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HomeMy WebLinkAbout1992-10-07; Planning Commission; Resolution 3433I1 0 0 1 2 3 4 5 6 7 PLANNTNG COMMISSION RESOLUTION NO. 3433 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING A CONDITIONAL NEGATIVE DECLARATION FOR A CONDITIONAL USE PERMIT AND HILLSIDE DEVELOPMENT PERMIT TO ALLOW THE DEVELOPMENT OF A 42 ACRE COMMUNITY PARK ON PROPERTY GENERALLY LOCATED EAST OF PASEO DEL NORTE, SOUTH OF PALOMAR AIRPORT ROAD, AND NORTH OF CAMINO DE LAS ONDAS. CASE NAME: ALTA MIRA COMMUNITY PARK CASE NO: CUP 92-05/HDP 92-09 8 WHEREAS, the Planning Commission did on the 7th day of October, 1992, 9 hold a duly noticed public hearing as prescribed by law to consider said request, and 10 WHEREAS, at said public hearing, upon hearing and considering all testimony 11 12 and arguments, examining the initial study, analyzing the information submitted by staff, 13 14 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission 15 factors relating to the Conditional Negative Declaration. and considering any written comments received, the Planning Commission considered all 16 17 18 19 20 21 22 23 24 25 26 27 28 as follows: A) That the foregoing recitations are true and correct. B) That tascd on the evidence presented at the public hearing, the Planning Commission hereby APPROVES the Conditional Negative Declaration according to Exhibit "MND", dated July 30, 1992, and "YII", dated May 13,1992, attached hereto and made. a part hereof, based on the following findings: Findill.: 1. The initial study shows that the proposed project could have a sie;nificant impact on the environmect, however, there will be no significant impact in this case because the mitigation measures described in the initial study have been added to the project. 2. The streets are adequate in size to handle traffic generated by the proposed project. 3. There are no sensitive resources located onsite or located so as to be significantly impacted by this project provided that the mitigation conditions of approval are , complied with. I 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1'7 18 19 20 21 22 23 24 25 26 27 28 Conditions: 1. This project, if approved, is subject to all conditions contained in Plannin Commission Resolution No.'s 3434 and 3435. 2. Prior to issuance of a grading permit the soils report shall be amended to includ a paleontological impact analysis and shall be submitted to the Planninl Department. If the analysis indicates the presence of potential fossil bearinl material then a standard two phased program, on file in the Planning Department shall be undertaken to avoid possible significant impacts to paleontological resource, under the direction of the Planning Department. 3. Grading shall comply with the recommendations of Geocon Inc. incorporated in the Geotechnical Engineering Investigation and Geologic Reconnaissance dated Februaq 1992, on file in the Planning Department. 4. This project shall comply with all circulation facility mitigation measures which ma!, be required as part of the Zone 20 Local Facilities Management Plan and any amendments made to that Plan prior to issuance of building permits. 5. Prior to approval of a grading permit, a detailed soils testing and analysis report shall be prepared by a registered soils engineer. This report shall evaluate the potential for soil contamination on-site due to historic use, handling, or storage of restricted agricultural chemicals. The report shall also identify a range of possible mitigation measures to remeaate any potentially significant public health impacts if hazardous chemicals are detected at high concentrations in the soil. 6. Drainage water from buildings, streets, parking lots, and landscape areas within the project shall be disposed of through stormdrains or otherwise in a manner that will avoid runoff onto agricultural areas, whether planted or fallow. All project runoff shall conform with National Pollutant Discharge Elimination System Permit requirements pursuant to San Diego Water Quality Control Board Order No. 90-42, adopted by City Council Resolution No. 90-235. 7. Compliance with APCD Rules 51 (The "Nuisance" Rule), 52 (Particulate Matter), and 54 (Dust and Fumes) of the Air Quality Chapter would effectively mitigate dust impacts generated during grading operations. The following measures shall be required to achieve compliance with these rules, and reduce construction-related air pollutants: a) The watering of all surfaces being graded and haul routes shall be required during dry weather conditions. b) All unpaved areas shall be revegetated according to approved landscape plans as soon as possible after grading. PC RES0 3433 2 I! 0 e 1 2 3 4 5 6 7 c) All construction-related traffic shall be restricted to routes that are dust-controlled, and reduced speed limits shall be maintained for all haul and construction vehicles. d) All construction activities shall be limited during periods of high winds. e) All heavy-duty, diesel-powered construction equipment shall be operated according to manufacturers suggested operating instruction (with the fuel-injection timing retarded to recommended levels for NO, emissions, but which would not result in excessive visible smoke emissions) in order to control pollutant emissions. 8 9 10 11 f) Construction equipment shall be subject to regularly scheduled maintenance/tune-ups, and be turned off when not being utilized to avoid excessive idling emissions, g) The application of architectural coating and cut-back asphalt shall adhere to APCD Rules 67.0 and 67.7, to effectively control other construction-related emissions of air pollutants. 8. The following Biological Mitigation Program will reduce all project impacts to biological resources to a level of insignificance, therefore, all aspects of the program 12 13 14 shall be complied with: 15 16 17 18 19 20 21 22 23 a) GENERAL MITIGATION GUIDELINES The construction zone will be clearly staked by the contractor, engineer and biologist. Native areas outside this area will be flagged and/or fenced to ensure that inadvertent impacts do not occur. The biologist will inform the foreman of the constraints of the area before construction begins. This staking will be conducted in all areas where there are sensitive resources immediately adjacent to the proposed construction zone. All construction activity will be conducted within the grading envelope for the Alta Mira Park construction zone (i.e., no soil storage, equipment storage, turnarounds, etc.). All trash will be removed from the manufactured slopes prior to revegetation. The contractor will take special care not to allow trash or the stockpile of other construction materials to occur outside the grading envelope. 24 25 26 27 28 b) PLANT MATERIAL Coastal sage scrub revegetation will occur at a 2:l ratio. Revegetation areas suitable for coastal sage scrub are depicted on figures 3 and 4. A total of 0.08 acres is required. It is recommended, however, that the manufactured slope adjacent to the drainage be site. revegetated to form a buffer and increase the biological value of the PC RES0 3433 3 e 0 1 2 3 All plant material will be purchased from a native plant nursery 01 wholesale seed company. Seeds will be pre-mixed and scarified before shipment from the seed company. If a particular plant is no1 available, a substitute may be made in consultation with the biologist, All seeded areas will be hydroseeded with a tackifying mulch. 4 11 These areas can be hydroseeded with the native plant mix shown ir 5 6 7 8 9 10 11 12 c> Table 1. Hydroseed will be applied by a professional landscapc contractor familiar with the most up-to-date methods of hydroseeding In addition to hydroseed some container specimens may also bt planted. These species are also listed in Table 1. PLANTING PROGRAM Hydroseed with the proper seed mix and container specimens will bc applied and planted in the late fall or early winter. This allows thc minimum use of irrigation and the maximum use of natural rainfall If this period for planting cannot be accommodated then a temporq irrigation system may need to be incorporated. This decision will bc made by the monitoring biologist. No fertilizers or amendments wil be added to the soil unless approved by the monitoring biologist anc landscape architect. I13 Table 1 14 Lbs/Acre of Seed or 15 COASTAL SAGE SCRUB SEED MIX 16 Species Common Name Container Size/Spacing 17 18 19 20 21 22 23 24 25 Coastal Sane Scrub Artemisa californica California Sagebrush 2 Baccharis pilularis var. consanguinea Eriogonum fasciculatum Eriophyllum confertiflorum Haplopappus venetus Malosma laurina Mimdus puniceus Rhus integrifolia Salvia mellifera Malosma laurina Rhus integrifolia Heteromeles arbutifolia Lotus scoparius Coyote Bush Flat-top Buckwheat Golden-yarrow Coast Goldenbush Deerweed Laurel Sumac Monkeyflower Lemonadeberry Black Sage Laurel Sumac Lemonadeberry Toyon 1 2 3 4 4 2 1 2 1 gal container/3 feet 1-5 gal container/lO feet 1 gal container/l5 feet 5 gal container/l5 feet 26 27 28 11 pc REso 3433 4 , II 0 e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 dl e> PC RES0 3433 SITE PROTECTION 1. COASTAL SAGE SCRUB After the revegetation has been conducted, access to the areas will be restricted to the general public. This could be accomplished through the use of aesthetically pleasing fences where access may be attained. This will allow the establishment of the seeds and plants to begin growing for several seasons. In addition, direct access to the high quality coastal sage scrub habitat from the trail should be restricted. ii. RIPARIAN HABITAT Riparian habitat is a highly sensitive habitat. The following efforts to protect the habitat outside the construction zone wil! be implemented. Before any construction begins, the impact area will be surveyed in and flagged for precise delineation of thc grading limits with coordination of a biologist. e When the area is cleared of brush, a biologist must bt present to ensure that impacts outside of the stakec area do not occur. Temporary fencing will be constructed to ensun inadvertent impacts do not occur. Fencing is used tc keep construction equipment and crews from impactin1 the drainage habitat. During construction adjacent to this area, the biologis will periodically check to ensure no inadvertent impact occur. 0 After construction and before planting, the biologist wi ensure that the final seedbed is suitable for th establishment of native habitat. MAINTENANCE Maintenance of the revegetation areas will include weed abatemen trash removal, and a 90-day mortality replacement. Weed abatemer will include the hand removal of exotic weedy species that have th potential to out-compete the native species being established. Th will be conducted by hand without the use of pesticides. Weeds to k removed will be identified by the monitoring department and ma include eucalyptus, pampas grass, fountain grass and any otht ornamental species. 5 ll 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 f) PC RES0 3433 All trash from the construction crews will be removed daily to allow for the easy germination of the seedlings. If the general public is become a problem. Ninety days after the hydroseed has been installed, the Planning Department will check areas for non-germination. Areas that have not germinated will be flagged and reseeded by the contractor. A determination will be made as to why the area did not germinate and corrective action will be incorporated. MONITORING The Planning Department will monitor the installation of the plant material and the maintenance procedure outlined above. A log will be kept recording observations and conversations with contractors. Corrections that need to be completed will be noted and the project manager at the City will be notified immediately. The Planning Department will monitor the correction as well. Twice a year over a two-year period the Planning Department will check the revegetation area for cover. When an 80% cover is reached the vegetation is considered successful. Areas ,of the grading that are adjacent to wetland habitats will be monitored during construction to ensure that no loss of this sensitive habitat occurs. This monitoring will take place at random time5 throughout the course of construction but at a minimum once eveq two weeks. Where revegetation is taking place, monitoring will be conducted tc ensure the success of the revegetation project. The monitoring will be conducted over a two-year period. Measurements will be taken tc determine adequate growth and health of species planted. These wil give a quantitative measurement of the success of the revegetation To determine vegetative cover of the hydroseeded areas a number 0. 1x1 meter quadrants will be set up at random locations within th( revegetation area. These locations will be documented anc remeasured each year. This quadrant sampling will aid in determininl percent cover which can then be extrapolated to determine cover ove: the entire site, with the goal being 80% cover over two years. In addition to the quantitative measurements, qualitativc measurements will also be done. These will include a plant mortalit check 60 days after planting, disease and pest control, anc determination if sufficient water is available to the plants. If, afte the 60-day plant mortality check, there are species that have died o if hydroseeded areas have not germinated these areas will be replacec with in-kind specimens. A determination will be made as to th, deterred from entering the area, then trash accumulation will not 6 I1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 0 0 reason for the death and remedial actions taken by the contractor. If, at any time during the two year monitoring, plant specimens die then they will be replaced with the same species and the same size container. 9. To reduce the impacts from the project’s sporting facility lights, the following mitigation measures shall apply: a) Every evening all major lights for the active sports facilities shall be turned off by 1O:OO P.M. b) A lighting control plan shall be submitted to the Planning Departmenl for review and approval. The plan shall minimize the light’s glare and spillage onto the surrounding properties by utilizing the best available technology to shield the lights to the maximum extent feasible, direcl lights downward towards the playing fields, and use energy efficienl low impact luminaries. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 7th day of October, 1992, by the following vote, to wit: AYES : Chairman Erwin, Commissioners: Schramm, Noble & Savary. NOES: Commissioners: Schlehuber & Welshons. ABSENT: Commissioner Hall. ABSTAIN: None. ATTEST: TOM ERWIN, Chairperson CARLSBAD PLANNING COMMISSION h PLANNING DIRECTOR 28 PC RES0 3433 7 NOTICE OF COMPLETIION - Mail to: State clearinghouse, 1400 Te treet, Rm. 121, Sacramento, CA 95814 - 91 -0613 "6 sch 72q -a see NOTE Balar: Project Title: Alta Hira Comnrnitv Park - CUP 92-5/HDP 92-9 Lead Agency: City of Carlsbed Contact Person: Jeff Gibson Street Address: 2075 Las- Phone: (619)438-1161, ext. 4455 City: Carlsbad Zip: 92009 County: San Dieso """__"""__"_""""""""""""""""""""""""""""""""""""""""""""""""""""~ PROJECT LOCATIOII: County: San Diel;'- City/Nearest Cmni ty: Carlsbad Cross Streets: Paseo Del Norte/Camino de las Ondas Total Acres: 42 Assessor's Parcel No. 214-140-09 Section: Tup. Range: Base: - Within 2 Mites: State Hwy #: 1-5 Uaterways: N/A Airports: McCLellan-Palomar Railways: ATgSF Schools: N/A ___"""""""""""""""""""""""""""""""""""""""""""""""""""""""""""". DOCllllENT TYPE CEPA: - NOP Supplement/Subsequent NEPA: - NO1 OTHER: - Joint Docunent Early Cons - Draft EIR - - EIR (Prior SCH No.) EA Final Docunent X . Neg Dec - Other - - - Draft EIS Other - FON S I - ____________'"""""""""""""""""""""""""""""""""""""""""""""""""""""""" - - LOCAL ACTION TYPE - General Plan Update - Specific Plan Rezone Annexat i on General Plan Amendment Master Plan - - Prezone Redevelopnent General Plan Element Plahned Unit Developnent X Use Permit - - - - Coastal Permit - - Comnunity Plan - Site Plan - Land Division (Subdivision, - Other - - Parcel Map, Tract Hap, etc.) DEVELOPMENT TYPE __"_______"_"""""""""""""""""""""""""""""""""""""""""""".."""""""""" Residential: Units Acres Water Facilities: Type MGD - Commercial: Sq. Ft. Acres Mining: Mineral Employees Industrial: Sq. Ft. Acres Employees - Pouer: Type Watts - - - Off ice: Sq. Ft. Acres Erpl oyees Transportation: Type - - - - - - Educational Uaste Treatment: Type - Hazardous Waste: Type x Recreational Comnunitv Park - - Other: - PROJECT ISSUES DISCUSSED IN ONWENT - X Aesthetic/Visual - Flood Plain/Flooding Schools/Universities X Uater Quality X Agricultural Land Forest Land/Fire Hazard - - - Septic Systems Uater Supply/ - X Air Quality - X Geologic/Seismic X Sewer Capacity X Archaeological/Historical - - Minerals X Soi 1 Erosion/Compaction/Grading X Uetland/Riparian - X Coastal Zone - X Noise X Drainage/Absorption Population/Housing Balance X Toxic/Hazardous X Recreation/Parks ____________"______"""""""""""""""""""""""""""""""""""""""""""""""""""" - - - Ground Uater - - Solid Waste X Uildlife X Landuse - - - - Growth Inducing Cunrlative Effect Economic/Jobs X Public Services/Facilities X Traffic/Circulation Fiscal - - - - X vegetation - - - - Other _____________"__""""."""""""""""""""""""""""""""""""""""""""""""""""-". - Present and Use/Zoning/Gemral Plan Use Vacant- Agri cut ture/PC/RM/OS ~~"~~~~""""""""""""""""""~"""""""""""""""""""""""""""""""~"""" .------. Project Description Developnent of a 42 acre comnunity park containing active and passive recreational uses and facilities to include Onsite pa Lots, picnic areas, a tennis complex with a tournament center court, 21,650 sq. ft. gymasiun/camunity center, half-court baske courts, and sports fields with lights. NOTE: Clearinghouse will assign identification numbers for all new projects. If a SCH nunber already exists for a project from a Notice of Preparation or previous draft document) please fill it in. Revised October 0 City of -~ e Carlsbad MITIGATED NEGAlTlVE DECLARATION PROJECT ADDRESS/LOCATION: East of Paseo Del Norte, north of Camino de Las Ondas, City of Carlsbad; APN: 214-140-09 PROJECT DESCRIPTION: Development of a 42 acre community park containing active and passive recreational uses and facilities to include onsite parking lots, picnic areas, a tennis complex with a tournament center court, 21,650 sq. ft. gymnasium/community center, half- court basketball courts, and sports fields with lights. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Mitigated Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Mitigated Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within 30 days of date of issuance. If you have any questions, please call Jeff Gibson in the Planning Department at (619) 438-1161, extension 4455. DATED: JULY 30, 1992 CASE NO: CUP 92-5/HDP 92-9 Planning Director CASE NAME: .ALTA MIRA COMMUNITY PARK PUBLISH DATE: JULY 30, 1992 JG:km 2075 Las Palmas Drive Carlsbad. California 92009-1 576 - (61 9) 438-1 161 ( 0 a' ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II (TO BE COMPLETED BY THE PLANNING DEPARTMENT) BACKGROUND CASE NO. CUP 92-05/HDP 92-09 DATE: Mav 13, 1992 1. CASE NAME: ALTA MIRA COMMUNITY PARK 2, APPLICANT; CITY OF CARLSBAD 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2075 LAS PUMAS DRNE CARLSBAD CA 92009 (619) 438-1 161 4. DATE ETA FORM PART I SUBMITTED: May 8, 1992 5. PROJECT DESCRIPTION: Development of a 42 acre community park containinn active a1 passive recreational uses and facilities to include onsite Darkinn lots. picnic areas. a tern complex with a tournament center court. 21,650 sa. ft. mnasium/communitv center, ha1 court basketball courts, and sports fields with lights. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct z Environmental Impact Assessment to determine if a project may have a significant effect on the environmer The Environmental Impact Assessment appears in the following pages in the form of a checklist. Th checklist 8 identifies any physical, biological and human factors that might be impacted by the propose project and provides the City with information to use as the basis for deciding whether to prepare 2 Environmental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the project ( any of its aspects may cause a significant effect on the environment. On the checklist, "NO' will be check€ to indicate this determination. * An EIR must be prepared if the City determines that there is substantial evidence that any aspect of tf project may cause a sinnificant effect on the environment. The project may qualify for a Negatil Declaration however, if adverse impacts are mitigated so that environmental effects can be deem€ insianificant. These findings are shown in the checklist under the headings "YEYES"sig" and "YES-insi; respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form undc DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussir mitigation for impacts which would otherwise be determined significant. 0 PHYSICAL ENVIRONMENT 0 WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 1, Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? YES YES NO (sig) (insig) - - - K 2. Appreciably change the topography or any unique physical features? 3. Result in or be affected by erosion of soils either on or off the site? X - X - 4. Result in changes. in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? 5. Result in substantial adverse effects on ambient air quality? - - x X - - 6. Result in substantial changes in air movement, odor, moisture, or temperature? 7. Substantially change the course or flow of water (marine, fresh or flood waters)? 8. Affect the quantity or quality of surface water, ground water or public water supply? 9. Substantially increase usage or cause depletion of any natural resources? 10, Use substantial amounts of fuel or energy? 11. Alter a significant archeological, paleontological or historical site, stmcture or object? - X - X - - X - - - X - - - - - X X - - X X - -2- 0 e BIOLOGICAL, ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES big) 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? - - - 15. Affect the diversity of species, habitat or numJers of any species of animals (birds, land animals, all water dwelling organisms and insects? - 16. Introduce new species of animals into an area, or result in a barrier to the - migration or movement of animals? HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 17. Alter the present or planned land use of an area? - YES (si@ - 18. Substantially affect public utilities, schools, police, fire, emergency or other public services? -3- - YES NO (insig) X - - X - X - X - - - X - YES NO (insig) - X - X - - 0 HUMAN ENVIRONMENT NILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 19. 20. 21. 22, 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? Increase existing noise levels? Produce new light or glare? Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? Substantially alter the density of the human population of an area? Affect existing housing, or create a demand for additional housing? Generate substantial additional traffic? Affect existing parking facilities, or create a large demand for new parking? Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? Alter waterborne, rail or air traffic? Increase traffic hazards to motor vehicles, bicyclists or pedestrians? Interfere with emergency response plans or emergency evacuation plans? Obstrucr any scenic vista or create an aesthetically offensive public view? Affect the quality or quantity of existing recreational opportunities? -4- a YES YES big) X - - - - x X - - X - - - - - - - - - - - - - - - NO (insig) - X - - - X X X X X - X X X X * 0 MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (si@ (insig) 33. Does the project have the potential of the environment, substantially reduce the .habitat of a fish or wild- life species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. to substantially degrade the quality " X - 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) 35. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) 36. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? - X - - X - - - X -5- 0 0 DISCUSSION OF ENVIRONMENTAL EVALUATION The project is located immediately east of Paseo Del Norte and just north of Camino De as Ondas in the southern portion of the City of Carlsbad. It occupies approximately 42 acres of land in various stages of agricultural production and the site contains some native habitat. The site is situated on a gently sloping mesa above and south of Canyon de las Encinas. The site is also located close to urban development to the west and vacant property to the north, east, and south. From the eastern property line the topography of the site slopes gently downward to the west into a small drainage area and then native coastal sage covered slopes angle steeply up to Paseo Del Norte on the west side. Vehicular acces ' to the park would be provided by a future collector road named Hidden Valley Road which would intersect with Camino de las Ondas and travel north toward Palomar Airport Road along the park': eastern property line. Pedestrian access and a sewer line would be constructed from Paseo Del Norte and traverse down the steep western slope of the property. This project site is 1ocated.within the boundaries of a draft Specific Plan (SP 203) that covers the 640 acre Zone 20 Planning Area. The direct, indirect, and cumulative environmental impacts from the future Report (EIR 90-3). The specific plan and companion Program EIR are still in draft form, however, all the recommended mitigation measures of the draft Program EIR will be considered for inclusion into this project. This subsequent expanded "lnitial Study" is intended to supplement the draft Program EIR and provide more focused and detailed project level analysis of site specific environmental impacts and provide more refined project level mitigation measures. Phvsical Environment The site slopes gently downward to the west starting at the eastern property line. Proposed grading and the development of park facilities would all take place east of the natural steep slopes and drainage area and be terraced up the slope towards the east. Grading would conform to the City's Hillside Development Ordinance and manufactured slopes would be contour graded and landscaped and not exceed 30 feet in height, therefore the alteration of the topography would not be considered a significant physical impact. The geotechnical/soils report prepared for the project by Geocon Inc., dated February 1992, indicates that there are no unstable earth conditions or significant geologic hazards onsite. All grading would conform to the recommendations of the report, therefore, the project would not increase the exposure of people or property to hazards as a result of soil and geologic conditions. The soils located onsite are not erosive in nature and drainage and erosion control facilities would be incorporated into the project as a standard engineering condition of approval for the grading permit. Development of the project would create impervious surfaces onsite which reduce absorption rates and increases surface runoff and runoff velocities, however, the appropriate drainage facilities would be provided. Drainage from the parking lot, tennis courts, buildings, sports fields, and grass areas of the project would constitute a cumulatively significant impact to water quality due to urban pollutant runoff, therefore, mitigation measures will be required to reduce to an insignificant level the amount of contaminants contained in the runoff. development of the Zone 20 Planning Area are discussed in a draft Program Level Environmental Impact # -b- e 0 Development of the project would incrementally contribute to the depletion of fossil fuel and to othc natural resources during the construction, however, this is not regarded as a significant impact due 1: the small and temporary nature of the construction phase of the project. Given the San Diego air basin's nonattainment status with respect to CO, 0-3, and PM-10, the propose project would add new sources of emissions into the basin due to construction impacts. This woul result in a significant cumulative impact to air quality, however, inclusion of mitigation measures fc construction related emissions would reduce the adverse impact to regional air quality. For long-ten emissions, cumulative air quality impacts created by the project may be measured to the degree to whic projected buildout-out of the area is consistent with the revised 1982 State Implementation Plan (SIP This plan regulates the Regional Air Quality Strategies (RAQS) until final approval of the 1991 SIP. Th project conforms to the City's General Plan and is therefore considered consistent with the current an adopted 1982 SIP. Addition of park land uses in residential areas reduces the number of vehicle tril and trip lengths by providing recreational opportunities and amenities within walking distance t residents, therefore, this land use strategy would be consistent with the R4QS. Otherwise, the onl measure likely to mitigate'the cumulative regional air quality impact to a level below significant woul be to curtail future development in the air basin until attainment is achieved, or reduce the region dependency upon the automobile. The project, by providing recreational opportunities closer t residents, is incrementally contributing to the regional air quality solution. Complete mitigation of th regionwide air quality problem shall require regionwide efforts beyond the scope of this project. A Historical/Archaeological Survey and Test Report has been prepared for the project in February, 199; The report indicated that a survey of the project area produced no new or relocated cultural resourc sites, and no additional work is recommended, therefore the project would not significantly impac resources in the Zone 20 Planning Area, therefore, mitigation measures to reduce impacts to a level c insignificance would be required. cultural resources, The draft Program EIR idenrified potential significant impacts to paleontologic; Biolonical Environment A Biological Resources [mpact Analysis Report and Mitigation Plan was prepared for the project by P 1 D Technologies dated May 1992. The biological analysis indicates that the project would have significant impact to high quality coastal sage scrub vegetation along the western slope in the area wher the proposed pedestrian access trail and temporary sewer line is located, therefore, mitigation to reduc this impact to a level of insignificance is required and incorporated into this document. All other advers impacts to biological resources resulting from implementation of the project are considered nor significant. A portion of the site is currently being utilized for agricultural purposes. It does not contain prim agricultural soils, however, it is located in the Coastal Agricultural Overlay Zone (Site 11) and the MeH I1 Local Coastal Program requires mitigation when non-prime coastal agricultural land is converted t' urban uses. The community park land use would provide public access to high quality recreation: passive and active facilities, and natural open space within the Coastal Zone and satisfy the Mello If LCP' "Option 3 - Agricultural Conversion Mitigation Fee" requirement and the accompanying expenditur priority list. Establishing the park use would reduce adverse impacts to below a level of significance b off-setting the loss of agricultural land with greater public access to recreational and open space resource in the Coastal Zone. -7- 0 0 Human Environment The project would alter the planned land use of the site by creating a community park rather than residential land use, however, the project would not alter the planned residential land uses of the area because community parks are compatible with residential uses. The project would result in the need for a modified sewer system to pump sewage up to Paseo Del None until a gravity sewer system is constructed to serve the surrounding residential land uses, however, due to the small size of the sewer line and amount of sewage generated by the park, no significant public facility impacts are anticipated. Construction impacts of the sewer line are discussed in the Biology Section of this analysis. The project will not increase existing noise levels in the area because noise associated with active park uses and motor vehicles would be no more intrusive than noise from heavy farming equipment associated with agricultural operations. The construction phase of the project may produce more noise due to the intensity of the operation; however, this would be a temporary short term impact and would not be considered significant. The park would contain sports facilities with lights, including baseball and soccer fields, and tennis courts, therefore, there is a potential for significant direct impacts on the surrounding existing and included at the end of this document would reduce those impacts to a level on insignificance. planned residential land uses and mitigation measures would be required. The mitigation measures Portions of the site have been farmed and cultivated for a number of years and there may be a potential for significant impacts to future park users from accumulations of hazardous chemicals in the soil, therefore, soil testing prior to issuance of a grading permit for the project will be required. The project would increase traffic in the area, however, a Traffic Impact Analysis conducted by O’Rourke Engineering, dated March 9, 1992, indicates that compliance with the circulation requirements of the draft SP 203 and the Local Facilities Management Plan for Zone 20 would mitigate any significant impacts. The project would lessen the density of the human population in the area because the site is currently designated on the Land Use Element of the City’s General Plan as residential. This would reduce the number of future housing units in the area, however the number is small and would not significantly effect the total supply of housing for the City at buildout. This unused or surplus housing density could be utilized by the City to assist in providing affordable housing in this portion of the City (Southwest Quadrant). The project is located within the Zone 20 Local Facilities Management Plan. Public facility impacts have been accounted for in this plan to accommodate the community park, the park land use would be consistent with the General Plan, therefore, the project would not significantly impact public facilities and planned land uses. The gymnasium/community center would be the largest and tallest building located onsite with a total height of 35 feet. The building would have a split level foundation and a portion of the structure would be terraced into the slope. The view of the gymnasium from future Hidden Valley Road, looking west, -8- 0 0 would consist of a one-story building elevation. The height of the park’s structures would be compatible w;th any future surrounding residential development because the gymnasium is tucked into the hillside the buildings have architecturally enhanced facades and detailing, and there would be landscaping tc visually soften the appearance of the structures, therefore, no significant aesthetic impacts or offensivc public views will result. -9- 0 0 ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT .SUCH AS: a) Phased development of the project, b) alternate site 'designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed, and g) no project alternative. a) The project would consist of three separate phases. The first phase would include the construction of access (Hidden Valley Road) to the park, grading of the site, and the construction of the active sports fields, picnic areas, restrooms, maintenance and storage facilities, the parking lots, sewer line, pedestrian access, and a portion of the tennis center. The second phase would consist .of construction of the balance of the tennis center and any remaining sport facilities not completed under phase one. Finally, the third phase would include the construction of the gymnasium/community center and the hook-up of the park to the gravity sewer system leading to Palomar Airport Road, if it is has been constructed by adjacent residential developments. b/c) Alternate site designs have been considered and would all have similar impacts on biological resources, agricultural uses, water quality, paleontological resources, and surrounding land uses. More passive recreational land uses in the park would reduce the biological resource, paleontological, water quality, and grading mitigation measures, and reduce light and glare impacts to the surrounding neighborhoods. d) Alternate uses of the site include residential development under it's current General Plan Land Use designation, however, residential development would also have similar environmental impacts, excluding the light and glare impacts. Leaving the site in agricultural uses would also have shdlar biological and water quality impacts, and additional land use compatibility impacts. e-g) Development at some future time would only delay impacts. All environmental impacts would be reduced below a level of significance with the appropriate attached mitigation measures, therefore, alternative sites or the no project alternative are out weighed by the benefit the park would provide to the surrounding community. Community Park facilities are needed in this area to meet City Council mandated park standards and Growth Management requirements, therefore, moving the park to another location or community, or not constructing it would significantly impact' planned public facility requirements. -10- m 0 DETERMINATION (To Be Completed By The Planning Department) On the basis of this initial evaluation: - I find the proposed project COULD NOT have a significant effect on the environment, and ; NEGATIVE DECLARATION will be prepared. - I find that the proposed project COULD NOT have a significant effect on the environment, because the environmental effects of the proposed project have already been considered in conjunctio1 with previously certified environmental documents and no additional environmental review i: required. Therefore, a Notice of Determination has been prepared. - X t find that although the proposed project could have a significant effect on the environment, then will not be a significant effect in this case because the mitigation measures described on ar attached sheet have been added to the project. A Conditional Negative Declaration will be proposed. - I find the proposed project MAY have a significant effect on the environment, and a1 ENVIRONMENTAL IMPACT REPORT is required. n - , 17- m 4. ,%- D at signacu&LL J 7++- *-- Planning Director LIST MITIGATING MEASURES (IF APPLICABLE) 1) Prior to issuance of a grading permit the soils report shall be amended to include a paleontologica impact analysis.and shall be submitted to the Planning Department. If the analysis indicates thc presence of potential fossil bearing material than a standard two phased program, on file in th( Planning Department, shall be undertaken to avoid possible significant impacts to paleontologica resources under the direction of the. Planning Department. 2) Grading shall comply with the recommendations of Geocon tnc. incorporated in the Geotechnica Engineering Investigation and Geologic Reconnaissance dated February 1992, on file in thc Planning Department. -11- 0 0 3) This project shall comply with ail circulation facility mitigation measures which may be required as part of the Zone 20 Local Facilities Management Plan and any amendments made to that plan prior to issuance of building permits. 4) Prior to approval of a grading permit, a detailed soils testing and analysis report shall be preparet by a registered soils engineer. This report shall evaluate the potential for soil contamination on. site due to historic use, handling, or storage of restricted agricultural chemicals. The report shal: also identify a range of possible mitigation measures to remediate any potentially significant public health impacts if hazardous chemicals are detected at high concentrations in the soil. 5) Drainage water from buildings, streets, parking lots, and landscape areas within the project shall be disposed of through stormdrains or otherwise in a manner that will avoid runoff onto agricultural areas, whether planted or fallow. All project runoff shall conform with National Pollutant Discharge Elimination System Permit requirements pursuant to San Diego Water Quality Control Board Order No. 90-42, adopted by City Council Resolution No. 90-235. 6) Compliance with APCD Rules 51 (The "Nuisance" Rule), 52 (Particulate Matter), and 54 (Dust and Fumes) of the Air Quality Chapter would effectively mitigate dust impacts generated during grading operations. The following measures shall be required to achieve compliance with these rules, and reduce construction-related air pollutants: a) The watering of all surfaces being graded and haul routes shall be required during dry weather conditions. b) All unpaved areas shall be revegetated according to approved landscape plans as soon as possible after grading. c) All construction-related traffic shall be restricted to routes that are dust-controlled, and reduced speed limits shall be maintained for all haul and construction vehicles. d) All construction activities shall be limited during periods of high winds, e) All heavy-duty, diesel-powered construction equipment shall be operated according to manufacturers suggested operating instruction (with the fuel-injection timing retarded to recommended levels for NO, emissions, but which would not result in excessive visible smoke emissions) in order to control pollutant emissions. f> Construction equipment shall be subject to regularly scheduled maintenance/tune-ups, and be turned off when not being utilized to avoid excessive idling emissions. g) The application of architectural coating and cut-back asphalt shall adhere to APCD Rules 67.0 and 67.7, to effectively control other construction-related emissions of air pollutants. -12- 0 0 7) The following Biological Mitigation Program will reduce all project impacts to biological resources to a level of insignificance, therefore, all aspects of the program shall be complied with: a) General Mitigation Guidelines The construction zone will be clearly staked by the contractor, engineer and biologist Native areas outside this area will be flagged and/or fenced to insure that inadverten] impacts do not occur. The biologist will inform the foreman of the constraints of the are2 before construction begins. This staking will be conducted in all areas where there arc sensitive resources immediately adjacent to the proposed construction zone. All constructior activity will be conducted within the grading envelope for the Alta Mira Park constructio1 zone (i.e., no soil storage, equipment srorage, turnarounds, erc.), All trash will be removed from the manufactured slopes prior to revegetation. Thf contractor will take special care not to allow trash or the stockpile of other constructio1 materials to occur outside the grading envelope. b) Plant Material Coastal sage scrub revegetation will occur at a 2:l ratio. Revegetation areas suitable fo coastal sage scrub are depicted on figures 3 and 4. A total of 0.08 acres is required. It i recommended, however, that the manufactured slope adjacent to the drainage be revegetatec to form a buffer and increase the biological value of the site. All plant material will be purchased from a native plant nursery or wholesale seed companq Seeds will be premixed and scarified before shipment from the seed company. If particular plant is nor available, a subsrirure may be made in consultation with the biologis: All seeded areas will be hydroseeded with a taclufymg mulch. These areas can be hydroseeded with the native plant mix shown in Table 1. Hydroseed wi be applied by a professional landscape contractor familiar with the most up-to-date method of hydroseeding. In addition to hydroseed some container specimens may also be plantec These species are also listed in Table 1. c) Planting Program Hydroseed with the proper seed mix and container specimens will be applied and plante in the late fall or early winter. This allows the minimum use of irrigation and the maximu] use of natural rainfall. tf this period for planting cannot be accommodated then a temporal irrigation system may need to be incorporated. This decision will be made by tk monitoring biologist. No fertilizers or amendments will be added to the soil unle: approved by the monitoring biologist and landscape architect. -13- 0 e Table 1 COASTAL SAGE SCRUB SEED MIX Lbs/Acre of Seed or Species Common Name Container Size/Spacing Coastal Sane Scrub Artemisa califomica Balcharis pilularis var. consanguinea Eriogonum fasciculatum Eriophyllum confertifloxum Haplopappus venetus Lotus scoparius Malosma laurina Mimulus puniceus Rhus integrifolia Salvia mellifera Malosma laurina Rhus integrifolia Heteromeles arbutifolia California Sagebrush Coyote Bush Flat-top Buckwheat Golden-yarrow Coast Goldenbush Deerweed Laurel Sumac Monkeyflower Lemonadeberry Black Sage Laurel Sumac Lemonadeberry Toyon 2 1 2 3 4 4 2 1 2 1 gal container/3 feet 1-5 gal container/lO feet 1 gal container/lS feet 5 gal container/lS feet d> SITE PROTECTION i. Coastal Sage Scrub After the revegetation has been conducted, access to the areas will be restricted to thl general public. This could be accomplished through the use of aesthetically pleasin: fences where access may be attained. This will allow the establishment of the seeds anc plants to begin growing for several seasons. In addition, direct access to the high qualit: coastal sage scrub habitat from the trail should be restricted. ii. Riparian Habitat Riparian habitat is a highly sensitive habitat. The following efforts to protect the habita outside the construction zone will be implemented. 0 Before any construction begins, the impact area will be surveyed in and flagged fo precise delineation of the grading limits with coordination of a biologist. When the area is cleared of brush, a biologist must be present to ensure that impact outside of the staked area do not occur. Temporary fencing will be constructed to ensure inadvertent impacts do not OCCUI Fencing is used to keep construction equipment and crews from impacting th drainage habitat. -14- e m During construction adjacent to this area, the biologist will periodically check tc ensure n~ inadvertent impacts occur, 8 After construction and before planting, rhe biologist will ensure that the final seedbec is suitable for the esrablishmenr of native habitat. e) Maintenance hiaintenance of the revegetation areas will include weed abatement, trash removal, and 2 90-day mortality replacement. Weed abatement will include the hand removal of exotic weedy species that have the potential to out compete the native species being established This will be conducted by hand without the use of pesticides. Weeds to be removed will bf identified by the monitoring department and may include eucalyptus, pampas grass, fountair grass and any other ornamental species. All trash from the construction crews will be removed daily to allow for the eas) germination of the seedlings. If the general public is deterred from entering the area, ther trash accumulation will not become a problem. Ninety days after the hydroseed has been installed, the Planning Department will check area! for non-germination. Areas that have not germinated will be flagged and reseeded by the contractor. A determination will be made as to why the area did not germinate an( corrective action will be incorporated. 0 Monitoring The Planning Department will monitor the installation of the plant material and thc maintenance procedure outlined above. A log will be kept recording observations an( conversations with contractors. Corrections that need to be completed will be noted and thc project manager at the City will be notified immediately. The Planning Department wil monitor the correction as well. Twice a year over a two-year period the Planninl Department will check the revegetation area for cover. When an 80% cover is reached thc vegetation is considered successful. Areas of the grading that are adjacent to wetland habitats will be monitored durinl construction to ensure that no loss of this sensitive habitat occurs. This monitoring will takc place at random times throughout the course of construction but at a minimum once ever two weeks. Where revegetation is taking place, monitoring will be conducted to ensure the success a the revegetation project. The monitoring will be conducted over a two-year period Measurements will be taken to determine adequate growth and health of species planted These will give a quantitative measurement of the success of the revegetation. To detennin vegetative cover of the hydroseeded areas a number of 1x1 meter quadrants will be set u: at random locations within the revegetation area. These locations will be documented an1 remeasured each year. This quadrant sampling will aid in determining percent cover whic: -1 5- e 0 can then be extrapolated to determine cover over the entire site, with the goal being 80: cover. over two years. In addition to the quantitative measurements, qualitative measurements will also be don( These will include a plrx mortality check 60 days after planting, disease and pest contro and determination if sufficient water is available to the pIants. If, after the 60-day plan mortality check, there are species that have died or if hydroseeded areas have no germinated these areas will be replaced with in-kind specimens. A determination will b made as to the reason for the death and remedial actions taken by the contractor. If, at an time during the two year monitoring, plant specimens die then they will be replaced wit1 the same species and the same size container. 8) To reduce the impacts from the project’s sporting facility lights, the following mitigation measure, shall apply: a) Every evening all major lights for the acrive sports facilities shall be turned off by 1O:OO PM b) A lighting control plan shall be submitted to the Planning Department for review an( approval. The plan shall minimize the light’s glare and spillage onto the surroundinj properties by utilizing the best available technology to shield the lights to the maximun extent feasible, direct lights downward towards the playing fields, and use energy efficien low impact luminaries. 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