HomeMy WebLinkAboutSP 163; Beach Colony; Specific Plan (SP) (5)CITY OF CARLSBAD
ENVIRONMENTAL IMPACT REPORT FOR BEACH COLONY
October 8, 1974
I. INTRODUCTION
This EIR was prepared for a proposed Specific Plan and Tentative Map allowing
24 d.u.'s for a four acre site located on the south side of the South Carlsbad
State Beach and on the west side of Old Highway 101. Information is based on
a draft EIR prepared by Environmentrics Development Planning, plus comments
from the Carlsbad Planning Staff and numerous reviewing agencies.
As a preface to the EIR, a summary of events leading to the present application
is being presented:
1. The City Council approved a preannexational zone change to P-C and a
Master Plan for the subject property on May 18, 1971.
2. The Council approved a Tentative Map (May 2, 1972 - Resolution No. 1994)
and Specific Plan (May 16, 1972 - Ordinance No. 9306) allowing the con-
struction of 32 townhouses on 2.3 acres, plus one acre for beach access
and park dedication on the subject site.
3. The applicant filed a request for a Tentative Map extension and an EIR
in June, 1973. The Planning Commission recommended acceptance of the
EIR and denial of the Tentative Map extension. The City Council con-
tinued the EIR and Tentative Map extension request on October 2, 1973,
thereby allowing the Tentative Map to expire.
A. The applicant recently ended a litigation with the State of California
concerning ownership boundaries of the subject property. A copy
of the court's decision has been attached as an appendix to this
report.
The present request is for approval of a new Specific Plan and Tentative Map
which would allow the development of 24 ocean-front condominiums on the 4.0
acre site.
The proposed development will require a permit of entitlement pursuant to:
1. City of Carlsbad, Subdivision Regulations (governed by, inter alia, the
provisions of Assembly Bill 1301); in respect to the approval of a
tentative map.
2. Title 21. Zoning Ordinance 9338, City of Carlsbad, Section 21.38,
Planned Community Zone; Specific Plan; and
3. City of Carlsbad Regulations and Standards for implementation including
grading permits, building permits and related provisions under the City's
Public Safety Codes.
The development is also subject to the issuance of a permit under the provisions
of the Coastal Zone Conservation Act 1972.1
II. PROJECT DESCRIPTION
A. Objective: The purpose of the project is to provide an economic use
for the property which is consistent with the site's amenity value. The
applicant believes the proposed action is justified for the reason that,
in the absence of any revenues necessary for the improvement, maintenance
and upkeep of the property, the site is subject to beach erosion and the
impact of adverse tidal and atmospheric actions which in combination,
are depleting the real property in question.
B. Plan Proposals: The present proposal is for 24 35' high luxury condominiums
on the 4-acre site. A recreation center and swimming pool is proposed in
the center of the development. The applicant proposes to put rip rap along
the "seacliff" where the beach rises to a relatively flat mesa area. A 6'
boardwalk with three sets of steps going down to the beach will be placed
over the rip rap.
A landscaped median between the 24' drive and Carlsbad Boulevard (Old 101)
will control merging of project generated traffic onto Carlsbad Boulevard
and also provide a buffer for the units.
Circulation for the site will also include a pedestrian access to the
beach which will be designed in conjunction with a public easement. At
the northern end of the beach, this access will provide for unrestricted
public access and use of the beach frontage from U. S. Highway 101.
Net density for the project will be 6 d.u./acre. The existing City of
Carlsbad General Plan indicates a density range of 22-47 d.u./net acre.
The proposed Land Use Element of the General Plan indicates a density of
10-20 d.u./acre. Overall coverage of the site (by Planned Community
definition) would be 18%.
C. Existing Environmental Setting: The property lies adjacent to the South
boundary of South Carlsbad State Beach and has a frontage of approximately
880 feet on the west side of Old Coast Highway 101.
The owner on May 18, 1973, applied for a "vested rights" exemption under
Section 27404 of Division 08 of the Public Resources Code, which application
was denied.
1. Coastal Setting
The site is geographically located within the physical sphere of influence
of Batiquitos Lagoon. Batiquitos Lagoon is one of eight esturine lagoons
located along the northern San Diego coastline. Batiquitos Lagoon is
divided into what are essentially three lagoons. The outer lagoon lies
between Old Highway 101 and the Atchison, Topeka and Santa Fe Railroad
Right-Of-Way; the middle lagoon is bounded on the west by the railroad
and on the east by the San Diego Freeway (Interstate 5). The inner lago'on
extends easterly from the freeway embankment for a distance of approximately
6,000 feet.
The Batiquitos Lagoon, which is of regional significance, provides a
unique ecological resource for Avian and Marine life. The Lagoon is
affected by natural (sand) as well as man-made barriers which influence
the submerged, littoral and maritime marsh zones.
The Lagoon evidences an accumulation of algal mats and the maintenance
of a continuous ocean outlet to the Lagoon would reduce the accumulation
of pollutants and provide the flushing action necessary to wash out the
algae. A more diversified fish community could then become established
which would provide a better ecological balance for the Lagoon. Flushing
of the Lagoon would not affect the project site.
The Littoral Zone in the case of Batiquitos Lagoon, has been contracted
by virtue of the multiple barriers referenced above. This has resulted
in almost no zonation at all. The site which is located in the Maritime
Zone evidences vegetation associated with the beach strands, including:
Ice Plant Mesembryanthemum sp.
Lemonade Berry Rhus integrifolia
Stock Metthiola incana
Sea-rocket Cauile maritima
However, the Maritime Zone proximate to the subject site is relatively
low lying and weakly defined.
The principal ecological sensitivity associated with the site deals with
the beach strand on which the property is located and the littoral processes
involved with this beach. Since the coastline of San Diego County is
erosional and the beach strands ephemeral in nature the possibility of
property damage by beach erosion is present whenever seafront property
is developed.
As stated in a recent report, "the erosion can be attributed to localized
wave conditions, less resistant bedrock or to the presence of man-made
structures in the nearshore environment. However, it is becoming more
apparent that the erosion is also related to the more general problem
of the loss of natural sand supply to the beaches". 2
The Batiquitos Lagoon bay has been described in "The Sea Off Southern
California" as the longest gravel beach in Southern California.3 The
beach sand is susceptible to both seasonal and long-term fluctuation
in level. The resultant sand transport or littoral drift has resulted
in extensive sections of the coastline losing its sand and exposing the
underlying gravel beach. As pointed out by experts in Shore Processes,
(Inman and Frautschy, 1966), "under natural conditions a littoral cell
is supplied with sediment by the rivers and streams that empty into the
ocean within its limits. The sandy material brought to the coast by
fluvial action is then incorporated into a beach and transported along
the coast by wave action. This longshore transport of sand is ultimately
intersected by a submarine canyon or other sink where it is diverted
offshore and lost to the nearshore environment". 4
These phenomena are influenced by the termination of the sand source to
the littoral cells as the result of damming the coastal streams for water
reclamation and flood control, and to climatological changes associated
with changes in precipitation, winds and wave actions which together,
produce an ephemeral situation as regards intermittent beach strands.
A recent report indicates that in respect to the Oceanside Littoral Cell
(wherein the subject site is located) an average of 200,000 to 300,000
yards of sand per year moves southward along the beaches. The authors
state that "since the littoral cells in San Diego County are now experi-
encing a shortage of sand it is apparent that beach erosion is going to
become an increasingly prevalent problem. Recognition of this future
situation is very important for the rational planning of the coastal
zone. Such planning will necessarily involve:
1. Proper location and setback of seafront structures from the
shoreline;
2. Proper design and construction of protective measures necessary
for existing structures;
3. Consideration of proposed dams and flood control channels that
involve coastal drainage basins in terms of sediment supply to
the coastline;
2 Charles E. Nordstrom and Douglas L. Inman; Beach and Sea Cliff Erosion in San
Diego County (unpublished), April 1973. To be published in: "Studies on the
Geology and Geologic Hazards of the Greater San Diego Area California", Ed. A.
Ross and R. Dowlen, published by San Diego Association of Geologists, May 1973.
3 K. 0. Emery; The Sea Off Southern California; John Wiley, 1960.
4 opcit., Beach and Sea Cliff Erosion in San Diego County.
4. Consideration of artificial replenishment of beach sand by nearshore
disposal and sand dredge spoil and sand construction spoil; and
5. Innovative research and development into procedures for recycling
beach sand through the littoral cell rather than continue to allow
its loss from the nearshore environment.
As previously indicated, the site abuts the southern boundary of South
Carlsbad State Beach Park. The State Beach Park contains 12,000 feet
of uninterrupted beaches and shoreline, and includes a number of campsites.
This popular resort facility accommodated approximately 337,000 visitors
in the summer of 1974. A significant factor associated with the use of
the park is the lack of adequate parking facilities for automobiles.
Immediately south of the subject site there is a small area administered
by the San Diego Parks Department and also an established trailer park
which is located at the end of La Costa Way. The area south of Batiquitos
Lagoon comprises a series of coastal bluffs which is part of an established
residential land use pattern. To the north of the lagoon in the vicinity
of Ponto Drive, the area is substantially undeveloped.
Soils, Geology and Landform
A geologic investigation of the site was carried out in December 1972.
The following summary is an extract from the investigation carried out
by Benton Engineering, Inc.:
The site is underlain by Eocene marine deposits, Pleistocene marine
terrace deposits, recent beach sands and gravels and man-made filled
ground. Land forms consist of a broad sandy beach on the west which
abuts the sea cliffs of South Carlsbad State Beach to the north and merges
gradually with the Lagoonal sediments of Batiquitos Lagoon to the south.
Beach sands and underlying gravels, shift with the changing ocean currents
and are constantly being removed and replaced by new materials from the
north. The sea cliffs rise abruptly to about 35 feet elevation to a
nearly flat mesa which was formed during Pleistocene time by a former
high stand of sea level. Lagoonal sediments, washed in by streams from
the east, have been accumulating behind the bay mouth bar which isolates
the Lagoon from the ocean. Each of these three adjacent land forms
is in a delicate balance with natural processses; however, in our opinion,
the proposed project, because of its small size and location, will not
significantly alter the natural balance of the natural land forms.
Eocene sedimentary deposits underlie the entire site. These older soils
are overlain by Pleistocene terrace deposits along the Eastern and Northern
boundaries and by recent beach sands over the remainder of the site.
These natural deposits are covered by up to 8 feet of man-made fill over
all but a small portion of the south end of the property. These soils
are all primarily granular-type, sand and gravel soils and are presently
in a stable condition. No expansive soils were found within the zone of
influence on the proposed structures. In our opinion, both compacted and
existing natural soils will be stable during the developmental and operat-
ional phases if graded in accordance with good engineering practice and
approved specifications. Footings and floor slabs will be founded only
on non-expansive soils during development and will remain so during the
operational phase. For purposes of this study, the Eocene sedimentary
deposits are essentially flat lying (dip, less than 5°) and stable.
In our opinion, this condition will remain the same during both the
development and operational phases.
No potentially hazardous geologic conditions were found on the site,
however, two possible off-site generated hazards should be recognized.
One is earthquake generated ground accelerations and the other is
abnormally high surf action. The potentially hazardous affects of both
of these natural phenomena can be easily cancelled by normal engineering
design during the developmental phase so that no adverse affect will
occur to the project during the operational phase.
The closest potentially active faults are the Rose Canyon and the
Elsinore, located 3 miles southwest and 26 miles northeast, respectively.
The most active large fault is the San Jacinto, located 50 miles north-
east. The closest major earthquakes to the Carlsbad area have occurred
to the northeast along the San Jacinto fault and to the northwest along
the Newport-Inglewood fault. These earthquakes had Richter scale magni-
tudes ranging from 6.0 to 6.8 and produced Modified Mercalli scale
intensities in the Carlsbad area in the order of V to VI. These
intensities are approximately equivalent to ground accelerations of
0.015 g to 0.032 g, respectively. In our opinion, similar earthquakes
in the future, during development and operational phases, will generate
similar ground accelerations at Carlsbad.
3. Atmospheric Conditions
The atmospheric conditions of the area are typical of a marine-mediterr-
anean climate with daytime onshore breezes and a nighttime reversal to
offshore breezes. During the winter, both light and heavy winds come
predominantly from the northeast. The mobility of the air mass is in-
fluenced by winter low-pressure areas while in the summer, a stable high
pressure system produces a significant reduction in movement of air masses.
These relatively stable air masses produce a subsidence inversion. The
effect of this subsidence coupled with a ground-based inversion produces
a reduction in air quality. Frequency of inversions is shown in Figure 1.
Airborne emissions which are trapped within the inversion layer (500-2,500 ft.)
result in a deterioration in air quality. In the Carlsbad area there is
no evidence of any reduction in air quality reaching objectionable levels.
Implications for any reduction in air quality are essentially related to
automobile emissions. This, of course, is a matter of regional concern
and significance.
4. Tides and Wave Action
The mean tide range is 3.7 feet. The diurnal range, from mean higher high
to the mean lower low water is 5.5 feet. The extreme range from highest
to lowest water levels is approximately 10.0 feet. The difference between
mean sea level (1929 datum) and mean lower low water is indicated at 2.89
feet. Estimates for the highest and lowest tide occurrences are based upon
tide gage observations taken at Scripps Institute at La Jolla and Santa
Monica Bay observations.
The shoreline adjacent to Batiquitos Lagoon is exposed to unobstructed
wave action from the South and Southwest through a 70° sector between Los
Coronados Islands and San Clemente Island; from the west through a 7°
sector between San Clemente and San Nicolas Islands and a 4o sector between
San Nicolos and Santa Catalina Islands; and from the northwest through a
very small sector between Santa Cruz Island and Point Mugu, and to short
period wind waves from the Northwest which are limited to a 120-mile fetch
by the channel islands and the mainland.
D. Environmental Impact of the Proposed Action
1. Environmental Data System
The first reference used to assist in an analysis of the Environmental
Impact of the proposed action is the County of San Diego's
"Environmental Alert System". Based on a data cell of 15.7 square
miles the SDALERT data for Cell 223 on May 29, 1973, is shown in
Figure 4.
The Environmental Alert System, San Diego County
Integrated Regional Environmental Management Project:
Data Cell 223
Land Use in 1970 V
Recreation V
Air Quality 0
Sites—History, Archaeology, Geology
Habitats
High Quality Vegetation
Flood Plain
Soils-Effluent Disposal
Soils-Shrink-Swell
Unstable Geology
Landslides
Earthquakes
A: Earthquakes
B: Floods
C: Volcanic Action
D: Tsunamis
E: Fault Displacement
F: Landslides
G: Subsidence
H: Erosion
I: Expansive Soils
J: Mineral Resources
Mines
Airport Noise
0
RS
0
SE
SE
0
0
2
3
0
1
0
1
0
1
3
0
0
0
Various
Two or More Types
Not Known
Not Known
Not Known
Riparian
Not Known
Severe
Severe
Not Known
Not Known
Moderate
High
Not Known
Low
Not Known
Low
Not Known
Low
High
Not Known
Not Known
Not Known
Each type of data is coded to alert the user to possible problems.
Where the data codes have a degree of measurement, then the worst
case in a cell is recorded, even though it may be only a small
portion of the land area. Since the data cell is relatively "crude"
(15.7 square miles) it is clear that specific detailed data as to
sensitive and potentially hazardous conditions bearing upon the
subject site must be obtained from other sources.
2. Analysis of Possible Environmental Impact
This section of the report will discuss the impact or effect on
environmental systems and elements which may result from actions
of the proposed development. Both primary and secondary effects
will be considered. The analysis of existing conditions given in
the preceding part will assist in evaluating the relative magnitude
and significance of individual elements.
The matrix shown in Figure 5 provides a format for review of the
environmental impact/conditions that possibly could be involved in
the proposed development. The original matrix in the order of 47 x 16
containing 752 interactions has been simplified in the order of
12 x 5 to represent the basic actions and environmental factors
likely to be involved in the development proposal.
Assessment of each development action requires the definition of
two aspects of each action, which may have an impact on the environ-
ment; the definition of magnitude and the definition of importance.
The values shown are arbitrary since there is no definitive scale
to define either definition. However, they provide at least, a crude
measure of value.
Figure 5
Matrix For Environmental Impact Assessment
Existing
Environmental §
Characteristics -rj
u<!
T3
d)tn0O.O£_lft
Earth
Water
Atmosphere
Processes
Flora
Fauna
Recreation
Aesthetic &
Human Interest
Cultural Status
Utilities &
Facilities
Ecological
Relationship
Land Use
0 C•H O
•P -H4-1 ftf -P
0 £0
C O ^J
O (U ^ -P••H g w tn
-P-H C Cfd tr> ico
O Q) MO
•H PS EH
-H -0 fiTj C (dO fdS J
2 3
2
1
2 2
1
1
1 2
2 6
2
2
1 1
1 5
Values 12 24
o
-H
•Pid
HQ)•PH<J
cfd^
i
i
i
3
1
7
o
H -rH(d 4-4
(i) fdC M
OJ EHP5c:OJ -Ho5H Q)£3 tji
O C!tn rd
Q) 42P5 U
2 1
2 2
5
2
1
2
12 5
tn
QJ
Hfd
>
9
2
1
4
2
2
7
16
2
4
4
8
Scale: Order of magnitude or significance
A ranking of these values allows us to identify the order of possible
impact on existing conditions stemming from the proposed action, in
terms of the three systems (physical, biological and human).
Physical Biological Human
Earth
Processes
Water
Atmosphere
9
4
2
1
Flora
Fauna
2
2
Aesthetics
Recreation
Land Use
Utilities
16
7
8
4
Value 16 4 35
29 Percent 8 Percent 63 Percent
As will be seen, the possible impact of the development on the
physical system accounts for 29 percent of the assessment, while
the impact on the human system accounts for 63 percent of the value
score.
The distribution of the proposed actions, by type of action which
may cause environmental impact, can be expressed in terms of
percentages, as follows:
Modification of Regime - 20%
Land Transformation - 38%
Land Alterations - 11%
Resource Renewal - 20%
Change in Traffic - 11%
The value assessment of variables identifies both positive and
negative impact possibilities. These values are discussed in the
following section.
(a) Modification of Regime
The primary effect from the proposed action will be to stabilize
the physical conditions of the site by the replenishment of beach
sand in conjunction with the proper design and construction of
protective measures including the provision of rip rap along the
building footings. The change from a natural site to a developed
site having 33 percent of its surface area covered with impermeable
surfaces will have an impact on run-off and drainage. All run-off
will be designed to discharge into the ocean.
The affects of any abnormally high surf action will be eliminated
by the use of rip rap on the ocean side of the complex. Proper
engineering design will minimize this hazard during both develop-
mental and operational phases.
The proposed development should have a minimal impact on the regime
from the standpoint of bird life and marine life in the Lagoon or
the ocean.
10
(b) Land Transformation and Construction
All adjacent lands to the north of the project site are in public
ownership taken up mainly by the South Carlsbad State Beach. The
nearest coastal bluff development is in Leucadia, more than 1/2 mile
away.
In one light, the cumulative effect of the development will be minimal
because it is the last piece of vacant coastal bluff land in the
City of Carlsbad which is privately owned, except for a few scattered
lots in already developed areas. However, the project will be visually
obtrusive in the continuum of open coastal land, both to the north
and south.
The site layout now proposed will involve a minimal disturbance to
the natural grade. The development is adapted to the landform and
attempts blend in color and texture with the coastal setting.
(c) Resource Renewal
The important elements to be considered include visual ameniity,
and the conservation of land and water resources. The human pre-
ception of the coastal lagoons can be considered in the following
environmental terms; the zone of psychological effect, the zone of
visual dominance, and the sphere of urbanizing influence.
To many people the Batiquitos Lagoon and coastal strands are per-
ceived first as natural resources which should remain undisturbed,
while to other people they represent areas for exploration and
recreational pursuits. Additionally, some people feel that private
land holdings located within a coastal setting afford an attractive
location for residential use, although this is limited to only a
privileged few.
Clearly, the extent to which these several purposes can be found to
be compatible is largely a matter of judgement which takes into account
felt needs, desires and expressions of local residents as well as
economic imperatives.
In the subject case the transformation of the site into a residential
setting, although destroying visual access to the beach from the
highway, will still maintain a viable beach frontage for public
use. However, the primary effect of the proposed development will
be take the land out of its natural state and to introduce an expression
of urban form for waterfront housing.
The aspect of Resource Renewal is associated with the reconstitutation
of the beach, improved vehicular access and off-street parking, and
the development of an aesthetically pleasing setting for waterfront
housing.
11
(d) Change in Traffic
The generation of residential traffic will be a corollary to
the development action. The impact of private automobiles associated
with occupancy of the buildings will be well within the design
capacity of La Costa Way and Old Highway 101. Provision for off-
street parking is made for 60 cars.
The principal effect of traffic generation on Highway 101 is
associated with visitors having the beach as their destination
and in the summer a moderately high volume of through traffic
associated with coastal driving. Residents of the project might
experience some annoyance from traffic congestion and inconvenience
of ingress or egress from the property.
3. Any Probable Adverse Environmental Effects Which Cannot Be Avoided
(a) Some adverse effects of a limited nature and duration may be
associated with the construction phase of the development; namely,
noise and dust from grading and building operations.
(b) The effect of carrying out access improvements from Old Highway
101 will possibly cause congestion or at least a reduction in posted
speed limits for a section of the road over short periods of working
activity.
(c) A minor degree of air pollution will be associated with the
increase in automobile traffic.
(d) The elimination of open coastal land and of the option to purchase
it for public purposes would be a major loss.
4. Mitigation Measures Proposed to Minimize the Impact
(a) The problem of noise and dust abatement during the construction
phase of development will be reduced by the following measures:
(i) Temporary Screening or Fencing
(ii) Limited Working Operations
(iii) Adequate Site Preparation
(iv) Efficient Programming of Site Development
(b) Construction activities which are associated with roads and
beach improvements will be coordinated with the City Engineer.
Assistance will be given in the exercise of traffic control, if requested.
(c) The effect of high surf hazard will be decreased by the provision
of rip rap along foundations.
(d) The effect of beach sand erosion will be reduced by the artificial
replenishment of sand and the stabilization of the site which includes
the provision of bermed landscaped areas.
12
5. ALTERNATIVES TO THE PROPOSED PROJECT
A. No Development: The property in question is prime coastal property.
The applicant is entitled to economic return on that property, either
through its sale or use in some fashion.
B. Deferred Development: This alternative is an economic burden to the
applicant. Deferring the decision as to the best use for this property
can limit, or make less viable, future options for the property.
C. Public Recreational Use: The State of California Department of Parks
and Recreation has indicated that the subject property is within
boundaries of a proposed State acquisition. Funds have been approved
by the Legislature and are presently before the Governor for his
approval. When bond monies are available in November, the State
anticipates beginning acquisition process for the property. This
alternative would remove any economic burden from the applicant for
not being allowed to develop his land. It also would afford the
public full benefit of the land in its open state.
D. Private (Commercial) Recreational Use: This alternative could allow
public use of the site, providing that the recreational use maximized
physical and visual access to the property. Beach parking and rest-
room facilities are one potential use for the property. However, it
is doubtful that most commercial recreation uses would provide adequate
economic return.
E. Other Residential Uses: The impacts associated with the proposed
project would be increased by a project of higher density, and would
presumably be the same for a project of lower density. Residential
projects would necessarily limit public enjoyment of this site.
F. Commercial or Industrial Uses: The site is limited in its potential
for normal commercial or industrial uses because of:
1. The limited amount of useable site area;
2. Unstable soil conditions;
3. The hazard of surf damage;
4. The high value of the property.
6. The Relationship Between Short-Term Uses and the Maintenance and Enhancement
of Long-Term Productivity
Immutable resources such as the Batiquitos Lagoon and the coastal shoreline
can be depleted by imprudent actions. A closely reasoned examination of
the physical, biological and human systems, their interactions and inter-
dependencies show that the effects of the project when cumulatively con-
sidered with the othr uses of the area in question could severely limit
long term options for preservation and enjoyment of coastal resources.
13
Our coastline is a fragile and unique resource. Only through application
of long term goals which seek to preserve the environmental quality of
the coast, can long term productivity be achieved.
7. The Growth Inducing Impacts of the Proposed Activity
The area surrounding the subject site is predominantly in public ownership.
The possible effects of the proposed project are, therefore, cumulatively
limited. The growth inducing impacts of the proposed action as modified
by the recommendations in this Environmental Impact Report (resulting in
a reduction from 81 units to 24 units) are in keeping with the scale of
development trends for this portion of the Carlsbad area.
ATTACHMENTS
Court Decision
Letters from Reviewing Agencies
Map and Photograph of Project Site
SDH/br
14
DEPARTMENT OF PUBLIC HEALTH
J. B. ASKEW, M. D.. M. P. H.
DIRECTOR OF PUBLIC HEALTH
16OO PACIFIC HIGHWAY SAN DIEGO. CA 921O1
August 15, 1973
Mr. Paul A. Williams
Planning Department
1200 Elm Avenue
Carlsbad, CA 92008
Dear Mr. Williams:
RECEIVED
AUG 1 7 1973
-CITY OF CARLSBAD
Planning Department
A review has been made of the Beach Colony environmental impact
report by the Department of Sanitation, Health Engineer and Air
Pollution Control District. We have no comment on the afore-
mentioned project.
Sincerely,
NORMAN E. SCHELL
Deputy Air Pollution Control Officer
R. J. SOMMERVILLE
EIR Coordinator
RJS:etp
Attachment:
-Environmental Impact Report (Beach Colony)
Condiminium Development.
Serving all of the incorporated and unincorporated areas of San Diego County
t
STATE OF CALIFORNIA—BUSINESS AND TRANSPORTATION AGENCY RONALD REAGAN, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 11, P.O.BOX 81406, SAN DIEGO 92138
July 6, 1973
RECEIVED
JUL 1 0 1973
CITY OF CARLSBAD
.Planning DepartmentMr. Paul A. Williams
City of Carlsbad
Planning Department
1200 Elm Avenue
Carlsbad, California 92003
Dear Mr. Williams:
We are returning your Environmental Impact Report for
the "Beach Colony" Condominium Development as requested.
Transportation District 11 has no comment in our area of
expertise or jurisdiction.
Sincerely,
J. DEKEMA
District Director of Transportation
/J". T. CHESHIRE
District Environmentalist
DP:am
Attachment
cc:JOG
JTC
SUPPLEMENT TO ENVIRONMENTAL IMPACT REPORT
BEACH COLONY - JUNE 1973
Subsequent to the original filling and acceptance of the above
referenced report, changes have been made to the density of this project
and certain new information has been gained as to the beach erosion.
Page 1 Paragraph A The development is to be located on 4 acres of
beach front property. The scope of the project has been reduced from 82
units to 24 units to be done in four (4) phases.
Phase I will be the 4 unit building and recreation area.
Phase II will be the 5 unit building.
Phase III will be the 7 unit building.
Phase IV will be the 8 unit building
(see attached specific plan).
It is expected that the total development will proceed over a period of
two (2) years.
The density reduction and the building layout have been changed by the
developers to conform to the requirements of the City of Carlsbad to conform
to master planning and open space and natural vista elements. All buildings
are arranged so that motorist will never loose sight of the Pacific Ocean
while driving on Carlsbad Blvd.
Page 4 - Location The legal description of the property is as
follows:
That certain parcel of land lying within Township 12 South, Range 4
West, San Bernardino Meridian, in the County of San Diego, State
of California, according to United States Government survey approved
October 25, 1875, described as follows:
Beginning at the most Southerly corner of Fractional Section 32 in
said Township 12 South, Range 4 West, said most southerly corner
being 1837.81 feet from the northeast corner of said Fractional
Section 32; thence westerly along a line drawn at right angles
to the shoreline of the Pacific Ocean to an intersection with the
mean high tide line of the Pacific Ocean; thence Southerly along
said mean high tide line to an intersection with the Southerly line of
Lot 6, as extended, as said Lot 6 'is shown on United States Government
Survey; thence North 60 deg. 23' 56" East along said Southerly line of
Lot 6, as extended, to an intersection with the Westerly line of
-2-
the State Highway right of way described in deeds to the State
of California, recorded July 23, 1926, in Book 1258, page 1 of
Deeds, records of San Diego County; and April 9, 1935, in Book 393,
page 200 of Official Records of said County; and April 9, 1935,
in Book 385, page 451, of Official Records of said County; thence
Northerly along the said Westerly line of said State Highway right
of way to its intersection with the Easterly line of said Section 32;
thence Southerly along said Easterly line to the TRUE POINT OF
BEGINNING.
The area is approximately 4 acres.;
Page 6 Paragraph 3 - Plan Proposal The project will contain 24
luxury townhouse condominiums built in four (4) phases. The units will be
clustered to maximize the view potential for motorist on Carlsbad Blvd.
Each unit will contain approximately 3,000 sq. ft. of living area and will
be a split level design and conform to all building and height regulations
of the City of Carlsbad. The density will be approximately 6.0 units per
acre.
Page 9 thru 12 - Coastal Setting - Evidence submitted by the State
of California and the Plantiff, William L. Zongker, in Supreme Court
Case Number 3186N indicates that the area to be developed has been subject
to a relatively constant build up through accretion since 1785.
New tentative tract map and specific plan drawings are attached:
Revision submitted by:
William L.
SUPPLEMENT TO ENVIRONMENTAL IMPACT REPORT
BEACH COLONY - JUNE 1973
Subsequent to the original filling and acceptance of the above
referenced report, changes have been made to the density of this project
and certain new information has been gained as to the beach erosion.
Page 1 Paragraph A The development is to be located on 4 acres of
beach front property. The scope of the project has been reduced from 82
units to 24 units to be done in four (4) phases.
Phase I . will be the 4 unit building and recreation area.
Phase II will be the 5 unit building.
Phase III will be the 7 unit building.
Phase IV will be the 8 unit building
(see attached specific plan).
It is expected that the total development will proceed over a period of
two (2) years.
The density reduction and the building layout have been changed by the
developers to conform to the requirements of the City of Carlsbad to conform
to master planning and open space and natural vista elements. All buildings
are arranged so that motorist will never loose sight of the Pacific Ocean
while driving on Carlsbad Blvd.
Page 4 - Location The legal description of the property is as
follows:
That certain parcel of land lying within Township 12 South, Range 4
West, San Bernardino Meridian, in the County of San Diego, State
of California, according to United States Government survey"approved
October 25, 1875, described as follows:
Beginning at the most Southerly corner of Fractional Section 32 in
said Township 12 South, Range 4 West, said most southerly corner
being 1837.81 feet from the northeast corner of said Fractional
Section 32; thence westerly along a line drawn at right angles
to the shoreline of the Pacific Ocean to an intersection with the
mean high tide line of the Pacific Ocean; thence Southerly along
said mean high tide line to an intersection with the Southerly line of
Lot 6, as extended, as said Lot 6 'is shown on United States Government
Survey; thence North 60 deg. 23' 56" East along said Southerly line of
Lot 6, as extended, to an intersection with the Westerly line of
-2-
the State Highway right of way described in deeds to the State
of California, recorded July 23, 1926, in Book 1258, page 1 of
Deeds, records of San Diego County; and April 9, 1935, in Book 393,
page 200 of Official Records of said County; and April 9, 1935,
in Book 385, page 451, of Official Records of said County; thence
Northerly along the said Westerly line of said State Highway right
of way to its intersection with the Easterly line of said Section 32;
thence Southerly along said Easterly line to the TRUE POINT OF
BEGINNING.
The area is approximately 4 acres.;
Page 6 Paragraph 3 - Plan Proposal The project will contain 24
luxury townhouse condominiums built in four (4) phases. The units will be
clustered to maximize the view potential for motorist on Carlsbad Blvd.
Each unit will contain approximately 3,000 sq. ft. of living area and will
be a split level design and conform to all building and height regulations
of the City of Carlsbad: The density will be approximately 6.0 units per
acre.
Page 9 thru 12 - Coastal Setting - Evidence submitted by the State
of California and the Plantiff, William L. Zongker, in Supreme Court
Case Number 3186N indicates that the area to be developed has been subject
to a relatively constant build up through accretion since 1785.
New tentative tract map and specific plan drawings are attached:
Revision submitted by:
William L. Zongker, Developer