility
will shred the waste, separate ferrous (iron-derived) metals for
resale, and compact the waste into large tractor trailers for
eff1c1ent transfer to the San Marcos Landfill. All trash would be
transferred to the landfill on the same day which ft arrives, thus
reducing the potential for odor.
The facility w111 consist of approximately three buildings (1. 6000
square feet and 35 feet high, 2. 2000 square feet and 24 feet high,
3. 3000 square feet and 24 feet high), conveyor belts, shredder
machines, magnetic separators, trailer loaders, pavement, security
fencing, utilities, parking and appurtenant items for complete
operation. All processing operations will be done in enclosed buildings to reduce noise and odor impacts. Approximately 11,000
square feet of space may be required. Some buildings may be as high
as 35 feet.
Ex1st1ng Zoning:
Subject Property:
North:
South:
East:
West:
OS (Existing), M (Proposed)
OS
R-1-10,000 and OS
OS
M
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Existing General Plan:
Subject Property:
North:
South:
East:
West:
Land Use:
Subject Property:
North:
South:
East:
West:
OS (Gin process)
OS
PI, G, and OS
OS
PI
Vacant
Vacant
CMWD District Office
Vacant Vacant and Beckman Instruments
Past History and Related Cases:
The Planning Commission approved a General Plan Amendment for the
project on August 24, 1977 and was approved by the City Council on
September 21, l977. A companion item to this request for Conditional
Use Permit is Zone Change 197 to change from 0-S to M.
Environmental Impact Information:
The County has prepared and certified an EIR for the project. The
County is the ''Lead Agency" for the shredder project (i.e., the agency
responsible for carrying out the project). The Ci.ty is a "Responsible
Agency'' under State law, and must therefore consider the information
contained within the Lead Agency's EIR prior to taking any action on
the project. All mitigation measures which are Carlsbad's responsibility
have been recommended as conditions of approval to the Conditional Use
Permit for the shredder.
General Plan Information:
At the time when the City approved the amended Land Use Element of the
General Plan (October 1974), the County had no intended use for the
subject property. The site is, in fact, a portion of a larger 230 acre
parcel which was purchased by the County to provide an instrument
landing system for Palomar Airport. Consequently, the City des1~nated
the airport approach area (58 acres) as G {Governmental Facility) and
designated the remainder of the site (172 acres) as Open Space on the
Land Use Map. The Planning Commission is considering the request that
58 acres of the open space area be designated G to allow for construction
of the solid waste shredder and transfer station and a possible municipal
corporation yard (central location for City police, water, utilities and
maintenance services.)
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The property 1s w1th1n the Spec1al Treatment designat1on for the
Palomar A1rport influence area. Th1s special treatment des1gnation
1ndicates that, in add1tion to the underly1ng land use des1gnation,
spec1al cons1derat1on should be g1ven to the property due to the no1se
and safety impacts of Palomar A1rport. The proposed shredder 1s
compat1ble w1th the a1rport influence. Accord1ng to the County, CPO
(act1ng as the Airport Land Use Comm1ssion) has rev1ewed the project
and has found that 1t conforms to the Palomar A1rport Land Use Plan.
The Open Space and Conservation Element of the General Plan shows
the canyon east of the subject s1te as a part of the C1ty-wide open
space 11nkage. Th1s area 1s proposed to rema1n 1n open space.
PUBLIC FACILITIES:
This applicat1on was accepted because the ·sewer moratorium ordinance
7048 prov1des for the acceptance of government facil1t1es. However,
there are no assurances that publ1c sewer facil1t1es w111 be ava1lable
to serve any future uses proposed for the site. However., water and
other ut111t1es are ava1lable to the s1te.
The County ordinar1ly proposed that sewage generated by the use (on
site restrooms only) was to be accommodated by a septic tank system.
Percolation tests conducted by the C().(lnty have shown that a sept1c
system is not feasible, however,
The County has presented the alternat1ve of ut1lizing: 1) chem1cal
toilets and a sump system for the washdown of equ1pment and recycl1ng
of water; 2) the clean1ng of mach1nery by seepers and vacuum dev1oes
rather than by a water wash-down method, or 3) other such methods,
such as evapotranspirat1on, that will avo1d d1scharge of waste water.
MAJOR PLANNING CONSIDERATIONS:
Will the shredder cause excess1ve noise, odor, traff1c or aesthet1c
1mpacts?
W111 the transfer station cause excess1ve traff1c and safety problems?
DISCUSSION
The County has proposed to fund the project with a Federal Economic
Development Act Grant. The contract ~or des1gn, construction and
operat1on of the facil1ty 1s ''turn key'' (that is, a pr1vate contractor
w111 des1gn, construct and operate the facility to spec1f1cations set
by the County.) Consequently there are no bu1ld1ng elevations available
at this time. A condition requ1r1ng Plann1ng Director review and
approval of build1ng design has been 1ncluded.
-7-
Staff bel1eves that des1gn parameters set through the cond1t1ons of the
CUP and the grad1ng plan prov1de adequate 1nformat1on to allow the
Comm1ss1on to approve the fac111ty. Staff's pr1mary concerns are w1th
the no1se, traff1c and aesthet1c 1mpacts of the project. M1t1gat1on
measures 1n the EIR (wh1ch are also cond1t1ons of approval for the CUP)
requ1re that the bu1ld1ngs be constructed w1th mater1als wh1ch are
aesthet1cally compat1ble w1th the surround1ng area and that no1se be
11m1ted to 60dB(A) at the operat1on boundar1es. The no1se restr1ct1on
1s w1th1n the standards conta1ned 1n the C1ty's No1se Element. In
add1t1on, the C1ty Eng1neer has suppl1ed cond1t1ons of approval to
ensure that all traff1c 1mpacts can be m1t1gated.
At the C1ty Council hear1ng on the General Plan Amendment for th1s
s1te (GPA-49), many concerns were vo1ced on the 1mpacts of th1s
proposed refuse shredder. The C1ty Council expressed a des1re
that where poss1ble these concerns be m1t1gated through cond1t1ons of
the Cond1tional Use Perm1t. Fol~ow1ng 1s a synops1s of these concerns:
''No1se be reduced so there be no s1gn1ficant effect on the w1ldlife
reserve to the west:~ The cond1t1on requ1r1ng a max1mum of 60dB(A)
at operat1on lim1ts and enclosure of the shredd1ng operation w111 meet
th1s concern.
''The shredded waste has an odor -it 1s local1zed and cannot be
d1st1ngu1shed 20 yards away.• A cond1t1on has been 1nclude'd that
requ1res methods to be 1nst1tuted that prevent odors beyond the
operat1onal boundar1es.
"W111 there be 1nterference with rad1o commun1cat1on?" The appl1cant
expla1ned that there 1s no 1nterference w1th rad1o commun1cat1on at a
s1m1lar operat1on 1n El Cajon, ·wh1ch 1s also near an a1rport. Also
there are condit1ons requiring method to be 1nst1tuted to proh1b1t
electr1cal and rad1o 1nterferences to the nearly solar w1nd antenna
system. Th1s should prevent no1se problems at the a1rport also.
"Beckman Instruments cannot use pest1cides to check rodent populat1on.
If the shredder causes an increase 1n rodents, Beckman may have to
close because of the need for a clean health env1ronment assoc1ated
with the Beckman operat1on." The applicant responded,by 1nd1cat1ng
that rodents cannot survive on the shredder waste. Th1s has been
tested 1n prev1ous stud1es. A condition has been added that requires
a report on the matter and any suggested m1t1gat1ng method be 1nstalled.
''The shredd1ng operat1on 1s dusty. There will be dust collect1ng
equ1pment on the s1te as there 1s in the El Cajon operat1ons.'' A
condit1on has been added to 1nsure that•th1s dust reduc1ng eqa1pment
1s installed and funct1ons properly.
-8-
"There w111 be approx1mately 100 collect1on trucks and 40 transfer
trucks us1ng the fac11ity a day." Staff believes· the road system
w1th the requ1red partic1pat1on 1n signals 1s sat1sfactory to handle
th1s traffic.
''It will take about 4,000 gallons per day of sewer capac1ty--about
14-15 equ1valent dwell1ng units.". The sewage w111 have to be
d1sposed of through on-site methods. Presently the appl1cant 1s
proposing an exper1mental system. The C1ty 1s very 1nterested in
mon1tor1ng th1s system because if 1t 1s workable (and it appears it
w111 be), the system can then be used for pr1vate development. If
however 1t fa1ls,~the;,project can be hooked to ex1sting lines that
serve Beckman Instruments. The sewer allocation system prov1des
capac1ty for government fac1lities such as th1s.
ATTACHMENTS
Exh1b1t A, dated 9/1/77
Locat1on Maps CUP-140
' EIR Mit1gation Measure
DHW:TH:BP:jp
9/22/77
-9--.. ,:-I•(, '
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C.U.P-14
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500 1000 FEET
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FORM PLANNING 52
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.
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• ..
•·,·
. . . . . . . . . . . . . . . .
• W • • • I •
ZC·-197
FR0~"1 0 -S
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$
TO M
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0 5 00 1000 FEET
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FORM PLANNING !:i2
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·----
E~1CLOSURE A
ENYIRONHE~TAL IMPACT REPORT DISCUSSION
PROJECT: Palomar So lid. Waste Trans£ er Station, A Public Project, EAD Log lt77-7-34
/
PROJECT DESCRIPTIO ~
Th e propDsed proj ect is to establish a solid. waste shredding facility capable
of recovering Ferrous (iron) materials. The shredded waste will be transported
to existing sanitary landf ills: either to the Bonsall or San Marcos landfills.
The shreJding of waste ma t erial will ;;Xtend the life span of the San Harcos
facility from its present 3 to 5 year life span to an estimated 20 year life
span. Tl1e life span extention effect of the operation of the shredder as dis-
cussed in this E!R is not ~iscussed in the EIR for the San Marcos Sani tary
Landfill. '
The project site is located northeast of the intersection of Palomar Airport
Road and El Cami no Real in the City of Carlsbad: on a County-owned 21 a cre
parcel. ..
EXISTH!G ZONI~G
The existing zoning is 0-S, Open Space, in the City of Carl~bad, which under
Carlsbad zoning allows agricultural and recreational uses.
HA.JOR ISSUE S
1. Nois e (Se e the Following Mitigating ~leasure)
Noise leve ls estima ted to be in the range of 95-100 dB(A) at a dis-
tance of SO-feet from the shredder will be generated by the shredding
operation unless effective noise reduction techniques are employed,
and noise levels at the nearest property line will be in t he range
of 83-83 dB(A) and a 60 dB(A) noise l evel will exist at a distance
of approximately 3,140-feet from the shredding operation. As a result,
without adequate mitigation, t he 60 dB (A) noise contour produced by
this project will envelope an area of approximately 69 0 acres in
contra st t o the 21 acre project site itself. This impact can be miti-
gated.
Mitigating Measure
Construction of the shredder building should utilize materials which
will insure that noise levels produced by project related activities
do not exceed 60 <lO(A) in areas outside of the 21 acre proj e ct sites
as a result of activities related to this project.
...
ENCLOSURE A-2
2. Sewage Disposal (N91 Mitigating Me~sure Proposed; See the Following
Applicant propo_se<l project modifications)
No sewage f acilities will be available in the area during the next
two years as a result of a moratorium by the City of Carlsbad for
this area.
The proposed project will produce approximately 4,000 gallons of waste
water per day created from approximately 20 employees and periodic
wash<lown of equipment. Percolation tests indicate that proper sewage
disposal cannot be achieved via a septic tank-leach line system,
The applicant has presented the alternative of utilizing: 1) chemi cal
toilets and a sump system for the washdown of equipment and r ecycling
of water; 2) the cleaning of machinery by seepers and vacuum devices
rather than by a water wash-down method, or 3) other such methods , such
as .evapotranspiration, that will avoid discharge of waste wat er. . .
3. Scenic/Visual (See the .Following Mitigating Measure)
The proposed proj-e.ct will result in a building 36-feet in heigh t which
Hill visually impact a planned 400-acre development immediately to
t he east. •
Mitigating Measure
The building exterior should be of a nature that the building will
blend in with existing color and textures of the area.
4, Arci1aeologv (See the Following Mitigating Measures)
Three archaeological sites are found in or immediately to the project
site. Two Luiseno milling stations were reported in the Archaeological
Survey Report, prepared by the Department of Transportation a nd a
A third trail camp (SDi-50-92) • indicated by Chione sp. shell fragme nts
littering the rim of an adjacent canyon, was l ater discovered by the
Environr.i en tal Analysis Division, These sites are theori zed to have
been marginal elements of a more widespread regional settlement pattern
involving vegetation and animal resources around Agua lledion<la Cree~
and its ma jor tributaries. The marine shell species probably were
gathered prehistorically at Agua lledionda La goon and consumed by a
single i ndividual while enroute to some un known inland destination.
Ecofact residue at these sites could contribute to a better underst~nding
of dietary habits in specific time periods.
ENCLOSURE A-3
Mi ti gating Measures
I
Prior to grading of •1the site the following mitigation steps shall
be conducted to· the satisfaction of the Environmen~al Analysis Divi-
sion:
I' 1A. Record #CE123 and #CE124 sites at the District II Clearinghouse
which wi ll then register all information at the State Historic
Preservation Office in Sacramento.
B Conduct a current institutional record search at both San Diego
State University and the San Diego Museum of ilan.
I
C. Provide a revised "Culture Hi story" section evaluating al 1 current
publications and manuscripts available for the Carlsbad region;
a revised "Research Potential" section based upon field evaluation
by a qualified field archaeologist and potential contribution
to regional research. This revised r eport shall be written by
a qualified archaeologist.
D. Provide photographs .of each milling feature; metric measurements;
and a scaled map including a plot of all associated artifacts
on each site ~hat will be impacted by grading or project related
activities to "the satisfaction of the Environmental Analysis Division.
E. Conduct a rectilinear post-hole series to the s~.t:isfaction of the
Environmental Analysis Division on each site that will be impacted
by grading or project related activities to test for potentially
buried cultural strata and map the location of all post-holes
on a s caled map with contours and a north arrow.
F. All results of the post-hole series, the items specified in
measures ARCHAEOLOGY (C) and (D), and evidence that measures
ARCHAEOLOGY (A) and (B) have been accomplished should be submitted
in r eport form to the satisfaction o.f the Environmental Analysis
Division.
S. Biology (No ~Ii ti gating Measures Proposed)
Iraplementation of this project will result in the destruction and/or
major redu ction of h~bitat quality of on-site inland sage scrub com-
munity. This vegetation represents the edge of a contiguous belt
of vegetation adjacent to a tributary of Agua . liedionda Creek an<l is
utili:ed extensively by area wildlife.
Three plants considered threatened and/or of limited distribution have
been identified from the property: Adolnhia californica, Selaginella
cinerascens, an<l Thick-leaf 11an:ani ta, Arctos taohy los gLrndu losa
crassifolia . In addition to the above species, Summer-llolly,
Comarostanylos diversifolia was found to be common on the property.
This species is a candidate species for the California Native Plant
Society's list of Rare and Endangered Plants of California. Sum~er-
Holly .occurs on dry slopes at low elevations in chaparral near the
coast and is found only in San Dieg? County and adjacent Baja California.
E~lCLOSURE A-4
1. Arctostaphylos glandulosa East·w. ssp. crassifolia (Jeps.) Wells.
I
Thickleaf manza~ita
This species is knoW!l only from San Diego County: along the
coastal areas, in and around the Del Mar and Encinitas areas.
This species is considered to be endangered as of 1974 (QJPS),
and of declining population vigor.
' A tota l of 11 individuals occur on the property.
Federal R/E Status: Proposed as an Endangered species (both
1975 and 1976).
2. Adelphia californica Wats.
Adelphia
This species is known from southwestern San Diego County and
northern Lower California: along dry canyons and washes withi n
Chapar ral and Coastal Sage Scrub plant communities (as def ined
by Mu nz and Keck, 1949; 1950). This species is considered as of
1974 t o be a .species of limited distribution, but not rare and/or
endangered . Its population vigor is stable or increasing.
A census of individuals was not conducted, however, estimates
indicate that approximately 200 individuals on the property.
Federal R/E Status: Not proposed as a threatened or an endangered
species (1975 or 1976).
3. Selaginella cinerascens A.A. Eat.
Spike-Moss
This species is known from southwestern San Diego County and
adjacent Lower California. Found on dry slopes and mesas within
Coastal Sage Scrub and Chaparral plant communities (as defined
by Munz and Keck, 1949; 1950), this species is considered as of
1974 t o be a species of limited distribution, but not rare an~/or
endangered. Its population vigor, relative endangerment, and
rarity are not known with any degree of certainty, and its general
popu lation distribution is only poorly known.
Several excellent mats of this species occur throughout the prop-
erty i n the areas dominated by native vegetation.
Federa l R/E Status: Not proposed as a threatened or an endangered
species (1975 or 1976).
ENCLOSURE A-5
6. Disruption of Solar Wind Antennae System (See the Following Mitigating
Measure)
I Implementation of the project without adequate mitigation will inter-
fere .with the University of California's Solar \'/ind Antennae System
operited by the Physics Department of the University of California,
San Di ego campus. This antennae _system is unique in the United States
and is part of an extensive and complex experiment funded by the
National Foundat ion. This electrically sensitive antennae system,
.■located on the Dawson-Los Monos U. C:. Preserve, slightly lcs·s than
1 mile from the project site, will be affected by electrical inter-
ference generated by the proposed project if effective mitigation
measures are not implemented.
Mitigating Measures
A~ All new electrical lines should be undergrounded to prevent above-
ground level electrical arcing (common to above ground level trans-
mission lines) in the vicinity of the solar wind antenna system
such that electrical interference is minimized.
B. In cons ideration of•the need of the University of California for
a r adio-quiet environr.ient in the vicinity of the project, the
applicant will consult with the IJniversi ty during project design,
and will work with the University to mitigate any radio interfer-
c1,ce resulting from the project.
7. Grading (No Mi dgating Measures Proposed)
Approximately 54,000 cubic yards of earthwork is proposed for 4.5
acres of the site, resulting in grading of 12,00 0 cubic yards per
acre. Th e grading will be balanced cut and fill operation with a
maximum cut of 24.S feet and minimum fill of 13 feet.
3. Agricu 1 t ure (~io ~Ii tiga ting \leasure Propes ed)
Project implementation will have an adverse effect on agriculture
by remov ing 10 acres of land from agricultural use within the coastal
dependent agriculture zone.Las Flores soils (Class !Ve; Storie Index
= 31) are found on approximately 10 acres of the project proper~y.
7~~se soils are considered to be valuable for the cultivation of flowers,
range , and truck crops.