HomeMy WebLinkAbout3190; Rancho Sante Fe Road Bridge Replacement; Rancho Sante Fe Road Bridge Replacement; 2001-12-01m
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ADDENDLM TO
Visual Assessment of
Rancho Santa fe Road Bridge Replacement
City of Carlsbad Pro/ect No. 3790
Prepared for:
CITY or CARLSBAD
1635 Faraday Avenue
Carlsbad, CA 92008
Prepared by:
Pro/ejsioiml Teams for Complex Projects
605 Third Street
Encinitas, Ca 92024
December 2001
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k TABLC Of CONTENTS
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^ Page No.
^ 1.0 PHYSICAL ENVIRONMENT 1
^ 1.1 Topography/Visual Resources ^
te 1.2 Project Description ^
1.3 Apphcable Planning Documents 5
^ 2.0 ASSESSMENT METHOD ^
p. 2.1 Project Setting ^
^ 2.2 Landscape Units ^
2.3 Project Viewshed ^
^ 2.4 FHWA Method of Visual Resource Analysis 7
^ 2.5 Existing Visual Resources ^
^ 2.6 Existing Visual Character ^
^ 2.7 Existing Visual Quality 1^
2.8 Methods of Predicting Viewer Response 15
2.9 Existing Viewer Sensitivity 1^
^ 2.10 Existing Viewer Exposure 1^
3.0 VISUAL IMPACT ASSESSMENT 17
3.1 Method of Assessing Project Impacts 17
^ 3.2 Definition of Visual Impact Levels 17
k 3.3 Analysis of Key Views 18
3.4 Summary of Project Impacts 25
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4.0 VISUAL MITIGATION 25
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* LIST OF FIGURES
G Figure 1-1 Regional Map ^
Figure 1-2 Final Alignment ^
Figure 2-1 Viewshed Boundary ^
Figure 2-2 Bridge Replacement Visual Simulation 10
Figure 2-3 View of Roadway and Bridge Looking
Southbound on Rancho Santa Fe Road H
Figure 2-4 View of Roadway and Manufactured Slopes
Looking Southbound on Rancho Santa Fe Road 12
Figure 2-5 View of Roadway and Bridge from Existing Residences 13
December 2001
Addendum to Visual Assessment for
^ Rancho Santa Fe Road Bridge Replacement
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1.0 PHYSICAL ENVIRONMENT
1.1 Topography/Visual Resources (#s 1, 2, 9, 21, 49, 50)
The purpose of this study is to assess the visual impacts of the proposed project and to
propose measures to mitigate any adverse visual impacts associated with the construction of
U phase 1 and 2 on the surrounding visual environment. The evaluation of visual changes or
impacts was based upon an assessment of the existing visual character of the landscape seen
from selected key viewpoints and the degree to which the project would change those views.
The existing quality or character of views was determined by evaluating three visual
elements: vividness (the memorabUity of the visual impression received from contrasting
landscape elements as they combine to form a striking and distinctive visual pattern);
intactness (the integrity of visual order in the natural and buUt landscape, and the extent to
which the landscape is free from visual encroachment); and unity (the degree to which the
visual resources of the landscape j oin together to form a coherent, harmonious visual pattern,
refers to the composition harmony or inter-compatibility between landscape elements).
Bridge improvements and grading necessary to construct the bridge as weU as intersections
and roadways associated with Phase 2 wUl impact views from the roadway, existing
residences, and planned land uses as discussed below.
1.2 Project Description
r The City of Cadsbad proposes to realign and widen approximately 3.2 kUometers (2 miles)
of Rancho Santa Fe Road as weU as replace the existing Rancho Santa Fe Road Bridge at San
E Marcos Creek. Rancho Santa Fe Road would be widened from two lanes to an ultimate six-
lane Prime Arterial Roadway from the La Costa Avenue/Rancho Santa Fe Road intersection
to just north of Melrose Drive. The City proposes to construct the project in two phases.
I
Phase 1 wUl consist of the realignment of Rancho Santa Fe Road south of the San Marcos
m bridge crossing. The project wUl create a new 6-lane roadway through natural open space.
• Roadway construction requires several cut and fUl slopes to cross uneven terrain. These
features vary in height from 6 meters (20 feet) to 18 meters (60 feet). Incorporation of
1 landscaping and step/contour grading into the Phase 1 portion of the project wiU ensure that
some visual elements of the existing rural character of the proj ect area wiU be carried forward.
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
Phase 2 includes the replacement of the bridge over San Marcos Creek, expansion of Rancho
Santa Fe Road from a two-lane to six-lane road, and relocation of the Rancho Santa Fe
Road/Melrose Avenue intersection. As Ulustrated in Figure Z-1, a majority of the area
immediately surroundi ng th e si te consi sts o f naturally vegetated hiUsides. Generally
unobstructed views of portions or all of the roadway are avaUable from these hUlsides. Views
of the site from the more level San Marcos Creek area to the east of the site are partially to
completely obscured by intervening topography, vegetation, and structures. As Ulustrated
in Figure 1-2, the site is visible from the eastern units located within the residential
development adjacent to Corintia Avenue. Unobstructed views of the site are available from
the three mdustrial and office structures that are located adjacent to the existing roadway to
the east as weU as from a portion of the residential development located between Melrose
Avenue and Rancho Santa Fe Road.
m The grading that is necessary to construct the bridge design as weU as the intersections
k associated with Phase 2 would involve the use of fUl and cut slopes. Two fUl slopes ranging
in height from 5 to 6 meters (15 to 20 feet) are proposed immediately to the south and north
f of the proposed bridge. Minor fiU slopes (< 3 meters [10 feet] in height) are proposed in
^ association with improvements to Ouesthaven and La Costa Meadows Drive. Grading along
p the western portion of the road alignment would involve construction of three cut slopes of
b 5, 12 and 15 meters (16, 40 and 50 feet) in height.
C Bridge improvements would include replacement of the existing bridge with a single bridge.
The new surface of the bridge would be approximately 2 to 4 meters (7-12 feet) taller than
^ the existing facUity. The appearance of the bridge as weU as grading associated with bridge
^ improvements is Ulustrated in Figure 1-Z. The bridge facility would be relocated east of the
existing bridge and involve removal of existing mature trees. The existing bridge is
r approximately 14 meters (45 feet) wide and 3 meters (11 feet) higher than the elevation at
the floor of San Marcos Creek drainage (approximately 100 meters [327 feet] above msl) at
the lowest point. Based on the conceptual roadway design, the surface of the proposed
facUities would be approximately 38 meters (126 feet) wide and located at an elevation of 105
to 107 meters (345-350 feet) msl, which is approximately 6 to 7 meters (18-23 feet) higher
than the lowest elevation of the San Marcos Creek drainage.
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p See Figure 1-1, Regional Map and Figure 1-Z, Final Alignment. Also see Attachment A Summary
^ of Environmental Commitments - Visual Quality/ Land form Alteration.
Pg. 2
December 2001
Orange
County
Riverside County
Fallbrook
Camp
Pendleton
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Oceanside
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Carlsbad
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VIsta
San
Marcos
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Project Site
Rancho
Santa Fe
Valley
Center
Escondido
Del Mar
Mira Mesa
Rancho
Bernardo <>'"
Poway
Ramona
•1
1" = 8 Miles
La Jolla
San Diego i
Coronado \
Imperial
Beach
1 Santee
La Mesa
Lemon
Grove
National /'C^
City
Chula
Vista 1
Otay Mesa
Tijuana
Alpine
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[ Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement
Regional Map
FIGURE
1-1
r 1 r Existing Corintia Dr. Existing Single Family Residential CITY OF OCEANSIDE Existing Light Industrial Park La Costa Meadows Dr. Existing Bridge Questhaven Rd. .'V. Phase 1 Impact Area 750 La Costa Ave. Scale in Feet Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement Final Alignment FIGURE 1-2
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
^ 1.3 Applicable Planning Documents
^ Environmental consequences of the proposed project on the existing visual quality have been
p evaluated for Phases 1 and 2 by the 1992 EIR and supplemented by additional visual analysis
L to address design level information associated with the final design {Dudek <UAssociates Visual
Assessment of Rancho Santa Fe Road Bridge Replacement Project, November ZOOO). This study is
incorporated by reference to this document and is available for review at the City of Cadsbad.
The visual character of the area immediately surrounding the roadway wiU change with
buUdout of the City of Carlsbad General Plan. Natural hiUsides are planned to be developed
with a mixed-use development including residential and commercial uses (referred to as
VUlages of La Costa). These uses would be developed adjacent to the roadway. Impacts of
the mixed use development as weU as the visual impacts of the roadway were evaluated in
the EIR prepared by the City in 1992. These future developments are taken into
consideration for this visual analysis.
The Villages of La Costa development (VLC) project was approved by the City CouncU on
October 23,2001 and is planned to be under construction by 2004. The city is currently plan
checking VLC development plans for the areas adjacent to Rancho Santa Fe Road which is
expected to be under construction concurrently with the Rancho Santa Fe Road project.
r According to the City of Carlsbad General Plan, Rancho Santa Fe Road is considered to be a
^ Community Scenic Corridor. Community scenic corridors interconnect major subareas of
mm the present and planned Carisbad community andare subject to the Carisbad Scenic Corridor
L Guidelines Manual.
r 2.0 ASSESSMENT METHOD te
^ The process used in this visual impact study generally foUows the guidelines outlined in the
L pubhcation 'Visual Impart Assessment fnr Highway Proiects". Federal Highway
Administration (FHWA), March 1981. Six principal steps required to assess visual impacts
were carried out:
A. Define the project setting and viewshed.
B. Identify key views for visual assessment.
pg.5
December 2001
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
C. Analyze existing visual resources and viewer response.
D. Depict the visual appearance of project alternatives.
E. Assess the visual impacts of project alternatives.
F. Propose methods to mitigate adverse visual impacts.
2.1 Project Setting
The regional landscape establishes the general visual environment of the project, but the
specific visual environment upon which this assessment wUl focus is determined by defining
landscape units and the project viewshed.
2.2 Landscape Units
A landscape unit is a portion of the regional landscape and can be thought of as an outdoor
room that exhibits a distinct visual character. A landscape unit wUl often correspond to a
place or district that is commonly known among local viewers.
The Rancho Santa Fe Road project is located within a landscape unit that is typified by open
space areas that are the irUand extension of coastal vaUeys. This landscape unit is located in
northern San Diego County between the inland valley communities of Vista, San Marcos,
and Escondido and coastal developments in the commuruties of Oceanside, Carlsbad, and
Rancho Santa Fe. Landscape elements that are typical of this unit include shallow coastal
vaUeys with narrow bands of riparian vegetation; annual grasslands and scattered
development are usuaUy present in the valley bottoms. The coastal slope topography in this
landscape unit is generally vegetated with a matrix of coastal sage scrub and chaparral
vegetation. The open space character and native vegetation provide unity within this
landscape unit.
2.3 Project Viewshed
A viewshed is a subset of a landscape unit and is comprised of aU the surface areas visible
from an observer's viewpoint. The limits of a viewshed are defined as the visual limits of the
views located from the proposed project. The viewshed also includes the locations of viewers
likely to be affected by visual changes brought about by project features.
December 2001 P9-6
Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
^ There are two viewsheds contained within the project area. The viewshed surrounding the
proposed bridge location is shown in Figure 2-1 and generally coincides with the Phase 2
impact area {Figure 1-Z). All viewer of the bridge also are found within this viewshed. The
p second viewshed is located on the southern half of the project and generally coincides with
in the Phase 1 impact area {Figure 1-2). Both viewsheds are bounded by the local hiUs that
^ separate the coastal valleys. The eastern edge of these viewsheds is formed by the hiUs that
^ separate this landscape unit from the inland valley communities of Vista, San Marcos, and
Escondido.
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k 2.4 FHWA Method of Visual Resource Analysis
^ Identify Visual Character-VismiX character is descriptive and non-evaluative which means
it is based on defined attributes that are neither good nor bad in themselves. A change in
visual character can not be described as having good or bad attributes untU it is compared
with the viewer response to that change. If there is public preference for the estabhshed
visual character of a regional landscape and a resistance to a project that would contrast that
character, then changes in the visual character can be evaluated.
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k Assess Visual QuaHty - Visual quality is evaluated by identifying the vividness, intactness
and unity present in the viewshed. The FHWA states that this method should correlate with
public judgments of visual quality weU enough to predict those judgments. This approach
is particularly useful in highway planning because it does not presume that a highway project
is necessarily an eyesore. This approach to evaluating visual quality can also help identify
specific methods for mitigating specific adverse impacts that may occur as a result of a
project. The three criteria for evaluating visual quahty can be defined as foUows:
Vividness is the visual power or memorabUity of landscape components as they combine in
distinctive visual patterns. Intactness is the visual integrity of the natural and man-buUt
landscape and its freedom from encroaching elements. It can be present in well-kept urban
and rural landscapes, as weU as in natural settings. Unity is the visual coherence and
compositional harmony of the landscape considered as a whole. It frequently attests to the
careful design of individual components in the landscape.
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
2.5 Existing Visual Resources
As shown inFigures2-2 through2-5/ the existing Rancho Santa Fe Road consists of two paved
lanes with an asphalt berm on the west side and a combination of asphalt berm and concrete
curb on the east side. A truck by-pass route creates a three-plane paved road with asphalt
berm on both sides m uphiU areas of the stretch. San Marcos Creek is crossed by an existing
bridge which is located between the Questhaven Road uitersection and the Melrose Drive
intersection. Rancho Santa Fe Road has two northbound lanes and one southbound lane
across the San Marcos Creek Bridge. The following discussion provides a narrative
• accompanied by figures that describe the existing visual conditions for the Rancho Santa Fe
^ Road study area.
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2.6 Existing Visual Character
^ As shown in Figure Z-1, the topography of the proposed project site is characterized by
^ undulating terrain that partially drains to San Marcos Creek. Large hUls surrounding the
^ existing roadway range from 213 meters (700 feet) above mean sea level (msl) to 427 meters
(1,400 feet) above msl. The existing Rancho Santa Fe Road alignment extends through the
^ lower elevations and level terrain 91-183 meters (300-600 feet) above msl at the base of the
^ larger hUlsides.
^ The hUls and drainages in the proposed project vicinity are predominantly natural open space
typically covered by dense chaparral vegetation. In 1996, a fire burned a majority of the area
C immediately to the east and southwest of the proposed project site leaving the hiUsides
generally clear of vegetation. Much of the burned vegetation has recovered, although it has
^ not regained its former density, the vegetation does contribute to the natural character of the
^ landscape.
^ Existing urban land uses in the immediate vicinity of the proposed improvements include the
L existing Rancho Santa Fe Road alignment, an industrial park, and two single-family detached
residential developments.
The existing visual character of the project area is typified by natural open space with isolated
pockets of semi-rural residential development and new semi-urban residential and commercial
development. The natural landscape is the predominate visual feature on the east side of
December 2001 Pg.a
Project Impact Area
• • • 1 Viewshed Boundary
o Primary Open View
o Partially Obstructed View
o Completely Obstructed View
Photo Location/View Direction
2 = See Figure 2-2
3 = See Figure 2-3
4 = See Figure 2-4
5 = See Figure 2-5
BASE MAP SOURCE: USGS 7.5 Minute Series, Ranclio Santa Fe Quadrangle 1" =2000'
Visual Assessment for Rancho Santa Fe Rd. Realignment Si Bridge Replacement
Viewshed Boundary
FIGURE
2-1
SOURCE: Dudek & Associates, Inc. Proposed View
Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement
Bridge Replacement Visual Simulation
FIGURE
2-2
Existing View
SOURCE: Dudek & Associates, Inc. Proposed View
Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement
View of Roadway and Bridge Looking Southbound on Rancho Santa Fe Road
FIGURE
2-3
SOURCE: Dudek & Associates, Inc. Proposed View
Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement
View of Roadway and Manufactured Slopes Looking Southbound on Rancho Santa Fe Road
FIGURE
2-4
Visual Assessment for Rancho Santa Fe Rd. Realignment & Bridge Replacement
View of Roadway and Bridge from Existing Residences
FIGURE
2-5
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
Rancho Santa Fe Road within the project area. The landscape is composed of moderate to
steep hUlsides and shallow valleys supporting native riparian vegetation. With few
exceptions, development has occurred west of Rancho Santa Fe Road leaving the east side
relatively untouched except for isolated features such as a transmission line corridor, the face
of an earthen dam structure, and water tanks on distant hUltops.
I Various land uses have been superimposed on this overall landscape structure west of the
existing Rancho Santa Fe Road. Older rural housing is adjacent to Rancho Santa Fe Road
p north of the Melrose intersection. Multi-story commercial/industrial buUdings are present
II in the vaUey bottom in the vicinity of the existing bridge over San Marcos Creek. Newly-
buUt housing occurs west of Melrose that have obscured views of the existing bridge.
Additionai housing was built in the 1990's along the west side Rancho Santa Fe Road from
the La Costa intersection extending north approximately 1/4 mUe. Existing iand use exhibits
f a semi-rural character that results from discontinuous development that is separated and
k surrounded by vacant lots and natural open space lands.
J 2.7 Existing Visual Quality
S High ratings were assigned in areas where the landscape exhibits weU-maintained, attractive
urban developments or which exhibit distinctive rural landscapes and natural open space.
This would include areas of existing undisturbed mature vegetation. Examples include
1 undulating terrain associated with San Marcos Creek and surrounding hUlsides. Moderate
ratings were applied to areas which contain reasonably attractive development and natural
m features, but which are not visually distinctive or unusual within the region. These areas
k would have some degree of landscape vividness, intactness, or unity present and include
single-famUy residential developments located adjacent to major roadways. Low visual
J quahty ratings were not assigned to the study area.
p Visual quality throughout the viewshed is moderately-high due to the presence of extensive
k natural open space east of Rancho Santa Fe Road that gives the feeling of being on the edge
of urban development within this Landscape Unit. Landscape vividness for the project area
J is rated moderate due to the lack prominent landmarks and natural features that standout
in the landscape. Landscape intactness is rated moderate due to increased encroachment by
m tract homes, transmission towers, and the earthen dam associated with the StarUey Mahr
te reservoir. Landscape unity is rated high throughout the project area due to the large
December 2001 Pg.14
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Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
contiguous open space areas and compatible open space land uses along San Marcos Creek.
Development within the project viewshed does not detract from the overall landscape
character expressed by the sloping ridge lines, valleys, and native vegetation.
2.8 Methods of Predicting Viewer Response
Viewer response is composed of two elements: viewer sensitivity and viewer exposure. These
elements combine to form a method of predicting how the public might react to visual
changes brought about by the project. Viewers are defined as those individuals that are
located inside the viewshed boundary for substantial periods of time. The sensitivity of
viewers is dependent upon the duration of viewing time, i.e., resident populations are
stationary and more sensitive to adverse visual change than are motorists who are mobile and
experience visual resources for far more brief periods of time. Figure Z-1 defines the viewshed
boundary for the project area.
Viewer sensitivity is defined both as the viewers' concern for scenic quality and the
viewers' response to change in the visual resources that make up the view. Local values and
goals ma y c onfer visual significance on landscape components and areas that would
otherwise appear unexceptional in a visual resource analysis. Even when the existing
appearance of a project site is uninspiring, a community may stUl object to projects that faU
short of its visual goals. Analysts can learn about these special resources and community
aspirations for visual quality through citizen participation procedures, as weU as from local
publications and planning documents.
Viewer exposure is typically assessed by measuring the number of viewers exposed to the
resource change, type of viewer activity, the duration of their view, the speed at which the
viewer moves, and the position of the viewer. High viewer exposure heightens the
importance of early consideration of design, art, and architecture and their roles in managmg
the visual resource effects of a project.
2.9 Existing Viewer Sensitivity
Viewer types in the project area viewshed uiclude residents, recreationists, government
institutions, public facUities workers, commercial/industrial workers, shoppers, and
agricultural workers. Another viewer group is the Rancho Santa Fe Roadway user which
would include local travelers, commuters, and tourists with regional destinations.
December 2001 ^^'^^
Addendum to Visual Assessment for
Rancho Santa Fe Road Bridge Replacement
Although open space views are highly valued by local residents, the City of Carlsbad General
Plan anticipates extensive residential development within the proj ect viewshed. The passage
and implementation of the general plan indicates general acceptance by a majority of the
voting pubiic for this level of development and the associated effects to visual resources.
Additional development wiU convert natural open space to semi-urban environments. Not
only wUl this alter the visual character of the area, such development wiU increase the
number of project viewers. High viewer sensitivity of the present population and of future
residents is indicated by the extensive streetscape design guidelines that are required of
development by the City of Carisbad.
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2.10 Existing Viewer Exposure
Approximately 80 residences are located near the project area and include varying degrees of
visual access to the proposed project. Phase 1 contains 47 residences that are adjacent to the
te project area and Phase 2 contains approximately 32 residences. Residents that occupy these
homes are engaged in everyday Ufe and typicaUy spend a large portion of their time in and
around these dwelhng units resulting in long duration viewing periods of the local
environment.
Phase 1 residential viewers are, for the most part, screened from the new road with the
exception of 4 units that wUl have unobstructed views of the Phase 1 roadway. Two areas
of residential units are present in the Phase 2 area. Approximately nine residences located
between Rancho Santa Fe Road and Melrose Avenue are enclosed by an existing 5-foot
concrete block waU and wood fence that limits direct viewing of Rancho Santa Fe Road,
y Approximately 14 residences located on Corintia Street wUl have distant views of the
expanded Rancho Santa Fe Road and bridge. Approximately nine residences on Melrose
Avenue have views of the proposed Rancho Santa Fe Road/Melrose Avenue intersection.
The only other viewers with substantial views of the proposed proj ects wUl be motorists that
k travel along the proposed roadway. Current daily traffic volume exceeds 26,000 average daily
trips (ADT). Traffic volumes are projected to increase m 2020 to 50,200 ADT. Traffic speed
^ is expected to minimize the duration of viewer observation of foreground features associated
^ with Rancho Santa Fe Road within the landscape unit. Motorist attention is generally
m focused on traffic flow patterns and vehicle operation. However, a general sense of the
te landscape character and visual quality is achieved by motorists as these viewers pass through
an area.
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p. Addendum to Visual Assessment for
L. Rancho Santa Fe Road Bridge Replacement
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3.0 VISUAL IMPACT ASSESSMENT
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3.1 Method of Assessing Project Impacts
" The visual impacts of project alternatives are determined by assessing the visual resource
g change due to the project and predicting viewer response to that change.
Visual resource change is the sum of the change in visual character and change in visual
E quality. The first step in determining visual resource change is to assess the compatibility of
the proposed project with the visual character of the existing landscape. The second step is
H to compare the visual quality of the existing resources with projected visual quality after the
^ project is constructed.
P The viewer response to project changes is the sum of viewer exposure and viewer sensitivity
* to the project as determined in the preceding section.
The resulting level of visual impact is determined by combining the severity of resource
change with the degree to which people are likely to oppose the change.
^ 3.2 Definition of Visual Impact Levels
H
Low - Minor adverse change to the existing visual resource, with low viewer response to
change in the visual environment. May or may not require mitigation.
Moderate - Moderate adverse change to the visual resource with moderate viewer response,
p, Impact can be mitigated within five years using conventional practices.
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Moderately High - Moderate adverse visual resource change with high viewer response or
C high adverse visual resource change with moderate viewer response. Extraordinary mitigation
practices may be required. Landscape treatment required wiU generally take longer than five
|P years to mitigate.
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High - A high level of adverse change to the resource or a high level of viewer response to
F visual change such that architectural design and landscape treatment cannot mitigate the
impacts. Viewer response level is high. An alternative project design may be required to avoid
highly adverse impacts.
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Addendum to Visual Assessment for
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3.3 Analysis of Key Views
Because it is not feasible to analyze aU the views in which the proposed project would be
seen, it is necessary to select a number of key viewpoints that would most clearly display the
visual effects of the project. Key views also represent the primary viewer groups that would
potentially be affected by the project. Key view points were selected to provide a range of
viewing experiences. Sites were selected that provided a balanced representation of the
project alignment in each area. Computer simulations have been prepared which show
planting as part of the landscaped roadway right-of-way(Figures 2-2 through 2-5).
Phase 1
The area immediately surrounding the length of the roadway within the Phase 1 impact area
is planned for multi-use development by the City. As Ulustrated in Figures 2-3 and 2-4, the
roadway is considered to be visually compatible with a multi-use development planned for
the project area. Planned multi-use development along with development of the Phase 1
portion of the Rancho Santa Fe Road proj ect would change the existing visual character from
semi-rural to semi-urban.
4 Views from the Planned Roadway
The existing Rancho Santa Fe Road offer views of the surrounding open space to the east in
the foreground, middle ground, and background. Views of residential housing are avaUable
in the foreground to the west. Travel speeds vary from 72 kilometers (45 mUes) per hour
(mph) during of-peak hours to smgle-digit speeds durmg peak traffic hours. Foreground and
middle ground views tend to be viewed at oblique angles. These views decrease in quality
as travel speed increases. Background views of the natural open space create the overall
setting for the project area and form the basis for the intactness and unity of this landscape
unit.
Upon implementation of the proposed project, views from the road for north and
southbound travelers would include manufactured slopes that extend for approximately 489
meters (1,600 feet) along the western portion of the right-of-way and 366 meters (1,200 feet)
of smaller (up to 5 meters [16 feet] in height) cut slopes along the eastern portion of the
right-of-way (see Figure 1-2 for plan view of manufactured slopes).
December 2001 Pfl-''^
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Addendum to Visual Assessment for
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Travel speeds of 72 kilometers (45 miles) per hour wiU be achieved throughout all hours of
the day through Phase 1 of this north-south highway. This increased road speed wiU make
detaUed elements of foreground and middle ground views less visible. Obhque views of
landscaped, contoured cut and fiU slopes in the foreground and middle ground views wUl
replace existing views of natural open space. Roadway realignment wiU remove views to
residential housing, in the short term, to be replaced by future housing within the viewshed.
Views to more distant natural open space wiU remain unchanged for this project. However,
the planned conversion of natural open space to semi-urban land uses such as single-famUy
residential housing, commercial and retaUs business wUl change background views and the
k overaU character of the landscape as these developments proceed.
Daily traffic volume on the existing Rancho Santa Fe Road is estimated to be 27,800 ADT
between La Costa Avenue and Questhaven Road. SimUar traffic volume can be expected to
use the new road. Viewer response to the new roadway is expected to be low because most
motorists using this road do not live within the project area and the project wUl ease traffic
congestion and increase travel speed through aU hours of the day. Although a general
impression of the landscape unit wUl be experienced by motorists, the reduced duration of
viewing time represented by these factors limits the abUity of these viewers to contemplate
their surrounds whUe traversing the area at high speed. DetaUs of the visual impacts created
by proposed project wUl not be discernable by this viewer group.
The proposed project design incorporates measures to minimize potential impacts to existing
land forms and visual quality that are consistent with the Carlsbad Scenic Corridor Guidelines
m and Hillside Development Regulations. These measures include landscaping manufactured
te slopes and incorporating step/contour grading techniques to simulate natural terrain. The
Project includes hydro seeding aU slopes with a native non-irrigated seed mix.
Grading for the roadway proj ect wiU occur prior to grading for the adj acent land development
project referred to as the VUlages of La Costa Development (VLC). The VLC grading
operations wiU further impact and re-grade the majority of the slopes graded as part of the
roadway project. The VLC developer is conditioned to meet the City's HUlside Development
Ordinance for aU grading, and complete landscaping and irrigating of the roadway parkways
and slopes after grading is completed. The VLC developer is required to meet City standards
for development adj acent to the proj ect area. Current plans show planting and irrigation that
exceed City standards. Trees impacted wiU be replaced at a 5:1 ratio.
December 2001 Pg. 19
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Traffic speed and landscape treatments wiU generally moderate adverse visual changes and
viewer response from motorists. A moderate levei of adverse change to visual resources and
low viewer response are expected to occur from construction of the roadway.
^ Views from Existing Residences
As shown in Figure 2-2, the visual character of the area in the vicinity of the Phase 1 portion
of the proposed project is characterized by natural open space east of the existing roadway
and single family residential uses located west of and adjacent to the existing Rancho Santa
kl Fe Road. The project is immediately surrounded by natural open space comprised of rugged
topography and drainages that extend from a larger hiU located to the east. The visual
r character of the hiUs as well as the drainages are characterized by native vegetation that has
recently grown back from a 1997 fire. Unobstructed views of the area proposed for the
roadway are avaUable from these vegetated hUlside areas as weU as from northernmost
residences located north of the Rancho Santa Fe Road/La Costa Avenue intersection. Most
views of the project from residences extending north from the Rancho Santa Fe Road/La
Costa Avenue intersection wUl be blocked by a low ridge line.
Approximately 47 residences are located along the existing Rancho Santa Fe Road and have
the potential for views to the Phase 1 roadway. An intervening low ridge line wiU block the
views from 43 (92% of existing residences facing the Phase Iproject area) of these residences
to the new roadway as it clunbs up the opposite vaUey. No adverse change of visual quality
and a low viewer response from these residences is anticipated.
Approximately four residences (8% of existing residences facing the Phase 1 proj ect area) that
occupy the highest land in the northernmost portion of this tract wUl have unobstructed
views of the new roadway and cut and fUl slopes. A high level of adverse change to visual
resources and high viewer response is expected from these residences. The character of views
from these vantage points wiU be highly altered by the roadway, visual traffic during daylight
and nighttime hours, and land form alterations that wUl include cut slopes up to 18 meters
(60 feet) high.
The visual character of the area surrounding the southern portion of the proposed alignment
wiU change as the City General Plan is buUt out. As discussed above, the southern portion
of the roadway alignment is currently surrounded by natural open space. These natural open
December 2001 PS-20
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space areas wUl eventually be developed with single f amUy residential uses in accordance with
E the City of Carisbad General Plan. The General Pian designates Low Density Residential (0-
1.5 DU/acre) for the area to the east of the roadway. The natural open space area
E immediately to the west of the roadway wUl eventually be developed with Low-Medium
Density Residentiai (0-4 DU/acre) uses.
R With only eight percent of residential viewers that wUl experience an adverse change to visual
quality, the effect of Phase 1 on existing residentiai viewers wiU result in a moderate level of
m adverse change and low viewer response.
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Phase 2
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• Views from the Planned Roadway
Views from the proposed roadway are Ulustrated in Figures 2-3 and 2-4. The vantage point
for the simulation inFigure Z-3 is from the proposed roadway approximately 152 meters (500
feet) north of the bridge looking south. The vantage point for the simulation in Figure 2-4
is from the proposed roadway immediately south of the bridge looking south.
The existing visual character of Phase 2 is typified by the valley through which San Marcos
Creek flows. This shallow vaUey is surrounded by low roUing hiUs that support native
chaparral vegetation. The vaUey bottom is relatively wide and gently sloped. Commerciai
office buUdings are present with associated ornamental landscaping. San Marcos Creek
supports a band of mature riparian vegetation composed of native wetland trees (wUlow and
sycamore) and eucalyptus trees that merges with existing ornamental landscape. Two
residential developments of various ages occur in the valley near Melrose Avenue and Rancho
Santa Fe Road within the project area. Two vacant lots of considerable size are present at the
Melrose Avenue/Rancho Santa Fe Road intersection. The overall character of the area is
semi-rural. Vividness is low due to the lack of distinctive landforms and buUdings.
Intactness and unity are moderate based on the overaU setting and the low density of
development within the area.
Views of the proposed bridge improvements and associated manufactured slopes from
southbound travelers on Rancho Santa Fe Road are iUustrated in Figure 2-3. Views of this
area from the roadway currently include industrial structures and the bridge and roadway
December 2001 Pg. 21
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facUities. The proposed bridge represents an increase in scale from the existing structure.
The increased scale does not mean the bridge structure would not block or obscure any views
of natural features such as the hUlsides and the creek from motorists.
Measures have been incorporated Uito the design of the proposed project to reduce the
impacts of fUl slopes including landscaping in accordance with City standards, contour
grading of slopes to simulate natural terrain and use of erosion control measures. The bridge
design wiU increase the scale of the structure whUe preserving the character of adjacent
riparian vegetation and vaUey topography. Installation of the bridge would involve removal
te of approximately 6-8 mature trees in vicinity of the bridge. Most of these are eucalyptus
trees. AU trees removed would be replaced at a ratio of 5:1 with willows and sycamore trees
in accordance with City of Carisbad standards. Trees wiU be planted on the slopes graded
adjacent to the San Marcos Creek between the planned VLC project and existing
developments. This includes the east side of the roadway south of the creek to existing San
Elij 0 Road; and also the west side of the roadway north to existing residential area. Irrigation
wUl be provided to ensure the trees are estabUshed. As shown on Figure 2-3, some existing
mature trees surrounding the creek and located at the base of the hUl to the northwest of the
creek in the area would remain following bridge construction. By replacing impacted trees,
some visual elements of the existing semi-rural character of the area wiU be carried forward.
Motorists on Rancho Santa Fe Road wiU achieve speeds up to 72 kUometers (45 mUes) per
hour in Phase 2. Oblique views of cut and fUl slopes and to more distant slopes surrounding
the valley wUl define the motorist experience. Decreased viewer duration resulting from
more efficient traffic flow is expected to result in low viewer response due to the high-speed
character of the activity and level of visual changes adjacent to the roadway that wiU be
discernable by motorists.
Implementation of the bridge and slope knprovements would have a moderate impact to
visual resources, changing the existing visual quality and character from medium to medium-
y low.
r ^ Views from Existing Residences k
_ Two housing areas are present that have views of the Phase 2 area. Approximately 22 homes
L in the residential area north of Corintia (see Figure 1-2 for location of existuig residences north
of Corintia) overiooks the bridge and roadway. An additional 10 homes backed up to Rancho
Santa Fe Road north of Melrose Avenue have views toward the roadway only. L
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^ The visual character as viewed from these residences is a semi-rural landscape with vacant
lots in the foreground, the creek vegetation running through the valley bottom forms the
^ middle ground view, and open vegetated hiUsides dominate background views. Five existing
L industrial and office buildings located near the bridge reduce landscape intactness and unity.
_ The overaU visual quality is moderate due to the presence of vacant, disced lots, and the
" urban forms of industrial/office buUdings that distract from the overaU natural open space
landscape character.
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h The existing view includes a bridge and roadway facUities that are simUar but smaUer than
that proposed. Views of the bridge from the Corintia residential area would be partially
r obscured by existing project landscape trees, mature eucalyptus trees, and the riparian
vegetation associated with San Marcos Creek. Road grades wiU remain essentially the same
as the existing road through the vaUey resulting in no additional side slopes. Based on the
L distance of the residential area from the bridge facilities (approximately 305 to 457 meters
[1,000 to 1,500 feet]), the change would affect only middle ground views of the valley
P bottom.
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p- Views for homes backing up to Rancho Santa Fe Road are situated slightly below the existing
k roadway elevation. The road is partially screened from view by a wooden or concrete fence.
The project wUl not alter views from these houses because the road grades would remain
essentially unchanged and a new block waU would provide additional screening.
Construction of the bridge and roadway expansion wUl change the semi-rural character of
the vaUey to semi-urban. Moderate adverse effects to visual quaUty would result from the
increased paved area and bridge width. Protection of riparian vegetation and tree replacement
wiU preserve aspects of the rural character.
Approximately 32 residential units have views that wiU be altered to varying degrees by the
proposed project. Viewer response is expected to be moderate within Phase 2 residential areas
due to the distance of viewers from the bridge and existing limited views of the roadway.
The project would have a moderate impact to existing visual quality from medium to
medium-low with a change to the visual character from semi-rural to semi-urban
December 2001 ^9-23
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• Visual Impact to Planned Surrounding Land Uses
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* Planned residential uses northeast of the Rancho Santa Fe Road/ Melrose Drive intersections
m located in proximity to the roadway would have unobstructed views of the bridge
te replacement and roadway. However, the foreground views from the planned residences
would be similar to the foreground and distant views from the residences and vehicles on the
P roadway (see Figures 2-3 and Z-5). k
Viewer response cannot be estabUshed for viewers that are not present before changes to
visual character and quality occur. However, a low viewer response to the roadway is likely
because the roadway is compatible with the character of future proposed development that
would house these viewers.
Noise Sound Waii
According to the Noise Technical Report prepared for this project, a noise attenuation
P measure that may be used to reduce project-generated noise is the construction of a sound
waU adjacent to three residences. The proposed location and height of the wall is described
^ in the Acoustical Assessment Report - Rancho Santa Fe Road Project - Phase 2 (Dudek &
^ Associates, Inc., July 2001). The decision to construct a waU or other measures achieving
equivalent noise attenuation wUl be made during the final approval of the project. Should
r the sound noise wall be incorporated into the project, special attention wiU be given to the
architectural style of the sound waU and planting and irrigation, ensuring compatibUity with
community values and guidelines and for graffiti abatement.
Tree and vine planting is included along the entire length of the waU and additional planting
wiU be located Ui areas where room allows. Starting from the La Costa Avenue intersection,
the first 91 meters (300 linear feet) of the waU includes pUasters spaced approximately 9
meters (30 feet) apart. The slump block is planned to be an earth tone light brown color.
This section of masonry waU is limited to tree and vine planting only, on the east side of the
waU adjacent to the roadway, due to the limited space between the sidewaik and the sound
wall. Modifications to the sidewalk are required to accommodate the tree planters. The west
side of the wall, adjacent to the existing residential area, includes the replacement of an
existing 0.9 meters (3 feet) high wooden fence and grading along the 2:1 slope. The existing
y slope is currently covered with iceplant and wiU be replaced if disturbed during construction.
December 2001 ^9-24
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The remaining sound wall, approximately 168 meters (550 feet) wUl consist of a masonry
waU with pUasters spaced approximately 8.5 meters (28 feet) apart with enclosures, or pop-
outs, that wUl provide a niche set back from the sidewalk to provide room for planting trees
on the east side of the waU adjacent to the roadway. This waU wiU also consist of an earth
L tone light brown colored slump block, and wiU also include vines trained to the waU.
Additional ground cover and flower planting and irrigation wUI be provided between the
sidewalk and the sound waU.
Views immediately along the roadway would be obstructed should the sound waU be
incorporated into the project for a distance of approximately 137 meters (450 feet). The
proposed sound waU would represent a visual extension of existing sound waUs along the
alignment and therefore is considered to have a moderate impact to visual resources mairUy
due to the change of fence materials from wood to concrete block.
L 3.4 Summary of Proiect Impacts
Combined Evaluation for Phases 1 and 2
Phases 1 and 2 of the project would change the visual quality of the immediate area from
medium-high to medium-low and would change the visual character of the viewshed from
semi-rural to semi-urban. These changes would be the result of the conversion of natural
open space to human features including a substantial increase in paved roadway surface, cut
and fiU slopes, removal of mature riparian trees and eucalyptus, and the introduction of urban
buUt forms such as the proposed bridge and sound waU. However, as provided inAttachment
A, Summary of Environmental Commitments, the project has incorporated a number of measures
to reduce impacts to visual resources. Incorporation of landscaping, step/contour grading and
special architectural treatments wUl ensure that visual elements of the existing visual
character of the project area wiU be carried forward. Therefore, overall impacts to visual
resources from implementing both Phases 1 and 2 of the proposed project are considered to
be moderate.
4.0 VISUAL MITIGATION
Caltrans and the FFiWA mandate that a quahtative/aesthetic approach should be taken to
mitigate for visual quaUty loss in the project area. This approach fulfiUs the letter and the
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spirit of FHWA requirements because it addresses the actual cumulative ioss of visual quality
that wiU occur in the project viewshed when the project is implemented. It also constitutes
mitigation that can more readUy generate public acceptance of the project.
Visual mitigation for adverse project impacts addressed in the key view assessments and
summarized in the previous section wUl consist of adhering to the mitigating design
requirements. These requirements include contour grading, landscaped slopes and median,
replacement trees at a 5:1 ratio to those removed, and preservation of riparian vegetation
outside the bridge construction area. All visual mitigation wUl be designed and implemented
with the concurrence of FHWA and the Cahfornia Department of Transportation.
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ATTACHMCNT A
Summary of Environmental Commitments
Visual Quality/Land form Alteration
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E & ASSOCIATES, INC.
Pro^sionul Teonu for Complex Projects
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Visual Quality/Landform Alteration
• All grading shaU conform with recommendations of the Carlsbad Grading
Ordinance and HiUside development regulations.
• Proposed manufactured slopes shall not exceed the maximum heights
anticipated in the Environmental Impact Report (EIR) (maximum 30.5 meters
L [100 feet]).
P" • Ali temporary exposed manufactured slopes necessary to accommodate the
k roadway shall be landscaped immediately with a hydroseed mix and jute
matting.
L • Step grading techniques where feasible shaU be used in the construction of the
three cut slopes proposed south of the replacement bridge to simulate existing
terrain, as weU as to better accommodate hydroseeding and planting efforts.
• Grading techniques such as rounding the edges of the cut shaU be used to blend
the slopes in the existing terrain.
• All landscaping on manufactured slopes, as weU as the roadway median shaU
complywith the guidelines of the City of Carisbad Scenic Corridor Guidelines
Manual.
• The Rancho Santa Fe Road Project includes hydroseeding aU slopes with a
native non-irrigated seed mix. Grading for the roadway project wiU occur prior
to grading for the adjacent land development project referred to as the VUlages
of La Costa Development (VLC). The VLC grading operations wiU further
impact and re-grade the majority of the slopes graded as part of the roadway
project. The VLC developer is conditioned to meet the City's HUlside
Development Ordinance for all grading, and complete landscaping and
irrigating of the roadway parkways and slopes after grading is completed.
The VLC project is planned to be under construction by 2004. The City is
currently plan-checking VLC development plans for the areas adjacent to
Rancho Santa Fe Road which is expected to be under construction
concurrently with the Rancho Santa Fe Road project. The VLC developer is
required to meet City standards; however, current plans show planting and
irrigation that exceed City standards including repiacement of impacted trees
at a 5:1 ratio within the project impact area.
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The VLC overaU planting scheme wUi reflect a naturalized informal quality
through the use of random groupings of trees and irregular ground plane
treatments, with tree patterns near developed areas to provide a unique
identity. In the parkways, formal rows of Jacaranda will be used adjacent to
developments. Adjacent to the Jacaranda trees and farther away from the
roadway on the slopes, pine groups wiU be planted including Torrey and
Mondale Pines. Where the roadway passes through the conserved habitat area,
as identified in the Habitat Conservation Plan (HCP) associated with this
project, native shrubs, grasses and trees such as Holly Oaks wUl be planted.
Where Rancho Santa Fe Road crosses the San Marcos Creek, the City is
required to mitigate impacts per the Army Corps of Engineers (ACOE) and
California Department of Fish and Game (CDFG). These mitigations include
restoring the areas directly impacted by construction at a ratio of 1:1 and
providing additional mitigations along the San Marcos Creek at a location
approximately 1.5 miles northeast of the roadway project at ratios of 2:1 and
3:1.
Willow and sycamore trees wiU be planted at a 5:1 ratio on the slopes graded
adjacent to the San Marcos Creek between the planned VLC project and
existing developments. This includes the east side of the roadway south of the
creek to existing San EUjo Road; and also the west side of the roadway north
to the existing residential area. Trees wUl be from 5- to 15-gallon container
stock. Irrigation wiU be provided to ensure the trees are established.
Planting and irrigation is included in aU Rancho Santa Fe Road Proj ect medians.
Planting and irrigation for median south of La Costa Avenue is included in the
Rancho Santa Fe Road plans and designed to City standards. Medians in
Rancho Santa Fe Road north of La Costa Avenue wUl be planted and irrigated
by adjacent developers conditioned to do so upon development of the project
referred to as the VUlages of La Costa (VLC). The VLC project was approved
by the City CouncU on October 23, 2001 and is planned to be under
construction by 2004. The City is currently plan-checking VLC development
plans for the areas adjacent to Rancho Santa Fe Road which is expected to be
under construction concurrentiy with the Rancho Santa Fe Road project. The
VLC developer is required to meet City standards; however, current plans
show planting and irrigation that exceed City standards. The City has closely
coordinated with the VLC developer for many design issues including
landscaping and irrigation. Rancho Santa Fe Road plans Uiclude underground
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sleeves in the roadway at each median to accommodate for irrigation piping
^ and planting the developer is required to instaU.
• Mitigation shall include special consideration to the architectural design (color,
texture and pUasters) of the sound wall to ensure compatibUity with
community values and guidelines and for graffiti abatement. Starting from the
r La Costa Avenue intersection, the first 98 meters (300 linear feet) of the waU
L includes pUasters spaced approximately 10 meters (30 feet) apart. The slump
block is planned to be an earth tone light brown color. This section of
masonry waU is limited to tree and vine planting only, on the east side of the
waU adjacent to the roadway, due to the limited space between the sidewalk
^ and the sound waU. Modifications to the sidewalk are required to
L accommodate the tree planters. The west side of the waU, adjacent to the
existing residential area, includes the replacement of an existing 0.76 meter (30-
inch) high wooden fence and grading along the 2:1 slope. The existing slope
^ is currently covered with iceplant and wiU be replaced if disturbed during
construction.
^ The remaining sound wall (approximately 168 meters [550 feet]) wUl consist
^ of a masonry waU with pUasters spaced approximately 9 meters (28 feet) apart
te with enclosures, or pop-outs, that wiU provide a niche setback from the
sidewalk to provide room for planting trees on the east side of the waU
^ adjacent to the roadway. This waU wiU also consist of an earth tone light
^ brown colored slump block, and wUl also include vines trained to the wall.
Additional ground cover and flower planting and irrigation wiU be provided
to between the sidewalk and the sound wall. On the west side of the sound waU
adjacent to the existing residential area, additional irrigation and planting wiU
be provided on the 3:1 slope that wUl be graded with the roadway
construction. Planting consists of trees, ground cover and flowering plants.
The existing 0.76 meter (30-inch) wooden fence wUi be protected in place, or
replaced wherever necessary.
• Additional measures to restore native vegetation are provided in the Biological
Resources Report and Impact Analysis, Rancho Santa Fe Road Bridge Alignment
Project, City of Carlsbad, California.
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