The URL can be used to link to this page

Home My WebLink AboutEIR 93-02; Green Valley; Environmental Impact Report (EIR) (77)rc To: California Coastal Commission 3111 Camho Del Rio North, Suite 200 San Diego, CA 92108-1725 Subject: Notice of Preparation of a Draft Envhd impact Report Lead m. consultinn Fh Agency Name City of CarJsbad - Planning Firm Name Coleman Planning Group Street Address 2075 Las Palmas Drive Street Address 138 Escondido Ave, Suite 209 City/State/Zip CarJsba~cA92009 ' City/State/Zip Vista, CA 920-6044 Phone (619) 438-1161, Extension 4448 Phone (619) 726-9822 Contact Christer Westman Contact Mike Coleman Citv of Carlsbad be the Lead Agency and will prepare an Environmental Impact Report for the project identified below. We need to know the views of your agency as to the scope and content of the environmental information which is germane to your agency's statutory responsibilities in connection with the proposed project. Your agency will need to use the EIR prepared by our agency when considering your permit or other approval for the project. - This project description, location, and the potential environmental effects are contained in the attached materials. A copy of the Initial Study is attached. Due to the time limits mandated by State law, your response must be sent at the earliest possible date but not later than 30 days after receipt of this notice. Please send your response to Christer Westman at the address shown above. We will need the name for a contact person in your agency. Project Title: Green Valley Master Plan - MP 92-01/LFMP 23/a n-08MDP 92-1S/SUP 92-OS/GPA 93-01 Project Location: South of La Costa Avenue and West of El Camino Real Project Description: Request for approval of a Master Plan, Local Facilities Management Plan, Hillside Development Permit, General Plan Amendment and Special Use Permit for a 281 acre parcel of land located south of La Costa Avenue and west of El Camino Real which proposes 600,000 square feet of commercial retail space, 400 multi-family dwelling units and the extension of Levante Street and future Calle Barcelona west of El Camino Red . Signature Title PlanninnDU ector Telephone (619) 438-1161 Reference: California Administrative Code, Title 14, (CEQA Guidelines) Sections 15082(a), 15103, 15375. Revised October 1989 MP 92-01/LFMP 23/CT 92-08/HDP 92-1 S/SUP 92-05/GPA 93-01 GREEN VALLEY NOTICE OF PREPARATION - PROJECT DESCRIPTION Proiect Backrnound The Green Valley Master Plan generally proposes retail and residential development within the central, flatter portion of the project site, surrounded by large open space areas. The proposed land uses and densities are generally compatible with the Carlsbad General Plan and Zoning Ordinance. However, a General Plan Amendment is necessary to identify land uses on the Land Use Map as descriied in the Master Plan. The majority of the Green Valley Master Plan area is currently in nanual open space, with the flatter, central portion being utilized for agriculture. This agricultural area is not subject to a Williamson Act Land Conservation Contract and is the area proposed for development as a subregional retail center and multi- family residential development. Portions of the property are identified as Open Space on the City Open Space Map. The proposed project must therefore be in compliance with the Open Space and Resource Conservation Management Plan. Large open space areas are proposed in the eastern and western portions of the property. Riparian woodland habitat exists within the Encinitas Creek conidor, which runs the length of the site adjacent to El Camino Real. This entire area will be pd within au open space easement, with the exception of two areas necessary for road access to the site. An upland bluff area in the western portion of the project site, characterized by moderate to steeply sloping hills, will also be preserved within an open space easement. - Biology Proiect Bacuound The project site contains two areas of significant biological resources. The fint is the riparian woodland corridor, adjacent to El Cgmina Rad, which contains least Ms Vicupied wetland habitaL ThC proposed project accesses would result in the disturbance of two areas within the corridor. The upland bluff area in the westem portion of the sire is characterized by a Maritimc Chaparral habitat that supporc~ several sensitive pl.nt rpccics. Proiect Baa The Green Valley Master Plan area was SuNcycd for archaeological xesources in 1989. The su~cy resulted in the discovery of Six previously unrecorded prehistoric sites. Five of these sites were associSted with the gentle slopes of the areas along the valley in the central and eastan portions of the proje& while one site was discovd on the higher tarace near the western property bunday. One previously recorded site was not located within the project All of the sites in the valley setting have been distudd to some extent due to the agricultural use of this area - p MP 92-01/LFMP 23/CT 92-08/HDP 92-1WSUP 92-0WGPA 93-01 GREEN VALLEY NOTICE OF PREPARATION PROJECT DESCRIPTION The Green Valley site is underlain by tertiary sedimentary rocks (Del Mar Formation and Toney Sandstone). Based upon known fossil resources associated with these deposits, potential impacts associated with the project may be significant. Proiect Backmound Proposed development of the Green Valley project will generally occur in the central pomon of the site where agricultural activities have historically occurred. The geotechnical report prepared for the project shall be utilized to prepare this section of the EIR Proiect Backmound The proposed project will incorporate required erosion and sedimentation control devices to mitigate potential water quality and biological impacts from erosion Increased off from newly-created impervious surfaces, such as paving, combined with urban poUutants associated with the retail and residential development may significantly impact the Encinitas Creek and Batiquitos Lagoon. Mitigation measures to reduce these impacts as prescriid by the California Regional Water Quality Control Board (RWQCB), San Diego region, will be required, Devdopxnent and Implementation of Best Management Practices (BMP) is required for urban pollutant runoff xnitigatioa The Master Plan proposcs three debris removal areas and two desiltation/depollutant basins. These faciliries shall be analyzed in the envitonmental review. Potential landform alteration associated with grading for streets and building pads, and the eventual construction of buildings, may create aesthetic hpcts. These hpacts, bwever, will be lessened by the fact that existing mature vegetation in the riparian woodland mmdor will ef€ectively act as a visual buffer to much of the dcvcbipracnt The environmental review of the visual aesthetics shall analyze all aspects of the proposed grdins depicted on the Master Tentative Map 0. Proiect Backma The project will generate additional uaf& through the intation of land uses from agddtud use to retail and residential development. The proposed circulation network includes two access pines from El Camho Real (Levanre Street and Calle Barcelolril); a roadway adjacent to the westan side of the riparian woodland; a numbcT of paths and trait, including two segments of the Carlsbad Trail System; and two potentid tansit stops on El rnmino Real - A traffic analysis (Circulation FaciIity, Local Facility Managcmcnt Plan, Zone 23; prepared by Weston Pringle & Associates, dated September 1992) has been prepared for the project and additional analysis is - MP 92-01/LFMP 23/CT 92-08/HDP 92-1 WSUP 92-0WGPA 93-01 GREEN VALLEY NOTICE OF PREPARATION PROJECT DESCRIPTION being prepared and will be available for review. Analysis includes the project, project circulation alternatives, alternate land uses project and environmentally prefened project. Noise Proiect Backmound A portion of the site is subject to noise generated from dc on La Costa Avenue and El Camino Red The majority of the proposed development will be set back from these roadways and will not be subject to significant noise impacts. Impacts associated with grading and construction of the project will introduce additional short-term noise into an area which is currently used for agIicultud purposes. Potential increases in traffic-generated noise levels may adversely affect sensitive wildlife speaes such as the least Bell's vireo. Proiect Backmound The configuration and mix of uses within the project has been designed to encourage the use of alternative modes of uansportation. Multi-family residential development is adjacent to a retail center, and therefore within easy walking distance. A system of walkways and trails ah0 promotes pedestrian and bicycle travel. This Vtem includes a portion of the Citywide Trail System, which will be located adjacent to the riparian woodland. Transit stops are proposed at the two project entrances which are part of the bus system which operates along El Cadno Real. Althougb the project has been designed to encourage pedestrian traffic and public transit, development of the proposed project wiU still result in an incremental increase in local and regional air pollution. Since air quality standards are exceeded in the San Diego County Air Basin, any increase in pollutants as a result of additional project-related traffic-generation by project-related commerdaVresidential uses may be considered significant. Grading for the site will include cut and fill to create streets, building pads, and associated Mastructure. This grading will result in temporary air quality impacts as a result of fugitive dust and emissions from construction quip- These impacts may be codd -cant if the proper mitigation measures are not considered and incoprated into the project - Public- The Green Valley Master Plan project will require a number of public services and utilities which may result in signiticant impacts to the vaxious de providers. These public services and utilitier may include: Police protection Fire protection rc MP 92-01/LFMP 23/C" 9248/HDP 92-1WUP 92-05/GPA 93-01 GREEN VALLEY NOTICE OF PREPARATION PROJECT DESCRIPnON Parks and Open Space Sewer collection Water distriiution Solid waste Drainage Cumulatin~ Proiect Backmound The development of Green Valley, in conjunction with other planned and/or approved projects in the aties of Encinitas and Carlsbad, may lead to several cumulative impacts which need to be ad&essed. These cumulative impacts include: Degradation of air quality Increased traffic congestion Increased requirements for public faciliti&utilities urban runoff Reduction of water quality Proiect Backmuncl The Green Valley Master Plan area is located along two major armiab, La Costa Avenue and El Camha Red The proposed development wiif tie into udsting sewer and water hdliths. Cm, the site is undeveloped and will rquire only minor extension of urban ScrviCcI. NOTI<=EOFGREENVALLEYMASIERPLAN 0 On March 25,1993 the City of Carlsbad Planning Department will be holding a "scoping" meeting regarding the Green Valley Master Plan Environmental Impact Report (EIR). The meeting will be held at the Levante Center, 3035 Levante Street, Carlsbad from 6:30 p.m. und 8:OO p.m. The purpose of this meeting is to identify potential environmental impacts associated with the project so that they can be addressed in the EIR. It is not the purpose of this meeting to discuss the pros and cons of the proposal. The Green Valley Master Plan is a request for approval of a Master Plan, Local Facilities Management Plan, Hillside Development Pennit, General Plan Amendment and Special Use Pennit for a 281 acre parcel of land located south of La Costa Avenue and west of El Camino Real which proposes 600,000 square feet of commercial retail space, 400 multi- family dwelling units and the extension of Levante Street and future Calle Barcelona west of El Camino Real. It is anticipated that the EIR will evaluate the following categories: Land Use compatibility Agriculture Open Space Biology Archeological and Paleontological Resources Geology/Soils Hydrology/Water Quality Visual Quality/L.andfonn Alteration Circulation Noise Air Quality Public Senrices/Utilities Cumulative hnpacts Growth Inducement Attermtiws to the proposed project If you have any questions regarding the Green Valley Master Plan EIR "scoping" meeting, please contact Quister Westman of the Carlsbad Planning Department at (619) 438-1161 ext. 4448. F .. ~~ ~ dREEN VALLEY MASTER PLAN MP 92-01/LFMP 23/CT 92-08/ HDP 92-15/SUP 92-05/GW.-93-01 -