HomeMy WebLinkAboutEIR 83-05; ALANDA; EIR PART II - ENVIRONMENTAL IMPACT REPORT; 1983-10-03f
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. AL;ANDA·PRDJECT
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iEIR:·s·3~5;
: PART II' '
________ ~ CITY OF ·cA~~~~_J\D\ ---------,
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LAN~_ ~-~~ -~LANNI~ G Q_fFICE \
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;O~TOBER 3, 1983 I\
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·-TAB-LE OF CONTENTS 1
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I ERRATA SHEET
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II RESPONSE TO COMMENTS:
Ill COMMENTS'.
IV REVIEWING AGENCIES-:
V NOTICES
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VI DRAFT EIR,
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I
I
.r.1 • ERRATA SHEET:
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I' 1 / ERRATA SHEET
ALANDA PROJECT
Page 5, paragraph 3, lines 1 through 3 should read:
The topography of the site is considered steep, since 32% of the
project has a slope gradient of greater than 25%. Less than 10% of
the site is flatter than 10%.
Page 11, paragraph 2, lines 6 and 7 should read:
Slopes on the site are relatively steep; 32% of the site has a s~ope
gradient greater than 25%.
Page 41, paragraph 3, lines 2 and 3 should read:
More than 32% of the site has a slope gradient greater than 25%, and
less than five acres is flatter than 10% slope.
Page 41, Table 3-6, columns 1 through 3 should read:
Slope Gradient Acreage Percent of the Site
0 -10% 4.6 9.7
10 -25% 27.1 57.7
> 25% 15.3 32.6
Page 44, paragraph 2, line 4 should be replaced by:
Development below the 200-foot contour line would require
measures to avoid impacts from saturated soils and poorly
compacted colluvium/alluvium. These measures include removal
and recompaction of poorly compacted soil and the construction
of a subdrain system to reduce problems from saturated soil.
Page 48, paragraph 2, lines 2 and 3 should read:
It can be seen that less than 10% of the site has a gradient of less
than 10%. More than 32% of the site has a gradient greater than
25%.
Page 111, item 4 is deleted.
Appendix 1, ICU calculations for El Camino Real/Marron Rd. and Elm Ave. at El
Camino Real should be replaced with the attached sheets.
P. M PEAK 1--K:>rn
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION ru.1 AVE. AT EL CAMINO REAL
[:,<.+
MOVE-LANES ':::APA-EXISTING PROJECT EXISTING EXIST. PROJ.
MENT CITY PEAK HR. PEAK HR. PLUS PROJEO V/C V/C ( I
VOLUME VOLUME PK.HR.VOL. RATIO RATIO I
NL I /600 0 S-3 .53 .03
NT 2 3200 880 0 88C) .30 -ti
NR --~s 0 65 -
SL I /C.00 70 0 70 .04•
ST 3 4Boo 8 7S-0 875 .20
SR --0 b 7 G7 -
EL I /{,OO 0 r; 7 67 .04-""
ET I /600 0 4 4-.04-
ER --0 53 53 -
WL I 1000 70 0 70 ,04-
wt I /bOO 0 4-4-. os-l
WR --70 () 70 -
YELLOW TIME ., 0 .;()4<
EXISTING INTERSECTION CAPACITY UTILIZATION (l.(:.U.) -
EXIST. PLUS PRO J. INTERSf::CTI0N CAPACiTY UTl'....IZATION ( 1.C.U' .53
I. C. U. rs SUt-1 CRITICAL MOVEMENTS, DENOTED SY ASTERISK c::)
t\J=~J0RT:-iB0Ul\iD, S=S0IJTrlB0UND, E=i:AS TB0UND, '.-.'=:•JES TSOUND, T=THRCL.GH, R=RIGHT
L=L::FT
TOTAL V/C LEV. OF SERV. EXISTING PLUS PROJECT l...ND. 0. 70 B L.O.S. 8 0.71-0.80 C
0.81-0.90 D
0. 91-1. 00 E
bVER 1.00 F
t NASLAND ENGINEERING
CIVIL ENGINEERING -SURVEY ING -LAND PLANNING
2020 OCEANSIDE· BLVD., OCEANSIDE, CA 92054
439 -3313
EL CAMINO REAL/ELM AVENUE
(CONFLICTING MOVEMENTS)
EXISTING PLUS PROJECT PEAK HOUR
/0.23~
.03 • 0.20
NBLT O SB & SBRT
EL CAMINO REAL
SBLT NB & NBRT
0.04 0.30
~ 0.34*/ •
~ .09"
.04 _ 0.05
EBLT
WBLT
0.04
WB & WBRT
EL'i AVENUE
EB & EBRT
.04 ~ .08 /
P.MPEAK ~
INTERSECTION CAPACITY -UTILIZATION ANALYSIS
INTERSECTION MA.ARON RO. AT. EL CAMN:> REAL
£"f +--
MOVE-LANES ":: A?A -EXISTING PROJECT EXISTING ::x1sr. IPROJ.
MENT CITY PEAK HR. PEAK :,R. PLU~ PFlOJEd V/C V!C
VOLUME VOLUME PK . .1-iR. VOL. RATIO RATIO
NL 2 3200 /73 , 3 l8~ .Ob
NT 3 4800 (:,6'} +2 711 _, 7«
N~ --Bo 13 ~3 -
s ._ 2 32.00 I 2 '7 0 12 9 .04-..
s r 3 4800 528 42 5"70 . I 3
SR --68 0 68 -
EL I /600 /42 0 142 . Ot:}
ET 2 3200 214 0 214' . 14-«
ER --215 I 3 228 -
WL I /600 /22 13 135 . 08-¾A.
wr 2 3200 /3/ 0 131 -07
WR --102. 0 /02. -
YELLOW TIME .t 0 .10._
E)l(JSflNG INTERSECT!ON CA?ACITY UT1L:ZAT10N c1.-: u.> -
Ex ·s r p•_us p_;~Q J. INiE~5~CTJ0N CAPAC:TY UTl'_IZ..\T:ON ( IC_,_. ' .S3
l. C. U. rs SJ-1 S:R[TICAL -'-'.CV~ .... -::\iTS, ::;~.'iCi::iJ 3Y ~s-:::~r SK ~::)
\i=' .OR r-,ac 1...11,0, S =Su1Ji...,BCL.i~D, ==.=..,,_S :30Lr-i0, • .. w='.-1~5 T3;")t;1',D, -:""=T-:Rc·_G!-i, ~=~r:;:-;r
L=L::FT
TOTAL V/C LEV-. OF SERY. EXISTING PLUS PROJ"E"CT
t..ND. 0.70 B i.. . 0. S. 13
0.71-0.80 C
0.81-0.90 D
0.91-1.00 E
~VER 1.00 F
~ NASLAND ENGINEERING
CIVIL ENCi NEERiNG -SURVEYING -LANO PLANNING
2020 OCEANSIDE" BLVD., OCEA"61DE, CA 92054
4 39 -JJ1J
EL CAMINO REAL/MARRON ROAD
(CONFLICTING MOVES)
EXISTING EVENING PEAK HOUR
/0.17~
0.05 0.12 •'
~.0.16"""
0.09 . _ 0.01
NBLT SB & SBRT EBLT WB & WBRT
EL CAMINO REAL -----------------MARRON ROAD
SHLT ~"B & ~'BRT WBLT _ EB & EBRT
0.04 0.16 0.08 0.13
"'0.20*/ ~0.21*/
EXISTING PLUS PROJECT.
PROJECT PLUS EVENING PEAK HOUR
/ 0.06 Q .13
~"BLT SB & SBRT
EL CAMINO REAL -----------------
SBLT NB & NBRT
0.04 0.17
"0.21•/
.09 g ,Q7
WB & WBRT EBLT
WBLT
MARRON ROAD
EB & EBRT
0.08 .14
~ .22 /"
----------------
II . RESPONSE TO COMMENTS1
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PUBLIC COMMENTS
AND
RESPONSES
FOR ALANDA
ENVIRONMENTAL IMPACT REPORT
. '
RESPONSE TO COMMENTS
ALANDA
The following persons or agencies submitted comments concerning the Draft
EIR on the proposed project during the public review period:
1. Alanda, a General Partnership (project proponent)
2. Costa Real Municipal Water District
3. Robert C. Ladwig
4. Carlsbad Unified School District
5. San Diego County Parks and Recreation Department
The comments are summarized below along with responses where necessary
and appropriate. Copies of the comments are included following this summary.
1
..
1. Response by Proponent, Alanda, a General Partnership, September 23, 1983.
Subsequent to the preparation of the Draft EIR, additional studies were
conducted and a Specific Plan developed. For the most part, the comments
made by Alanda do not concern the adequacy of the EIR but are addressed to
the additional studies and project modifications made after the Draft EIR
was prepared. The major points are summarized below. For a detailed
description of the new information, please see the comment from Alanda.
It must be noted that the proposed Specific Plan is not evaluated in the
Draft EIR. Rather the Draft EIR analyzes the environmental effects
associated with the "worst case" -the maximum development permitted under
the original General Plan Amendment.
a. Comment: A contractual interest in the property known as "Dr. White's
horse ranch" has been acquired, and this property is being added to
the project. This wil~ mean that any street connection between the
proposed project and Ridgecrest Drive can be abandoned.
Response: This modification could eliminate adverse impacts to
traffic circulation in Seacrest Estates and would remove potential
impacts to visual quality, land use compatibility and growth
inducement associated with the horse ranch.
b. Comment: A soils study contracted by Alanda subsequent to the Draft
EIR found that a large ancient landslide does not exist, but is in
fact, a large mudflow condition that can be corrected by common
grading techniques.
Response: This additional information was assembled in response to an
area of potential concern raised by the initial geology report. The
additional geological information, attached to the Alanda comment,
eliminates the potentially prohibitive impact of a landslide on the
site.
c. Comment: An archaeological consultant was retained to study the
possibility of significant impact on the site. The site was found to
be of archaeological importance and cooperative efforts must take
place to insure the proper study of the property.
2
Response: The new archaeological information substantiates the find
ing of significant cultural resources as determined by the Draft EIR.
Mitigation measures must be developed to the statisfaction of the
City, in accordance with State law.
d. Comment: The General Plan Amendment requested has therefore been
revised to allow for high density apartments North of
medium density townhomes South of Elm with the balance of
Elm Avenue,
the project
as previously planned for single-family lots. The effect of these
changes reduces densities from 400 apartments and 100 single-family
lots to 220 apartments, 65 townhomes and 66 single-family lots, or
about 70% of the previously proposed density.
Response: The revised project density would reduce the magnitude of
impacts found by the Draft EIR. However, a detailed environmental
analysis of the reduced density project has not been conducted and is
not a part of this EIR.
e. Comment: The reduced number of units proposed by the Specific Plan
would be 19% of the 4,200 vehicle trips generated by the worst case
project and used in the EIR.
Response: The impacts associated with traffic would be
magnitude by the reduced density project. However,
significance would still be made for a short term impact
Avenue, and the project would still contribute adversely
traffic congestion in the project areas, particularly in
of Plaza Camino Real.
reduced in
findings of
to Chestnut
to overall
the vicinity
f. Comment: The completion of Elm Avenue will serve to improve the
traffic circulation system in the City as well as easing impacts from
project traffic.
Response: This is discussed on pages 31 and 34 in the Draft EIR.
g. Comment: The mudflow on the property found by the additional geologic
investigation would be resolved by remedial grading during construc
tion of Elm Avenue and the apartments to the north.
Response: No response required.
3
h. Comment: Other geologic concerns existing on the site are primarily
in the vicinity of El Camino Real, including three potential small
landslide areas, saturated soils, and loosely compacted soils and/or
fill. These areas are primarily South of the Elm Avenue extension and
occur below the 200 foot contour line where no development is to
occur. Only the southern-most landslide area is contemplated for
development under the Specific Plan, with two single-family lots. The
small landslide areas will be corrected using grading measures
regardless of their location and without consideration as to whether
or not they are to be developed.
Response: No response required.
i. Comment: Ground water is located primarily in the drainage area near
the eastern boundary. This area is slated for open space and, if
disturbed at all, will be used only as open space and improved with
drainage facilities. The area along El Camino Real and the drainage
channel will not be developed other than that portion to be used as a
slope bank, created with approved drainage capabilities. This will
allow for retention of much of the vegetation and natural slope,
thereby preserving the current visual status and maintenance of the
drainage channel. The tributary drainage areas along the southern
portion of the site will be handled by remedial grading with slope
banks not to exceed a 2:1 ratio which will resolve the existing
situation of a highly erosive soil in those locations. All manufac-
tured slopes as well as natural slopes will be planted with erosion
resistant ground cover and landscaping.
Response: No response required. '
j. Comment: A review of the Specific Plan reveals that existing
single-family residences to the west of the project will in no case be
contiguous to multi-family residential development, and in very few
cases will it be possible to see even the roof lines of those
buildings. The elevation of the homes to be developed close to
Ridgecrest Drive and the surrounding area are well below the grade of
the existing homes. Proposed single family
separated from existing residences by elevation
4
development would be
differences (manufac-
tured slopes). Proposed multi-family residences would be separated
from proposed single-family development by Elm Avenue.
Response: Elm Avenue is considered to an adequate buffer between
proposed single-family housing. Elevation differences could provide
an adequate buffer between existing and proposed development. Care
should be given to use of appropriate landscaping materials to enhance
the buffer qualities of the slopes.
k. Comment: The project site is currently vacant and unless declared to
be open space or park area, passive uses such as walking or hiking,'
bird watching, etc. are not within the rights of those purported to be
using the property. Rising Glen Road which exists on the site is
currently a one lane, paved road but is not intended to be used as a
connecting road between Ridgecrest Drive and El Camino Real. It
functions in that regard only through a prescriptive easement for use
by the Jandros. This road is not maintained, currently has potholes,
is eroded and is an unsafe road to be used for access.
Response: The property is not fenced or posted with no trespassing
signs and access is readily available. The site provides habitat to
birds which can be seen from surrounding development, and provides
visual open space. For these reasons, the site is considered to serve
as valuable passive open space.
1. Comment: With regard to Visual Impact, very little of the project
South of Elm Avenue will be visible from El Camino Real. Most of what
will be seen from El Camino Real will be landscaped hillside and open
space. The townhomes south of Elm will be at least 100 feet above the
El Camino Real elevation. A further review of the elevations on the
western side will show that the existing home sites are at about 300
feet elevation and the elevation of the street proposed will be
anywhere from 250 feet to 280 feet. Views from the homes on the
western side will not be interrupted by buildings.
Response: The Specific Plan has been designed in
respond to the concerns raised in the Draft EIR, and
such a way as to
potential visual-
impacts to existing residences to the west appear to be eliminated.
5
m. Comment: As many of the existing trees as possible will be left along
El Camino Real as a visual and noise buffer. Even though El Camino
Real has not yet been designated as a scenic route, the visual impact
from El Camino Real has been given a great deal of weight in the
design of the project. The existing slopes and all manufactured
slopes on the eastern part of the property which can be seen from El
Camino Real will be heavily landscaped leaving much of the existing
vegetation. The contour and elevation of Elm Avenue
the hillside will be followed through in grading.
as it rises up
The proposed
grading on the south side of Elm for the single-family houses is not
excessive for this type of development. The description in the EIR of
the cut slopes and the manufactured slopes for the roadway is fairly
accurate. However, due to the existing mudflow areas, maintenance of
the present appearance will not be possible because of the necessity
of removal of the mudflow debris. This will be necessary with or
without this project upon the extension of Elm Avenue.
Response: The project's appearance from El Camino Real would seem to
consist of manufactured slopes (up to 100 feet high in the northern
portion) and natural topography in open space areas. High manufac
tured slopes could result in significant visual impacts and may not be
in conformance with the El Camino Real Corridor Study guidelines
included in the Draft EIR on page 51.
n. Comment: The site is referred to as having a rural appearance.
However, in reviewing an aerial photo of the area it is evident that
with development to the east across El Camino Real, development to the
north along the freeway and future development to the south on the
Sheffler property, this project is actually an urban infill site and
not a rural area.
Response: The site has a rural appearance since it is an expanse of
undeveloped land, vegetated with grassland and shrubs, and used by an
apiary and a horse ranch. As stated in the Draft EIR, the site is
surrounded by developed land or land for which projects have been
approved but not constructed. The parcel is one of the last remaining
vacant sites between SR 78 and Chestnut Avenue.
6
o. Comment: The Specific Plan calls for set-backs on the southern side
of El Camino Real well in excess of that which is required for
mitigation of the noise from El Camino Real, with the exception of the
extreme southerly portion, where the eucalyptus trees will act as a
buffer. Only on the north side of the extension of Elm Avenue in the
very northernmost corner of the site are any structures located within
120 feet of the center lane of El Camino Real. The elevation of the
pads at that location are well above the street grade of El Camino
Real and through common State approved noise abatement safeguards such
as landscaping, insulation, special windows, etc., this effect can be
minimized to acceptable interior noise levels.
Response: In accordance with State law, the developer will show that
interior noise levels in residential buildings will be at 45dBA or
less, to the satisfaction of the City.
p. Comment: The existing situation of the mudflow area and the colluvium
concentration in the tributary channels is contributing to the
siltation of Buena Vista Creek.
The site, as it exists, is erosive in the tributary area to the
drainage channels and across the northern corner of the property.
This is due to currently existing mudflow characteristics and the
corresponding soil types. The proven method of resolving erosion of
this type of soil is to regrade and plant, which is proposed by this
project. As previously
Camino Real, which will
stated there are areas, especially along El
be left undisturbed and therefore would not
contribute to erosion during the construction period. The logical
timing for development of a project of this nature calls for grading
to take place during the summer months so that landscaping can mature
prior to the rainy season.
The importance of correct timing of the development of this site is
recognized and the methods of controlling erosion during the earth
work phase are taken into account. However, this site is erosive as
it currently exists and development and proper landscaping as planned
will mitigate an undesirable situation.
Response: The Specific Plan has been designed to minimize erosion and
drainage impacts. However, it is almost impossible to completely
7
eliminate erosion and sedimentation during construction and potential
for significant impact still remains.
q. Comment: The existing drainage channel is not totally natural since
the development of El Camino Real and the drainage pipes underneath El
Camino Real channel water onto the site from the eastern side of El
Camino Real. In the proposed development plan much of the drainage
channel is left undisturbed. That which is disturbed will be improved
with drain pi_pes to handle the flow of the water.
Response: No response required.
r. Comment: Market studies undertaken by Alanda show that the market
value of the proposed single-family residences will be in the range of
$135,000.00-$165,000.00 The townhome unit will range from $69,000-
$85,000 and the apartment rental rates will be from $330.00-$535.00
per month. As a condition for the application for this Specific Plan
and the associated General Plan Amendment the requirement that the
multi-family dwellings be a low-to-moderate income apartment project
was placed on this project.
The apartment portion of this project will contain 220 units, renting
for the following rates:
1 BR #330.00/month
2 BR, 1 BA 464.00/month
2 BR, 2 BA 534.00/month
These are well within the requirements for moderate income families as
listed in Table 2-3 in the Draft EIR.
Response: No response required.
s. Comment: The maintenance of 10.6 acres of this project as open space
will afford a natural environment for the birds and animals that
inhabit this site.
Response: This will mitigate the adverse but not significant biologi
cal impact determined by the Draft EIR.
t. Comment: Subsequent to receipt of the Draft EIR, WESTEC SERVICES, an
archaeological and biological consulting firm in San Diego, was
8
retained to prepare an analysis of the significance of the archaeolog
ical resources on this site. Their report shows the site to be of
archaeological significance. Alanda agrees to follow recommended and
approved mitigation measures in this regard.
Response: No response required.
u. Comment: As a condition of development in the City of Carlsbad, fees
will be paid to compensate for the additional burden on the public
services.
Response: No response required.
v. Comment: Measures will be taken in the development of the project to
efficiently use all sources of energy.
Response: No response required.
w. Comment: The Environmental Impact Report states that the location of
this project is favorable in minimizing the negative effects upon air
quality because of its close pro~imity to all services, thereby
reducing the average trip length. It also states that the project
will create a significant impact upon air quality as regulated and
defined by the State. Controlling air pollution is a regional
problem, not just a problem associated with the development of one
site. Therefore, this project will have a minimal over-all effect on
the air quality of the City of Carlsbad.
Response: No response required.
2. Costa Real Municipal Water District, September 14, 1983.
a. Comment: Under the terms and conditions of the water service
agreement of May 25, 1983, between the Water District and the City of
Carlsbad, local retail water service will be provided by the City of
Carlsbad and the Water District will be responsible for the transmis
sion facilities and all of the capital facilities that will provide
service to the entire 20,000-acre District area. The Board of
Directors has determined that nine capital projects are needed in
order to provide the necessary level of water service District-wide.
9
Additionally, the Water
ties charge which will
District has established a new major facili
provide some of the financing for the
construction of the major facilities and all of the proposed develop
ment will be obligated to participate in this new financing program.
The Water District is currently making a complete reevaluation of all
established master plans for public water service for the entire
District area and the proposed development will be responsible for the
construction of all necessary public water system facilities that are
identified in the current plans as well as any modifications at such
time this reevaluation program is completed and formally adopted by
the Board of Directors.
Response: Thank you for the additional information. The developer
will participate in the new financing program to the satisfaction of
the City of Carlsbad and the Costa Real Municipal Water District.
3. Robert C. Ladwig, September 6, 1983.
a. Comment: The northern part of the site appears to be suited for
development with apartment buildings. Elm Avenue should be, used as a
buyffer zone to separate proposed high density residences from single
family, lower density residences which are currently designated by the
existing General Plan.
Response: The revised project proposes to use Elm Avenue to separate
higher density apartment uses from lower density single family
residences. The original GPA and zone change have been revised to
permit apartment units north of Elm, medium density townhomes south of
Elm, with the remainder of the southern part of the site to be used
for single family lots.
b. Comment: Additional geologic work needs to be done to determine the
presence of a large scale landslide which would preclude development
on the site.
Response: The additional geologic work has been done and found that
the landslide condition is, in fact, a mudslide which can be corrected
with standard grading techniques.
10
c. Comment: The Draft EIR recommends that no development be located
below the 200-foot contour. The proposed Specific Plan does locate
apartment development on the north part of the site below the 200-foot
contour.
Response: Additional geologic work and further analysis has been done
which determine that construction below the 200-foot contour. is
acceptable provided that appropriate grading and construction measures
be used to mitigate potential impacts from saturated soils and poorly
compacted colluvium/alluvium.
d. Comment: There is one large slope that is on the east end of "B"
Street which is a cul-de-sac off of "A" Street. This slope goes down
to El Camino Real and is well in excess of 100 feet in height.
Response: The proposed Specific Plan was prepared after the Draft EIR
and was not intended to be evaluated by the EIR. A manufactured slope
in excess of 100 feet could have significant impacts to visual quality
along El Camino Real, particularly in light of the El Camino Corridor
Study, described in the Draft EIR on page 51. The potential impact
could be partially mitigated by appropriate landscaping with trees and
native or naturalized shrubs and ground covers. It should be noted
that at this time the Specific Plan has not been finalized and the
100-foot slope may not be included in the development plan.
e. Comment: The Draft EIR, page 44, suggested a number of items that
could be looked at to reduce the impacts of grading on this steep
site. The last sentence on that page suggests that "because of the
steepness of the site, reduction to insignificance is not possible
with development of any kind." Additional soils investigation should
be performed prior to approval of development for the site.
Response: Additional soils analysis based on field investigation will
be performed by the developer to the satisfaction of the City prior to
approval of the Final Map.
f. Comment: The Draft EIR makes a finding of an adverse but not
significant impact to the residential streets through Seacrest Estates
due to traffic from the proposed project using the proposed connection
11
between Rising Glen and Ridgecrest. The adjacent residents feel that
there will be a considerable increase in traffic through the neighbor
hood and that Rising Glen should not connect through to Ridgecrest.
Response: The Specific Plan does not propose a connection between the
project and Ridgecrest Drive.
4. Carlsbad Unified School District, August 22, 1983.
a. Comment: On page 9, paragraph 2, under Public Services, the report
states, "Schools in the project vicinity are operating under capacity
at this time. However, substantial development in the District might
result in overcrowded conditions, and the project would add incremen
tally to that situation. The payment of fees to the School District
would mitigate this impact to insignificance." We are not in
agreement with this statement. While the payment of fees will help
mitigate the impact, it will by no means reduce the impact to
insignificance.
The Governing Board is very concerned about the District's ability to
furnish adequate facilities for students in light of development
currently taking place or in the planning stages. Some schools are
currently at capacity, and others are within a few students of
reaching capacity. Depending on the location of the development and
the schools it will impact, the District may wish to meet with the
developer to discuss the donation of land in lieu of fees or the
application of fees twoard the purchase of land for a school site
before we can advise the City that we can provide school facilities.
Response: Thank you for the additional information.
will meet with the District to determine mitigation
satisfaction of the District.
The developer
fees to the
5. San Diego County Parks and Recreation Department, August 22, 1983.
a. Comment: The proposed project will have no effect on County Parks and
Recreation activities.
Response: No response required.
12
--------------------------------------------------------------
RESPONSE BY PROPONENT, ALANDA,
A GENERAL PARTNERSHIP,
TO THE ENVIRONMENTAL IMPACT REPORT
DATED AUGUST 15, 1983
BY NASLAND ENGINEERING.
September 23, 1983
TABLE OF CONTENTS
INTRODUCTION
PROJECT DESCRIPTION SUMMARY
TRAFFIC CIRCULATION
GEOLOGY
LAND USE COMPATIBILITY
VISUAL QUALITY
NOISE
HYDROLOGY AND DRAINAGE
SOCIOECONOMIC ISSUES
BIOLOGICAL RESOURCES
ARCHAEOLOGICAL RESOURCES
PUBLIC SERVICES
ENERGY
AIR QUALITY
i
l
3
4
s
s
6
6
7
8
8
8
8
9
September 23, 1983
INTRODUCTION
The attached document is submitted to the City of
Carlsbad on behalf of ALANDA in response to the
Environmental Impact Report of August 15, 1983 by
Nasland Engineering regarding Assessor's Parcel
Nos. 167-060-10 and 167-060-13.
Throughout the project planning, special attention
has been given to the physical characteristics of
the site, i.e. topography, geology, biology, as
well as the desire of the community, visual
quality and traffic patterns. The resulting
Specific Plan represents a culmination of the
ideas, concerns and information brought to light
during the project planning evolution.
ALANDA, A General Partnership
By
i
September 23, 1983
RESPONSE ~1 PROPONENT, ALANDA, ~ GENERAL PARTNERSHIP, !Q THE
ENVIRONMENTAL IMPACT REPORT DATED AUGUST 15L !983 ~1
~~2~~~Q ENGINEERING.
UPDATE
Since the initial filing of the request for the General Plan
Amendment and zoning Change and the subsequent Environmental
Impact Report, the following events have occurred:
1-A contractual interest in the property known as "Dr. White's
horse ranch" has been acquired, and this property is being added
to the project. This will mean that any street connection
between the proposed project and Ridgecrest Drive can be
abandoned.
2. A soils study contracted by ALANDA subsequent to the draft
EIR found that a large ancient landslide does not exist, but is
in fact, a large mudflow condition that can be corrected by
common grading techniques.
3. An archaeological consultant was retained to study the
possibility of significant impact on the site. The site was
found to be of archaeological importance and cooperative efforts
must take place to insure the proper study of the property.
4. The concern of some citizens in the area was expressed
regarding low-to-moderate income apartments South of Elm Avenue.
The use of Elm Avenue as a density boundary was encouraged. The
General Plan Amendment requested has therefore been revised to
allow for high density apartments North of Elm Avenue, medium
density townhomes South of Elm with the balance of the project as
previously planned for single family lots. The effect of these
changes reduces densities from 400 apartments and 100 single
family lots to 220 apartments, 65 townhomes and 66 single family
lots, or about 70% of the previously proposed density.
PROJECT DESCRIPTION SUMMARY:
1. Gross site area 49.75+ acres.
2. Net site area (excluding public streets) 43.8+ acres.
3. Total number of lots is 70.
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A. Lots 1 through 66 (single family)
Existing zone: R-A, 10,000
Proposed zone: R-1
Existing land use: RLM
Proposed land use: RLM
Area: 15.7 acres
B. Lot 67 (townhomes)
Existing zone: R-A, 10,000
Proposed zone: RD-M
Existing land use: RLM
Proposed land use: RM
Area: 10.5 acres
c. Lot 68 (apartments)
Existing zone: R-A 10,000
Proposed zone: RD-M
Existing land use: RM
Proposed land use: RMH
Area: 8.8 acres
D. Lots 69 and 70 (open space)
Area: 10.6 acres
(These lots will be owned by the apartments and will be
included in the total acreage upon which the multi-family
density will be based.)
4. Townhomes
There are 11 buildings with 5 or 6 1 or 2 bedrooms for a
total of 65 units.
LOT # OF UNITS lBDRM 2BDRM
67 65 22 43
5. Apartments
There are 9 three-story buildings with 20 or 25 one or two
bedroom each for a total of 220 units.
LOT # OF UNITS 1 BDRM 2 BDRM
68 220 54 166
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6.
7.
Parking
LOT GARAGES CURB TOTAL REQ.
67 108 48 156 92
68 139 189 328 317
TOTAL 247 237 484 409
Landscape Concept
Planting: The overall planting concept will emphasize a
naturalistic character of indigenous, drought-tolerant plant
material. Street trees will provide a pleasant canopy along
roadways while parking areas will be screened from streets
and buildings with ornamental shrubs and undulating ground
forms.
Irrigation: All planting areas will feature a fully
automated irrigation system with low precipitation sprinkler
heads and special water-saving techniques such as drip
irrigation.
Note: All planting areas will conform to City of Carlsbad,
"Landscape Guideline Manual" dated May 1983.
TRAFFIC CIRCULATION:
The calculations for the traffic impact section of the
Environmental Impact Report were based on 400 apartment units and
100 singe-family residences pursuant to the original General Plan
Amendment application. As a result the total daily traffic
generated was calculated at 4200 trips per day (EIR pg. 32). The
revised Specific Plan requests approval of 220 apartments, 65
townhomes, and 66 single-family residences. Using the same
generation rate, this would mean 2940 trips added by this pro
ject, or 70% of the count used to determine significance. Under
the existing General Plan designations, development of the
property could generate 2140 trips per day (EIR pg. 32). There
fore, 800 additional trips per day would be added as a result of
this General Plan Amendment. This is 19% of the 4200 trip figure
used to test significance. With regard to traffic flow, the
completion of Elm Avenue will serve to re-direct traffic
generated by this project thereby easing potentially significant
impact to any one location.
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GEOLOGY:
Subsequent to the contracting of the draft EIR, ALANDA
engaged GEOCON, INC., a geological consulting and engineering
company, to determine whether or not an ancient landslide exists
on the property. ( A copy of Geocon's report is attached hereto).
Geocon found that the landslide is not present but is, in fact, a
large mudflow area. Mitigation of the mudflow area is
significantly less in nature and severity than that which would
be required for a landslide. The only method of mitigating the
mudflow is through remedial grading. The area covered by this
mudflow includes almost 100% of the path Elm Avenue will take
through the project. Therefore, the extension of Elm Avenue
will require grading in order to resolve the mudflow and reduce
it to a non-hazardous situation. The mudflow also exists in the
areas in which apartment development is proposed and mitigation
will occur through the necessary grading required for the padded
site. Other geologic concerns existing on the site are
primarily in the vicinity of El Camino Real, including three
potential small landslide areas, saturated soils, and loosely
compacted soils and/or fill. These areas are primarily South of
the Elm Avenue extension and occur below the 200 foot contour
line where no development is to occur. Only the southern-most
landslide area is contemplated for development under the Specific
Plan, with two single-family lots. The small landslide areas
will be corrected using grading measures regardless of their
location and without consideration as to whether or not they are
to be developed.
Ground water is located primarily in the drainage area near the
eastern boundary. This area is slated for open space and, if
disturbed at all, will be used only as open space and improved
with drainage facilities. The area along El Camino Real and the
drainage channel will not be developed other than that portion
to be used as a slope bank, created with approved drainage
capabilities. This will allow for retention of much of the
vegetation and natural slope, thereby preserving -the current
visual status and maintenance of the drainage channel. The
tributary drainage areas along the southern portion of the site
will be handled by remedial grading with slope banks not to
exceed a 2:1 ratio which will resolve the existing situation of a
highly erosive soil in those locations. All manufactured slopes
as well as natural slopes will be planted with erosion resistant
ground cover and landscaping.
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LAND USE COMPATIBILITY:
A review of the Specific Plan reveals that existing single-family
residences to the west of the project will in no case be
contiguous to multi-family residential development, and in very
few cases will it be possible to see even the roof lines of
those buildings. The elevation of the homes to be developed
close to Ridgecrest Drive and the surrounding area are well below
the grade of the existing homes. Through elevation planning,
buffer areas exist to separate single-family development from
multi-family development, thereby minimizing the effect of having
two contiguous zones.
The project site is currently vacant and unless declared to be
open space or park area, passive uses such as walking or hiking,
bird watching, etc. are not within the rights of those purported
to be using the property. Rising Glen Road which exists on the
site is currently a one lane, paved road but is not intended to
be used as a connecting road between Ridgecrest Drive and El
Camino Real. it fuctions in that regard only through a
prescriptive easement for use by the Jandres. This road is not
maintained, currently has potholes, is eroded and is an unsafe
road to be used for access.
VISUAL QUALITY:
With regard to Visual Impact, very little of the project South of
Elm Avenue will be visible from El Camino Real. Most of what
will be seen from El Camino Real will be landscaped hillside and
open space. The townhomes south of Elm will be at least 100 feet
above the El Camino Real elevation. A further review of the
elevations on the western side will show that the existing home
sites are at about 300 feet elevation and the elevation of the
street proposed will be anywhere from 250 feet to 280 feet. Views
from the homes on the western side will not be interrupted by
buildings.
As many of the existing trees as possible will be left along· El
Camino Real as a visual and noise buffer. Even though El Camino
Real has not yet been designated as a scenic route, the visual
impact from El Camino Real has been given a great deal of weight
in the design of the project. The existing slopes and all
manufactured slopes on the eastern part of the property which can
be seen from El Camino Real will be heavily landscaped leaving
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much of the existing vegetation. The contour and elevation of
Elm Avenue as it rises up the hillside will be followed through
in grading. The proposed grading on the south side of Elm for
the single-family houses is not excessive for this type of
development. The description in the EIR of the cut slopes and
the manufactured slopes for the roadway is fairly accurate.
However, due to the existing mudflow areas, maintenance of the
present appearance will not be possible because of the necessity
of removal of the mudflow debris. This will be necessary with or
without this project upon the extension of Elm Avenue.
The site is referred to as having a rural appearance. However,
in reviewing an aerial photo of the area it is evident that with
development to the east across El Camino Real, development to the
north along the freeway and future development to the south on
the Sheffler property, this project is actually an urban infill
site and not a rural area.
NOISE:
The Specific Plan calls for set-backs on the southern side of El
Camino Real well in excess of that which is required for
mitigation of the noise from El Camino Real, with the exception
of the extreme southerly portion, where the eucalyptus trees
will act as a buffer. Only on the north side of the extension of
Elm Avenue in the very northernmost corner of the site are any
structures located within 120 fee~ of the center lane of El
Camino Real. The elevation of the pads at that location are well
above the street grade of El Camino Real and through common State
approved noise abatement safeguards such as landscaping, insula
tion, special windows, etc., this effect can be minimized to
acceptable interior noise levels.
HYDROLOGY AND DRAINAGE:
The existing situation of the mudflow area and the colluvium
concentration in the tributary channels is contributing to the
siltation of Buena Vista Creek.
The site, as it exists, is erosive in the tributary area to the
drainage channels and across the northern corner of the property.
This is due to currently existing mudflow characteristics and the
corresponding soil types. The proven method of resolving
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erosion of this type of soil is to regrade and plant, which is
proposed by this project. As previously stated there are areas,
especially along El Camino Real, which will be left undisturbed
and therefore would not contribute to erosion during the
construct-ion period. The logical timing for development of a
project of this nature calls for grading to take place during the
summer months so that landscaping can mature prior to the rainy
season.
The existing drainage channel is not totally natural since the
development of El Camino Real and the drainage pipes underneath
El Camino Real channel water onto the site from the eastern side
of El Camino Real. In the proposed development plan much of the
drainage channel is left undisturbed. That which is disturbed
will be improved with drain pipes to handle the flow of the
water.
The importance of correct timing of the development of this site
is recognized and the methods of controlling erosion during the
earth work phase are taken into account. However, this site is
erosive as it currently exists and development and proper
landscaping as planned will mitigate an undesirable situation.
SOCIOECONOMIC ISSUES:
Market studies undertaken by ALANDA show that the market value of
the proposed single-family residences will be in the range of
$135,000.00-$165,000.00. The townhome unit will range from
$69,000-$85,000 and the apartment rental rates will be from
$330-00 -$535.00 per month. As a condition for the application
for this Specific Plan and the associated General Plan Amendment
the requirement that the multi-family dwellings be a low-to
moderate income apartment project was placed on this project.
EIR TABLE 2-2 FAIR MARKET RENTAL RATES FOR SAN DIEGO COUNTY
ADDENDUM: The_ Rising Glen apartment portion of
will contain 220 units as per the Specific Plan
These units will consist of the following:
this project
application.
1-54 one bedrooms at 24.7% of the project with a rental
rate of approximately $330.00 per month.
2. 76 two bedroom units, (2 bedroom 1 bath) with a rental
rate of approximately $464.00 per month.
3. 90 two bedroom units (2 bedroom 2 bath) with a rental
rate of approximately $534.00 per month.
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These rents are approximate only and are based on fair market
figures for the project, not necessarily the low-to-moderate
income figures. However, relating to EIR Table 2-3 page 23,
without federal subsidy, it is stated that low income renters
can pay up to 30% of their income for rent. Using a one bedroom
unit renting at $330.00 per month this would mean that a family
of two earning $13,200.00 or more could well afford to live in
this unit. This is approximately $3,700.00 annual income less
than shown on the chart on Table 2-3. Again assuming 30% of the
income used for housing for the largest unit, $534.00 per month
for the two bedroom 2 bath, a family of 4 of moderate income
supposedly can pay up to 35% of their income. Using only 30% of
their income, for rent, the gross annual income required would be
$21,360.00, which is approximately $10,000.00 a year less than
the moderate income for that size family. Therefore, the pro
posed project is within the low-to-moderate price range for
apartments.
BIOLOGICAL RESOURCES:
The maintenance of 10.6 acres of this project as open
will afford a natural environment for the birds and animals
inhabit this site.
ARCHAEOLOGICAL RESOURCES:
space
that
Subsequent to receipt of the Draft EIR, WESTEC SERVICES, an
archaeological and biological consulting firm in San Diego, was
retained to prepare an analysis of the significance of the
archaeological resources on this site. Their report which is
attached to this response, shows the site to be of archaeological
significance. ALANDA agrees to follow recommended and approved
mitigation measures in this regard.
PUBLIC SERVICES:
As a condition of development in the City of Carlsbad, fees will
be paid to compensate for the additional burden on the public
services.
ENERGY:
Measures will be taken in the development of the project to
efficiently use all sources of energy.
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AIR QUALITY:
The Environmental Impact Report states that the location of this
project is favorable in minimizing the negative effects upon air
quality because of its close proximity to all services, thereby
reducing the average trip length. It also states that the
project will create a significant impact upon air quality as
regulated and defined by the State. Controlling air pollution is
a regional problem, not just a problem associated with the
development of one site. Therefore, this project will have a
minimal over-all effect on the air quality of the City of
Carlsbad.
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LIMITED GEOLOGIC INVESTIGATION
FOR
AI.ANDA PROPERTY
CARLSBAD, CALIFORNIA
For
LAND SPECIALISTS, INCORPORATED
San Diego, California
By
GEOCON, INCORPORATED
San Diego, California
August, 1983
GEOCON
I N C O R p O R A T E D ENGINEERS AND GEOLOGISTS • CONSULTANTS IN THE APPLIED EARTH SCIENCES
File No. D-2981-M02
August 11, 1983
Land Specialists, Incorporated
3878 Old Town Avenue, Suite 202
San Diego, California 92110
Subject: ALANDA PROPERTY
CARLSBAD, CALIFORNIA
LIMITED GEOLOGIC INVESTIGATION
Gentlemen:
In accordance with your request, we have performed a limited geologic
investigation within the northern half of the subject property. The purpose
of our investigation was to determine if a previously reported large-scale
landslide exists on the site. If this slide was confirmed, we were to
evaluate its potential impact on the proposed development.
Our investigation consisted of geologic mapping and the drilling of two
large-diameter exploratory borings at the approximate locations shown on
Figure 1, Geologic Map (pocket). The depths of the borings vary from 60 to
95 feet below existing ground level. No laboratory testing was performed
as part of this investigation.
The subject site is underlain by the Eocene-aged Santiago Formation, late
Quaternary landslide and mudflow debris, colluvium, alluvium, topsoils, and
fill soils. With the exception of the topsoils and fill soils, each of
·these units is discussed below.
■ 9530 DOWDY DRIVE • SAN DIEGO, CALIFORNIA 92126 • PHONE (714) 695-2880
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File No. D-2981-H02
August 11, 1983
The Santiago Formation consists of interbedded sandstones, siltstones, and
subordinate claystone. Slope stabilization measures are often required for
the clay-rich portions of this sequence such as encount.ered in the borings
at approximately 18o+ feet in elevation. This clay bed may be exposed on
the 80-foot-high cut slope proposed along the future Elm Avenue.
The majority of the landslides encountered at the site belong to a
particular type commonly defined as mudflows. These features are relatively
shallow, without a distinct and continuous slip_ plane and are typically
confined within ravines or canyon bottoms. The landslide debris consists
of highly disturbed clayey sands, clay, cobble and large angular sandstone
or siltstone fragments removed from the underlying Santiago Formation.
Stabilization of mudflows usually requires less extensive methods than the
large-scale rotational landslides.
The colluvial deposits consist of very loose, unconsolidated silty sands.
The depth of these soils may exceed 15. feet and remedial grading will be
required if settlement sensitive improvements are proposed for the areas of
their occurrence. Typically, the colluvial deposits are well developed
within the depressed areas at the upper portions of the property. These
depressed areas essentially represent zones where the mudflows were
originated.
Alluvial soils composed of loose clayey sands occur along the property's
eastern limit. Grading within these soils could be seriously hampered due
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GEOCON
INCORPORATED
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File No. D-2981-M02
August 11, 1983
to their saturated condition, therefore, removal and recompaction of these
deposits should be scheduled for the end of summer· when the water table
should _be the lowest.
The geologic structure at the site•is that of a homocline dipping gently to
the west or northwest.
Relatively heavy seepage was encountered in Boring No. 2 within the
Santiago Formation sandstones. It is our opinion that the primary sources
of groundwater at the site is landscape irrigation within the neighboring
subdivision.
In conclusion, it is our opinion that the property is not underlain by the
suspected large-scale rotational or translational landslide shown on our
previous report of geologic reconnaissance for this property dated July 13,
1983.
Several ancient mudflows were discovered within the property limtis as a
result; of this study, however, it ·is our opinion that this adverse
condition can be mitigated with common'grading procedures. On the attached
Geologic Map, Figure 1, we have only shown the approximate extent of the
most significant mudflow encountered within-the north half of the property.
We suspect that two smaller mudflows as well as several additional small
landslides are are present within the property's southern portion. These
suspected features are not shown on Figure I.
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GEOCON
INCORPORATED
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File No. D-2981-M02
August 11, 1983
We anticipate that stabilization measures may be required for some sections
of the proposed cut slopes where weak clay beds will be encountered •
.
Significant removal and recompaction will be required in the areas where
loose colluvial deposits and mudflow debris are present if settlement
sensitive improvements are proposed for the subject areas.
In order to provide specific recommendations with regard to landslide
mitigation, slope stability, foundations, drainage provision, etc., it is
our opinion that further investigative work will be required when the
grading plans are more fully developed.
If you have any questions regarding this report or if we may be of further
service, please do not hesitate to contact the undersigned.
Very truly yours,
~RPORATED
Michael W. Hart
CEG 706
AEF:MWH:lm
(2) addressee
{4) HCH and Associates
Attn: Mr. Tony Ambrose
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~~(A.
Andrei E. Farcas
RG 3738
GEOCON
INCORPORATED
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File No. D-2981-NOl
August 11, 1983
DEP1'H SAMl't..E LOG tJ i,,...,,.,,,..,
IN NUMBER i,J.oalTION ,_,_
FEET OF Ill_.,,,
SAMPLE
IN-PLACE
DESCfltPrlON l>RY IIOISTIJffE
DENSITY CONTENT
A~.f " tlry Ill
BORING 1 o"'-_ _.__--1,_---11----------------------tr---t-----t l)11 .
-
.
► 8·
-
.
.
► 14.
18
► 20
.
► 26 • •
.
28 • .
30
l%
. ......
'. ..
.. . .
.
TOPSOIL
Soft, moist, dark brown, Silty CLAY
SANTIAGO FORMATION
Dense, humid, grayish-tan, medium
grained, weakly cemented SANDSTONE
. _ becomes coarse, well graded, weakly
• ·._·. / cemented SANDSTONE wiht SILTSTONE
. . I rip-up clasts . ' / .. l •. . . I
.. . . I ·.·. Ir-stiff. humid, light garyish-brown,
• • .. '. I I Silty CLAYSTONE bed, attitude
. :
1
..
1
.. ·. / 1 approximately horizontal J.: :~ ::· -----u I
.• . f . . ·, ·. I ._r-., I . ', ur-grades into whitish-gray, weakly -~I 1: ;,> I .. • . .,, I cemented, well graded SANDSTONE ·.'. ·!'. v.,,.. I
... ....
. . . . ... .. . , .
.. .......
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. . . • . u'
""·.a-----
humid, light gray,
Figure A-1, Log of Test Boring 1 Continued next page
GEOCON
INCORPORATED ~
\ ..: ... fl\,;,.,;_"-~~-• .,,..._p,,,,.,..,.,_~.,,., .... -, ... _,,.,."'. ~·~---....... ---· ·-.
.. q .,.
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-File No. D-2981-M02
August 11, 1983
IID"T1f SAM/It£ LOG II ,..,_,,,,,_ DESCRll'TION
IN NUMBER i,JDCATION ,,__
/lEET OF 8,-.llr
30 . .
32-
-
• 34-
-
36-
. -
• 38· - -
. 40.
.
• 42-
. .
44-
-
46-
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48·
. so
-
52-
.
54·
-
"56-
58
i-
60
SAMPLE
. . . ~ 7~·-·
/ Lr ----·\
If I / \__
BORING 1 CONTINUED
Stiff, moist, fractured, dark gray
CLAYSTONE with shiny parting surfaces
grades into very stiff, moist,
purplish-gray massive SILTSTONE L _______________ _
Very dense, humid, massive tanish-light
gray, very fine Silty SANDSTONE
:ff/: ~\/(~
·:+f(
·:\{( r-grades into very stiff, massive,
• • -1 humid, light grayish-brown SILTSTONE, :.i_:i:1:·.. J bedding attitude horizontal
; • : . : • • I
.::. ·.: :: ' ·111 · r r-dense, humid, light gray SANDSTONE :_: ;: ,_ __ J/ interbed .. ,; I
._: : ·."· :-I ••• ·-.r--....._ 1 :-:-:··.·. >
·.?_:-:_-.\_.............. jVery dense, humid, massive,· weakly
::_\-j:I:: I cemented, light grayish-tan, fine,
;--:-.: ·.' Silty SANDSTONE, be_dding attitude :t lli Nl0°W/6°W
• .. : ::=:-;: / 1-becomes coarse
:.Ill< '· ), \{: • //r-stratigraphic disconformity
.. ·.· ,· ,,
~ii{_; I {Ir-very stiff, humid, purplish-brown-
:·f'j::(:" 1/1 gray, fractured SILTSTONE/CLAYSTONE,
·.::: :-.:~ 1,/ slightly sheared in limited discon-::IJ I·:, i, tinuous areas, orientation of shearing
:,1·:1·:1·:·:.._ __ .JI random : •. : ·. . II
1l1T' ~;;:-J/ {very stiff, hard,. h~d, massive,• light I j ~ ,,,,,',,,'> J gray SILTSTONE
117 -
DRY
DENSITY
MOIST/JR£
CONTENT
" dry wl
Figure A-2, Log of Test Boring 1 Continued Continued next page
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File No. D-2981-M02
August 11, 1983
DEPTH SAlil/JILE LOG a "-ndrol,Otl
IN llll/MBElt ILOCilrlON ,_,_
FEET OF Blows/W
SAMPLE
• 60 . .
62-
DESCRIPTION
BORING 1 CONTINUED
~~~------------------------------
64.
-
66-
--
• 68-
--
70·
.
-72 -
. .
. 74.
76 -
.
78
• 80
82
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• 88
--
90 •
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.. '• ... .... ·. ·:
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-··· :-: :: ·. ;: .... : . ·.
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• • • • 1• ......
0 I• ..
Very dense, gray, massive, very fine,
Sandy SILTSTONE
r
~~~r-•,_ _________________________ _
r------
Very hard, massive, well cemented
SILTSTONE
grades into very stiff, massive,
light grayish-brown SILTSTONE
stiff, humid, purplish-gray, fractured
CLAYSTONE interbed with shiny parting
surfaces and numerous black manganese
stains
Very dense, humid, grayish-tan, very
fine Silty SANDSTONE
Break in log
very har~, very slow drilling
BORING TERMINATED AT 95.0 FEET
Figure A-3, Log of Test Boring 1 Continued
IN-PLACE
DRY li/Ol$71.1RE
DENSITY CONTENT
A~., " .,, rtf
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File No. D-2981-M02
August 11, 1983
0EPrH SAMl'tE LOG II ~-DESCRll'TION
IN NUMBER IPOIT"ION ,.__
RET OF 6'-f/1'1
• 0
►
lo 2-
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~ 4 .
► .
~ 6-
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20.
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22
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•24 •
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28
► .
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.sMIPLE
BORING 2
SL0PEWASH
grades into moist to wet, orange-red,
medium-grained, Silty cohesionless
SAND
/? < LANDSLIDE (MUDFLOW) DEBRiS
••• • •1 Medium dense, wet to saturated,
·._: :;.;,,_ disturbed, weakly cemented to
:;-. • cohesionless, Clayey, medium-grained < ·._--> SAND
:·:.;%: r-becomes very coarse, moist, grayish-
~%_'.:--, I tan, Silty S~D with rare Silty /Clayey
: .' :-~;. / zones, rare pebl:iles
. •. /. :·. I ·/_.. . Li 1;.,.·-:•.---~ lr-{•·:J~_t fSoft to loose, moist, light brown-tan,
~1: J: . •, • ·. P:-I Silty SAND and gray, slightly sheared
bl•lr: CLAY :.ry:( I ,Very fine bedded, loose to medium dense,
:_\ ·_: ! f fine, light gray SAND, typical flow
-:LJl: j / pattern with attitude of bedding v._:·:( .. :~.,··.; / contorted,
1
high
1
1y irregd~lar with .
1 numerous cay enses, 1ps approximate ·Y
~/ _.. 10° to 15° toward North
~-
IN-PLACE
DRY MOISTURE
DENSITY (XN1ENT
A~.f % dry .r
.figure A-4, Log of Test Boring 2 Continued next page
GEOCON
INCORPORATED
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File No. D-2981-M02
August 11, 1983
DEPTH SAMPLE LDG II ~-
IN NIJMBER UXATION Rlai-
lEET OF Bl~
SAMPLE
l/£SCRIPTION DRY MOISTV/fE
DENSITY aJN1ENT
A~.I % MJ' Ill
BORING 2 CONTINUED .. 30 -1---b_,,'l'":....~ .... I-_-_-__ ,._ _____ ..;;;:::.:;.::::.;.;:;;....:;...;;;;.:.:.:.:=~:;._----:----t-----r-----t ~~: -~ Highly disturbed· CLAY/SAND mixture•
32-
.. 36·
.. 38 .. .
., 40.
.. 42-
.. 44
.
., 46 •
.
"'48
.. .
"'50.
.. .
.. 52.
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.. 54
..
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., 58
.. .
60
•• y'""'-6 •rf!;,,.•·o: with numerous pebbles and cobbles x:.;f?.o.
.-·--···).I\. L r;;O.-. '-. ---------------..,.. .;;:p. ' h h d -:Y.~~: , S ear zone, ighly sheared, disturbe , i(·i~ .> n light gray-tan, Clayey SAND and light
:·::~~~~ // • I gray CLAY with numerous cobbles and
·;· ~":,;; ~-I pebbles within the sheared mass~
~'""?":·' __ ;:-nl General attitude N65° / 45°NE :·:~:'?.!-ti
:H··( 11 .•', .·• .• II :•l•J1:: \I :-fl:j:: l1---
.:j:F1:: I .. ..• . I ,,1·.1:1·.· _ I
large SILTSTONE fragments exceeding
1' in diameter in a coarse Clayey
Sandy matrix
• •• • •• L-shear zone agproximately 1" thick,
.·. :·: attitude N75 E/4°s
\· <·:; \ SANTIAGO FORMATION
.. •• ... :: \ Very dense, moist, whitish-gray,
.......,.·-·~··.·~·---.--. Silty SANDSTONE
}ft 1L :::.1~\ \ Very dense, saturated, coarse, weakly
:c:.':: •:----~ cemented, whitish-gray SANDSTONE,
·: ::~.?." I\ general slight seepage
L~.,. . . I : • • .•· I
•◄ .... •·.·. IL_ ___________________ _
~~-I Very dense, saturated, weakly to medium
: ."'"'· ·.: \ cemented, very coarse SANDSTONE with
·.: . •• ---~I rare pebbles, general moderate seepage,
----,\\ flow increasing with depth, no caving
hL_ II
II
'I· h·
II
II II
stratigraphic disconformity, light
grayish-brown, fractured SILTSTONE/
CLAYSTONE~ slightly sheared in limited
discontinuous areas; heavy seepage
along the contact
\L--very dense~ wet, light gray-tan, weakly
\ cemented, medium-grained SANDSTONE,cavirg
Figure' A-5, Log of Test Boring 2, Continued Continued next page
GEOCON
INCORPORATED
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File No. D-2981-MOZ
August 11, 1983
/IE1'TH SAMPLE U,G a ,.,,.,_,,,,,_
IN NUMBER IUJCATION Rni-
l'EET OF Blow¢/
SAMPLE
60 l
~ . I I I I .. . L_
-.
--,.
.
.. '.·
.. -
-. .
.. ..
.. .
.. .
. ..
-
-
.. .. .
-
.. -
.
. .
OESClf!,-TION
BORING 2 CONTINUED
light gray, very stiff SILTSTONE
BORING TERMINATED AT 60.0 FEET
Figure A-6, Log of Test Boring 2 Continued
IN~LACE
DltY IIOISTUltE
DENSITY CfN1'ENT"
A~., " ,,,,. _,
-----, -· .
--·
GEOCON
INCORPORATED
' . '
;,.. • "I
SIZE REDUCTION
-PREPARED BY
-LAND SPECIALISTS. INC.
FROM DRAWINGS NOS
... 0.826A & D·2981-M01
BY .GEOCON INC.
. ..
,,,, WESTEC Services, Inc.
3211 Fifth Avenue. San Diego, CA 92103-5765
(619) 294-9770
Mr. Stan Landess
3878 Old Town Avenue, Suite 202
San Diego, CA 92119
83-19-E
September 1, 1983
Re: Preliminary Draft Report, Archaeological Testing at W-143/146, Carlsbad, Cali
fornia
Dear Mr. Landess:
Please consider this a letter report concerning sites W-143/146, located in Carls
bad, California.
INTRODUCTION
WESTEC Services, Inc. completed an archaeological testing program at W-143/
146, Carlsbad, California. Field work was undertaken during the period August 22-25,
1983. A total of 14 person days were expended in this effort. All phases of investiga
tion were supervised by Dennis K. Quillen, with assistance provided by Terri Jacques,
Brian Hunter, Susan Arter, and Steven Van Wormer.
W-143/146 is located within the proposed Rising Glen project which is bordered on
the east by El Camino, Real, and on the west by Ridgecrest Drive approximately
1/2--mile south of Buena Vista Creek. The subject property was surveyed previously by
Polan (1983). Originallv recorded by Rogers (1929) as two sites, W-143 and W-146 were
combined as they merge east of the horse ranch which protrudes into the property off
Ridgecrest Drive. An additional site, designated by Polan (1983) as Alanda l, is located
just west of El Camino Real in the northeast corner of the project property. As a
--means of better assessing the significance of W-143/146, a testing program, as recom-
-mended by Polan (1983:26), was undertaken by WESTEC Services, Inc. The result of this
field work is summarized below ..
An examination of the project property revealed at least three areas of sub
stantial archaeological midden deposits, one to the north and one to the south of the
horse ranch, and the remaining corresponding to Polan's Alanda 1 site. These shell
midden deposits are very extensive, covering nearly one-third of the project on the
western and southern one-third of the property. Surface indications suggest deepest
deposits were in the southern end of the property. Here, the soil is a rich dark brown to
J:>lack shell midden containing shell, ash, ·charcoal and artifacts. The midden contained
in the northwestern portion of the property is very similar, although containing fewer
artifacts. Alanda 1 was relocated, and consisted primarily of shellfi,sh distributed
lightly over the surface of a small knoll overlooking El Camino Real
A series of postholes were excavated to better define these deposits. Two sep
arate posthole series werf;! excavated; the first consisted of 12 points excavated in the
northern half of the property beginning at the west-central edge of the property and
San Diego, CA • Ventura. CA • Sacramento, CA • Brawley, CA. • Phoenix. AZ. • Philadelphia. PA • Washington, D.C .
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Mr. Stan Landess
September 1, 1983
Page 2
extending northeast across W-146 and A·~nda 1. Subsurface deposits at least 50 cm
deep were encountered in the first 4 postholes extending from the western site bound
ary. A shallow deposit at Alanda 1 was revealed, but may have been due to ·downslope
movement of materials. An additional seven postholes were excavated in the midden
deposit south of the horse ranch. Here the .. midden exceeded 80 cm in depth, with some
postholes terminated because the deposit was too deep to continue excavation.
The postholes excavated at W-143/146 clearly revealed a shell midden deposit
containing shellfish, artifacts, and pottery, with a depth of at least 50 cm north of the
horse ranch, and as much as a meter or more south of the horse ranch. A recently
eroded gully bisects the southern deposit and the sides of this gully reveal a continuous
midden deposit consisting of shellfish and artifacts, and possible fire hearths, at least a
meter deep, extends across the entire property.
Following excavation of the postholes, three 1 x 1 meter test units were exca
vated. Unit 1 was placed in the northwestern deposit, nearly due north of the inter
section of Ridgecrest Drive and Rising Glen Drive. A deposit 50 cm in depth was
revealed. Consisting primarily of shellfish remains, approximately 7484.4 grams
U6.5 lbs) in all. This midden deposit was found to be disturbed in the top 30 cm due to
recent brush clearing by tractor. Rodent dens were noted in all levels. The artifactual
remains recovered from Unit 1 are provided in Table 1.
Pot-
Level sherd
0-10 • 1
10-20 3
20-30 6
30-40
40-50 -
------
Flake
1
5
20
9
1
Table 1
ARTIFACTS BY LEVEL
Unit 1, .W-143/146
Artifact
Tool
Ground
stone
His
toric Comment
4 1 quartz flake; historic glass
1 teshua, 19 pressure flakes
1 quartz
2 quartz, historic glass
NOTE:The last level, 40-50, was dug through a rodent bole.
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September 1, 1983
Page 3
Unit 2 was placed in the southeastern portion of the site just south of the gully
which bisects the midden deposit, and approximately 75 meters west of El Camino ReaL
Recent brush clearing by tractor has disturbed the first 30 cm of midden, with the
remainder of the unit considerably disturbed by rodents. A ~ontinuous midden deposit
at least 80 cm in depth was revealed. Excavation was continued to 90 cm in Unit 2, but
it became clear that shellfish remains recovered were transported to this depth by
rodents. A sizeable rodent den containing shellfish remains and fresh grass was encoun
tered at 70 cm and continued below to 90 cm. Shellfish remains predominated, with
approximately 14,968 grams (33 lbs) recovered. The majority of shell recovered here
were Donax, followed in frequency by Chione and Pectin. Rodent, snake, and fish bone,
flaked artifacts and pottery were also recovered. A complete listing of the artifacts
recovered from l?'nit 2 is provided in Table 2.
Table 2
ARTIFACTS BY LEVEL
Unit 2, W-143/146
Artifact
Pot-Ground-His-
Level sherd Flake Tool stone toric Misc. Comment --
0-10 4 1 Strip of tin can or pipe
10-20 2 38 2 2 1 Olivela Mano fragment, strips of
shell tin can or pipe
bead
20-30 1 21 1 Iron fragment --same as
above
30-40 1 16 1 3
40-50 1 15 1 Iron fragment
50-60 3 13 1 Iron fragment
60-70 3 18 2 1 Olivela. Mano fragments, all
shell pressure flakes
bead
70-80 21 Small pressure flakes
80-90 18 1 Flake scraper
Unit 3 was placed near the center of the midden deposit approximately 20 meters
east of the western property boundary south of the horse ranch. This area had recently
..
Mr. Stan Landess
September 1, 1983
Page 4
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been cleared of vegetation by a tractor,> and the top 30 cm of soil was disturbed.
Midden on the surface at this location appeared the richest on the property, excavation
of the unit confirmed this appearance. A' midden deposit 170 cm deep was exposed in
Unit 3. A total of 73,029.5 grams (161 lbs) of shellfish was re4!overed from this one unit
alone. Unlike Unit 2 where the major shellfish species was Donax; Chione and Pectin
predominated in Unit 3. Although Donax was not absent, it appears to have been more
frequent only in the upper levels of the unit. Rodent and fish bone were plentiful in all
levels, as were flakes and fire-affected rock. Table 3 below lists the artifactual mate-
rials recovered from Unit 3. ,
Pot-
'Level sherd --
0-10 1
10-20 1
20-30
30-40
40-50
50-60 1
60-70
70-80
80-90
90-
100
100-
110 .
110-
120
120-
130
Flake
18
15
31
17
25
23
40
23
28
20
20
34
21
Table 3
ARTIFACTS BY LEVEL
Unit 2, W-143/146
Artifact
Ground-His-
Tool stone toric Misc.
1
1
2 2
1
1
1
Comment
2 quartz
4 quartz, 1 chopper
Bifacial rnano fragment
1 mano fragments,
2 cones (1 quartz,
1 basalt)
1 f elsite flake scraper
1 mano fragment
Hammerstone
...
Mr. Stan Landess
September 1, 1983
Page 5
Table 3
ARTIFACTS BY LEVEL
Unit 2, W-143/146 (Continued)
Artifact
Ground-
Level
Pot
sherd Flake Tool stone
His
toric Misc.
130-
140
140-
150
150-
160
160-
170
26
17
13
18 1
SUMMARY AND SIGNIFICANCE EVALUATION
Comment
3 patinated felsite;
2 local chert
4 patinated felsite;
1 clear quartz
1 local chert core/
hammer; 3 patinated
felsite
Nineteen postholes and three 1 x 1 meter test units excavated at site W-143/146
revealed a significant intact midden deposit containing shellfish, mammal, reptile and
fish bone, and stone artifacts, ranging in depth from 50 cm north of the horse ranch,
and 170 cm south of the horse ranch. This site was originally recorded by Rogers (1929)
as two distinct sites, W-143 and W-146. An in-field examination by Polan (1983)
revealed that these were separated only by the horse ranch, which juts into the west
central portion of the property. At the time of recordation, Rogers noted "This is the
greatest depth found on a Shoshonean site" for site W-146, and that W-143 was the
"nucleus of a great Shoshonean occupation" (Rogers 1929). These late prehistoric
deposits overlay older La Jollan material, indicating potential continuous occupation at
W-143/146 for the past 7000 years. The sheer quantity and types of artifactual remains
at this site tends to support this potential Continued study of W-143/146 could greatly
enhance our understanding of the processes of cultural change and adaptation which
took place over the past several thousand years along the northern San Diego County
coast. Specific avenues of inquiry should focus upon analyzing the materials recovered
from a representative sample of the site. At a minimum, special focus should be placed
on seasonality studies of shellfish (isotopes), species identification of bone, particularly
fish, pollen studies for reconstruction of past climates, and collection of materials for
radiometric dating. Very few artifacts were recovered from the site, but this may be
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Mr. Stan Landess
September 1, 1983
Page 6
due to sampling error; units placed where artifacts were not, and also from early col
lector activities. Rogers {1929) noted that extensive collections had already been taken
from each of these sites by local individuals. At least two hearth-like features were
noted in the erosion exposed wall of the gully which bisects the deposit in the south end
of the property. Efforts should be made to expose these. A human burial was appar
e!'}tly removed from W-146 some time in the past. The skeleton of a 35-to 40-year old
female, flexed on the right side and oriented east, at a depth of 3 feet, was discovered
and turned over to the Museum of Man as a gift from H.E. Ellery. Unfortunately, no
date, nor any address for the donor was found at Museum of Man. Currently, an effort
to identify E.H. Ellery is being· undertaken, so the exact location where the remains
were recovered can be identified. The potential for encountering additional remains is
very good, and care and prudent observation should be exercised in excavation and
construction activities on this project property.
Clearly, the archaeological resources at W-143/146 are significant. The site con
tains a relatively intact, very rich midden, possibly the richest remaining site in north
ern San Diego County. This site may yield a vast quantity of material for studying
prehistoric lifeways and culture change in (:;arlsbad, California.
If you have any questions concerning this letter report, please do not hesitate to
contact me. •
Sincerely,
Richard L. Carrico
RLC:sal
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WOODSIDE/KUBOTA & ASSOCIATES, INC.
ENGINEERS
2465 Pio Pico Drive• P.O. Box 1095 • Carlsbad, California 92008 • (714) 729-1194
September 14, 1983
Mr. Paul J. Klukas
Land Use Planning Office
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Subject: EIR 83-5 --Alanda
Costa Real Municipal Water District
Dear Mr. Klukas:
Thank you for this opportunity to comment upon the subject draft
environmental impact report as it relates to the public water system
facilities of the Costa Real Municipal Water District that will
provide the wholesale water service to the project area.
Under the terms and conditions of the water service agreement of
May 25, 1983, between the Water District and the City of Carlsbad,
local retail water service will be provided by the City of Carlsbad
and -the Water District will be responsible for the transmission
facilities and all of the capital facilities that will provide service
to the entire 20,ooo~acre District area. We afe enclosing a copy of
Table 4 -Costa Real Municipal Water District -Major.Facilities as
set f o rt h i n th e II Fi n al Rep o rt Cos-ta Re al Mu n i c i a pl Wat e r Di st r i ct -
Major Water Facilities Financing Plan and Rate Study 11 dated June,
1983, as prepared by Bartle Wells Associates. This Table 4 contains
a total of nine capital projects which the Board of Directors of the
Water District has determined are needed in order to provide the
necessary level of water service District-wide. Additionally, the
Water District has established a new major facilities charge which
will provide some of the financin~ for the construction of the major
facilities as set forth in Table 4 and all of the proposed development
will be obligated to participate in this new financing program.
The Water District is currently making a complete reevaluation of
all established master plan~ for public water service for the entire
District area and the proposed development will be responsible for
the construction of all necessary public water system facilities that
In Orange County, Santa Ana
ENGINEERS
Mr. Paul J. Klukas
City of Carlsbad
September 14, 1983
Page 2
are identified in the current plans as well as any modifications at
such time this reevaluation program is completed and formally adopted
by the Board of Directors. We trust this supplementary information
with respect to public water service will be helpful in the evaluation
of the full potential of the future water system needs to provide
service to the proposed development as well as the entire District
service area. In the event you have ~ny comments or questions, we
would be pleased to respond.
truly yours, L
c--,-~-r-. K-~~~ict Engineer
Realfa~nicipal Water District
Enclosure
cc: Costa Real Municipal Water District (w/o enc)
Engineering Department, City of Carlsbad (w/enc)
Mr. Roger Greer, Director of Utilities, City of Carlsbad (w/enc)
JYK:paf
CMWD 83-106
i . . ~\ ~ .
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'. l l TABLE 4
COSTA REAL MUNICIPAL WATER DISTRICT I MAJOR FACILITIES i· l Average
Escalated Annual
Cost Cost Bonded.
t Project No. & Description • Year 1/1/83 (10%/year) Cost1
1. Hi Reservoir, La Costa 1982/83 $ 300 0002 $ $. --I
,f' 6. 0 MG storage 1983/84 2,500,000 2,750,000 348,300
2. Squires Dam I 1982/83 60 0002
I Cogeneration station 1983/84 . 340,000 374,000 47,400 ·
j ;,; 20,0002 3. TAP Extension 1982/83
1983/84 200,000 .220,000 27,900
4. Squires Dam II 3 1982/83 10,0002
I\!
Terminal reservoir 1983/84 200,000 220 ,0002 •
Emergency storage 1984/85 1,000,000 1,210,000
1985/86 1,000,000 1,330,000
\ 1986/87 1,000,000 • 1,460,000 528,300
1·
5. Santa Fe II 1983/84 30~000 33,0002 : ~· .. , 9. 0 MG storage and 1984/85 300,000 363,0002
Transmission Main 1985/86 2,000,000 2,662,000
1986/87 2,000,000 2,924,000. 727,000
6. Tap Re.servojr 1982/83 5,0002
6. 0 MG storage 1983/84 250,000 275,0002
1984/85 2,500,000 3,025,000 383,,100
7. La Costa Reservoir II. 1987/88 600,000 . 966,000 122,300
1. 5 MG storage
8. Evans Point Reservoir 1987/88 1,500,000 2,415,000 305,900
2. 5 MG storage
9. 'D' Reservoir 1986/87 -S 0004 I 7,300
8. O MG storage 1987/88 250,0004 403,000
$16,070,000 ' . I
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1 -20 years at 10%, beginning in year following completion. • ,I
I 2 -Funded from current· and prior revenues. '! I ' 3 -Minimum project may be substantially greater in master plan. 1'
I· 4 -Preliminary costs only. . ,1 1,
9
Mr. Paul Klukas
City of Carlsbad
1200-Elm Avenue
Carlsbadi CA 92008·
_· September 6, 19 8 3
RE: RISING GLEN PROJECT ON THE WEST SIDE OF EL CAMINO REAL
AT ELM AVENUE
Dear Paul:
Thank you for loaning me your copy of the Environmental
Impact Report and Tentative Map for this project. I live
up on Donna Drive and was interested in the project, along
with a number of other people.
In reading through the report, and studying the map this
past weekend, I have the following comments and concerns.
Land Use
I agree that apartments should be built on a portion of this
site, but feel that apartment construction should be limited
to the area northerly of Elm Avenue. That site is adjacent
to a proposed. high density project, and would be compatible •
with the surrounding development. The proposed apartment
project south of Elm Avenue would be developed adjacent to the
future single family residents of this subdivision and there
is not an adequate buffer provided. I feel that Elm Avenue
would provide an excellent.buffer, and the area to the south
of Elm Avenue should be developed in single family lots. I
agree that the zoning and ·1and use should be changed from what
it is to accommodate the apartment construction northerly of
Elm Avenue. I believe that the rest of the zoning and land use
should stay as it currently exists on the Carlsbad Land Use and
Zoning Maps. The Carlsbad Council and Planning Commission,
along with the Staff have been concerned in the past to provide
adequate buffers between the existing development and I feel
the existing zoning and general plan designations provide that
buffer for the existing people in that area.
;;,
Mr. Pa•ul Klukas
September 6, 1983
Page Two
Grading and Geology
In reviewing the Environmental .Impact Report and the enclosed
soils investigation by Geocon, it is obvious that some more
work needs to be done oh the entire site before a project is
approved. In the EIR, on page 43 and 44 under the mitigation
section; the environmental consultant recommends that prior
to any land use changes, additional investigation should be
conducted. Apparently this work is necessary to determine
whether there is an ancient landslide on the site. The invest
igation that was done by GEOCON did not dia .anv borinas and I
would suggest that before any change or development is recommended
for the site, that the existence (or non-existence) of any ancient
landslide should be clearly identified. The environmental
consultant also recommends that development be located above
the 200 foot contour elevation, to avoid potential impacts from
saturated soils and poorly compacted colluvium/alluvium in the
lower elevations, particularly along the drainage next to El
Camino ReaL I would like to point out, that at the time of the
EIR, apparently there was no project planned to review and that
now the entire apartment site northerly of Elm Avenue is below
the 200 foot elevation. This could cause some problems and
needs further investigation.
There is' one large slope that is on the east end of "B" Street'
which is a cul-de-sac off of "A" Street. This slope goes, down
to El Camino Real and is well in excess of 100 feet in height.
I think the owner should loot,: at a possibility of·shortening up
the cul-de-sab to pull the slope back:away from El Camino Real
in an effort to reduce the visual impact of the new slope in.that
area.
The environmental consultant, on page 44, the last paragraph,
suggested a number of items that could be looked at to reduce the
impacts of grading on this steep site. The last sentence on that
page suggests that "because of the steepness of the site, reduction
to insignificance is not possible with development of any kind."
Because the environmental consultant has this deep concern fo_r
development on this site, I thini it is important to follow his
recommendations and provide the City with additional. soils investi
gation based on field investigation prior to any consideration
of development on this .site. •
,: ..
Mr. Paul Klukas
September 6, 1983
Page Three
Traffic
Some of the property owners-immediately adjacent to the project
are concerned that with the connection of Rising Glen between_
Ridgecrest and "A" Street in the.project that there will be_a
·considerable increas~ in the traffic through the existing neigh
borhood from the project. The traffic consultant thinks that .
this will not _be a problem, but the adjacent residents -·feel that
Rising Glen should be cut off as a connecting street to the proj
ect. A similar situation.existed on the Sheffler project to-the
south, in that Janis Drive originally was to connect through the
project to Chestnut. The final project that the City did approve
eliminated that connection, and Janis extends up into the project,
only as a cul-de-sac. This is ·a similar situation and the Staff
should possibly reconsider the Rising Glen street connection.
I_would agree with the environmental consultant that there are
some.concerns that need to be addressed b~fore any project should
be ·approved on this site. I definitely feel that.the geologic
problem needs to be further investigated, and also that the
apartments be kept northerly of _Elm Avenu~. and that the area
southerly of Elm Avenue b·e developed as a s·ingle family
subdivision with 10~000 square foot lots, consistent with the
existing General Plan and Zoning.
Thank you again for loaning me the environmental report and the
tentative map, and if you .have any questions or comments about
my letter, please give me a call.
Sincerely,
Robert C. Ladwig
3289 Donna Drive, Carlsbad
RCL:rc
cc: Mr. Jim Gaiser, 3340 Ridgecrest, Carlsbad, CA
Mr. Nick Banche, 3464 Ridgecrest, Carlsbd, CA
Mr. Gus Nesseth, 3324 Seacrest, Carlsbad CA
801 Pine Avenue, Carlsbad, California 92008 729-9291 "Excellence In Education"
BOARD OF
TRUSTEES
THOMAS L. CURTIN, M.D.
President
W. ALLAN KELLY
Vice President
J. EDWARD SWITZER, JR.
Clerk
JOHN J. MAMAUX
Member
JULIANNE L. NYGAARD
Member
DISTRICT
ADMINISTRATION
PHILIP GRIGNON, Ed.D.
District Superintendent
SUSAN H. LARGEN
Instructional Services
DAVID WM. BATES, SR.
Employee Relations
JAMES M. STARK
Comptroller
RICHARD A. SHALER
Information Systems
K.C. DUNLAP
Facilities/Services
August 22, 1983
Paul J. Klukas
City of Carlsbad
Land Use Planning Office
1200 Elm Avenue
Carlsbad, CA 92008-1989
Dear Mr. Klukas,
Thank you for the opportunity to review the Environmental
Impact Report for the General Plan Amendment and zone change
to increase residential densities on a 47 acre parcel on the
northwest and southwest corners of El Camino Real and future
Elm Avenue.
We have reviewed the EIR 83-5-ALANDA and offer the following
comments pursuant to your request:
On page 9, paragraph 2, under Public Services, the report
states,' 11Schools in the project vicinity are operating under
capacity at this time. However, substantial development in
the District might result in overcrowded conditions, and the
project would add incrementally to that situation. The pay
ment of fees to the School District would mitigate this
impact to insignficance.11
We are not in agreement with this statemment. While the pay
ment of fees will help mitigate the impact, it will by no means
reduce the impact to insigificance.
The Governing Board is very concerned about the District's
ability to furnish adequate facilities for students in light
of development currently taking place or in the planning stages.
Some schools are currently at capacity, and others are within
a few students of reaching capacity.
Depending on the location of the development and the schools
it will impact, the District may wish to meet with the developer
to discuss the donation of land in lieu of fees or the applica
tion of fees toward the purchase of land for a school site
before we can advise the City that we can provide school
facilities.
7
C
Paul J. Klukas
August 22, 1983
Page two
Once again, thank you for the opportunity to review the
EIR-5-ALANDA. If you have any questions regarding my
comments, please contact me at (619) 438-6626.
Sincerely,
L2 ~
/~tark
Comptroller
mp
l
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
0 0
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
(619) 438-5591
~ttp of ~arltibab
August 9, 1983
Jim Tennant, Park Dev. Dir.
~--X/2
~~
-0~ft,~ .~
County Parks and Recreation Dept.
5555 Overland Avenue
~;~
e,ii San Diego, CA 92123
SUBJECT: EIR 83-5 -ALANDA
Enclosed for your review is a copy of the draft Environmental
Impact Report for the General Plan Amendment and Zone Change to
increase residential densities on a 47 acre parcel on the north
west and south-west corners of El.Camipo Real and future Elm •
Avenue. Pursuant to Section 15084 of the State Environm~ntal
Impact Report Guidelines, we are r·equesting comments from
responsible and other agencies. •
Please address your comments,.at .mY. attention, to the Land Use
Planning Office, City of Carlsbad, 1200 Elm Avenue, Carlsbad, CA
92008. If no comments are received by September 26, 1983, it
will be assumed that your agency concurs with the analysis and
mitigation measures described in the draft.
Should you have any questions, please feel free to call me at
( 619) 438-5591. We will look f.orward to receiving your
comments.
CITY OF CARLSBAD
~
PAUL J. KLUKAS
Land Use Planning Office
PJK:bw
SPEED
LETTER
In the interest of speed and
I
economy, we're replying to your
letter with • marginal notes.
• If you need more information, j please don't hesitate to call
I
or write.
Thank you very much for your
August 22, 1983
City of Carlsbad, Attn: Paul J. Klukas
Land Use Planning Office
Subject: EIR 83-5 ~ Alanda
A review of your above named project will
have no impact on County Parks and Recreation
. :Kent actiA<' .
µ ROBERT ~R~~r, San Diego Cotinty
.Parks and Recreation Department
RRC:\7t
IV · REVU:WIN_G AGENCI_ES_1
----
vA%tD
tA)~ , C,06(7/()\ N kfljf ..... I
[ lbD1J p~i ~6~ th
I
1 ~llft
C ~-D ~ tB.. ct1-1ot ...
Calif. Native Plant Society
San Diego Chapter
Calif. Native Plan Society
P. o. Box 985 Plant Society
National City, CA 92054
Parks & Recreation Dept.
District 6 Headquarters
1350 Front Street, Rm. 6054
San Diego, CA 92101
San Diego Gas & Electric Co.
P. O. Box 1831
San Diego, CA 92112
Attn: Mike Evans
County of San Diego
Environmental Division
5201 Ruffin Road
San Diego, CA 92123
State Dept. of Fish & Gaine
State Building
1350 Front Street, Rm. 6054
_san_Dieao_._CA, 92101
S'~ DteGD Wrt.S1 ialit
~l vei A"'v l~wnivts SluN ord. y
fol'f ffM,aS~WtJ ~oue'~ [
~']"\~. 1,7,,-0 '
S-Q.C)\-. ~2..1 v6
kr Dist.
Carlsbad, CA 92008
LIST OF REVIEWING AGENCIES
Archaelogical Fellowship
San Diego State University
San Diego, CA 92115
SANDAG
Attn: Intergov. Relations
1200 3rd Ave., Suite 524
San Diego, CA 92101
Dr. John S. Bradshaw
Environmental Studies Lab.
University of San Diego
Alcala Park, San Diego, CA
92110
Jim Tennant, Park Dev. Dir.
County Parks & Rec. Dept.
5555 Overland Ave.
San Diego, CA 92123
Anne Geraghty
Air Resources Board
110 2 Q Street
Sacrainento, CA 95814
Esther Maser, Env. Prograin Coord.
Superintendent
Carlsbad Unified Sch. Dist.
801 Pine Avenue
Carlsbad, CA 92008
s. D. County Sanitation
Attn: Environmental Coord.
5555 Overland
San Diego, CA 92123
Costa Real Water District
c/o Jack Kubota & Assoc.
P. O. Box 1095
Carlsbad, CA 92008
s. D. Co. Arch. Society
c/o Carol Walker
237 Fowles Street
Oceanside, CA 92054
Nick del Ciop:EX)
Ofc.of Hist. Preservation
1220 K St.Mall, 3rd Floor
Sacrainento, CA 95814
Dept. of Conservation Jim Cheshire
1416 Ninth St., Rm. 1326-2 Dept. of Trans:EX)rtation
Sacrainento, CA 95814 2829 Juan Street
Fred A. worthley Jr.
Reg. Manager
Department of Fish & Gaine
245 West Broadway
Long Beach, CA 90802
San Diego, CA 92138
-.
V NOTICES
. I
VI DRAFT EIR :. I •
I i _,,