HomeMy WebLinkAbout1993-12-15; Planning Commission; Resolution 35901
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PLANNING COMMISSION RESOLUTION NO. 3590
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A CONDITIONAL NEGATIVE DECLARATION
FOR AVESTING TENTATIVE MAP, PLANNED DEVELOPMENT
PERMIT, SITE DEVELOPMENT PLAN, AND HILLSIDE
LOTS, 76 TOWNHOMES, 72 CONDOMINIUM UNITS, 72
APARTMENT UNITS, AND TWO FUTURE COMMUNITY
FACILITY SITES, ALL ON PROPERTY GENERALLY LOCATED
EAST OF PASEO DEL NORTE, NORTH OF CAMINO DE LAS
ONDAS, SOUTH OF PALOMAR AIRPORT ROAD IN LOCAL
FACILITIES MANAGEMENT PLAN ZONE 20.
CASE NAME: SAMBI
DEVELOPMENT PERMIT TO DEVELOP 129 SINGLE-FAMILY
CASE NO: CT 92-02/PUD 92-03/SDP 92-06/HDP 92-03
WHEREAS, the Planning Commission did on the 15th day of December, 1993,
hold a duly noticed public hearing as prescribed by law to consider said request, and
WHEREAS, at said public hearing, upon hearing and considering all testimonj
and arguments, examining the initial study, analyzing the information submitted by staff
and considering any written comments received, the Planning Commission considered al:
factors relating to the Conditional Negative Declaration.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commissior
as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Plannins
Commission hereby RECOMMENDS APPROVAL of the Conditional Negativt
Declaration according to Exhibit "CND", dated August 5, 1993, and "PII"
dated July 15, 1993, attached hereto and made a part hereof, based on tht
following findings:
Findinm:
25 1. The initial study shows that the proposed project could have a significant impact 01
the environment, however, there will be no significant impact in this case becausc
26 the mitigation measures described in the initial study have been added to thc
project. 27
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2. The streets are adequate in size to handle traffic generated by the proposed project
3. The project is in compliance with the adopted mitigation measures of Fina
Environmental Impact Report 90-03 and would not create any additional significan
environmental impacts based on the conditions of this Conditional Negativt
Declaration.
Conditions:
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1. Approval of this project, is subject to all conditions contained in Planninl
Commission Resolution No.'s 3591, 3592, 3593, and 3594.
2. The applicant shall provide the following noise mitigation measures to comply witl
8 Planning Department Policy No. 17:
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a. Prior to occupancy of individual units, the applicant shall construct
sound attenuation walls, berms, or a combination of both along Alga
Road per the requirements of the project's noise study dated
September, 1992 and any subsequent amendments. If sound
attenuation walls are provided along Alga Road, the walls shall be
designed with pilasters, be compatible with the proposed
development, offset with tree wells, and landscaped to provide
screening of the walls from the roadway in order to reduce visual
impacts along the street. All secondary story balconies along Alga
Road shall be sound attenuated to 60 CNEL.
b. To obtain an interior noise level of 45 CNEL, the windows and doors
in buildings subject to traffic noise must be closed, therefore, a
"windows closed" condition is applicable and a mechanical ventilation
system with fresh air provisions in accordance with the Uniform
Building Code and Planning Department Policy No. 17 is required.
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c. Prior to the issuance of building permits the owner of the record of
the property shall prepare and record a notice that this property is
subject to noise impacts from the existing Alga Road transportation
corridor and overflight, sight, and sound of aircraft operating from
Palomar Airport. The notice shall be prepared in a manner meeting
the approval of the Planning Director and the City Attorney.
d. The applicant shall post aircraft noise notification signs in all sales
and/or rental offices associated with the new development. The
number and locations of said signs shall be approved by the Planning
Director (see Noise, Form #3 on file in the Planning Department).
26 II
27 (( PC RES0 NO 3590 2
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3. The applicant shall comply with the City’s requirements of the National Pollutan
management practices to reduce surface pollutants to an acceptable level prior tc
City Engineer prior to issuance of grading or building permit, whichever occurs first
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discharge to sensitive areas. Plans for such improvements shall be approved by thl 2
Discharge Elimination System (NPDES) permit. The applicant shall provide bes
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Prior to approval of a hal map, issuance of a grading permit, or approval o
improvement plans for Hidden Valley Road from the Poinsettia Park north tc
Palomar Airport Road, whichever occurs first, a detailed biological mitigation
restoration and enhancement plan to mitigate project and Hidden Valley Roar
biological impacts, per the recommendations of Final EIR 90-03 and the Biologica
Technical Report of the Sambi Project, dated July 1993, shall be prepared an(
approved by the City. In addition, and pursuant to Section 1601/1603 of the Fisl
and Game Code, the applicant shall obtain a Streambed Alteration Agreement fror
the California Fish and Game Department if required for any proposed alteration
to existing natural watercourses and shall comply with any and all permi
requirements associated therewith. The applicant, in conjunction with th
Department of the Army Corp of Engineers shall determine whether a 404 permi
shall be required for alterations to wetland areas. The applicant, in conjunctio:
with the United States Fish and Wildlife Service shall determine if a 1OA permit a
other restrictions of the NCCP and Endangered Species Act process is required fa
impacts to coastal sage scrub habitat. If applicable, the applicant shall obtain sai
permits and comply with those conditions and requirements imposed therewith.
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5. Prior to approval of a final map, issuance of a grading permit, or approval c
improvement plans for Hidden Valley Road from Poinsettia Park north to Paloma
Airport Road, the applicant, in discussion with the Planning and Engineerin
Departments, shall consider, if feasible, the incorporation of an oversized culvel
under Hidden Valley Road at the Encinas Creek crossing to mitigate the effects c
fragmentation of the open space and wildlife corridor caused by the roadway, an
to enhance wildlife mobility in the area.
19 1 6. The applicant shall comply with all mitigation requirements of the Preliminar
Geotechnical Investigation for the project prepared by Pacific Soils Engineering, Inc
of a grading permit.
20 dated February 1989 and any subsequent revisions to the report, prior to issuanc
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22 7. In addition to the conditions above, the project shall comply with all the applicabl
contained in Planning Commission Resolution No. 3525, dated June 16, 1993. 23
mitigation conditions of Final EIR 90-03 for the Zone 20 Specific Plan (SP 203), 2
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27 11 PC RES0 NO 3590 3
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planninj
Commission of the City of Carlsbad, California, held on the 15th day of December, 1993
by the following vote, to wit:
AYES: Chairperson Noble, Commissioners: Schlehuber, Betz,
NOES: Commissioner Erwin.
ABSENT: None.
Welshons, Savary ti Hall.
ABSTAIN: None.
ATTEST:
x
f.
BAILEY NOgE, Chairperson
CARLSBAD PLANNING COMMISSION
PLANNING DIRECTOR
PC RES0 NO 3590 4
CONDITIONAL NEGATNE DECLARATION
PROJECT ADDRESS/LOCATION: South of Palomar Airport Road, east of Paseo del Norte,
north of Camino de las Ondas.
APN: 214-14-07
PROJECT DESCRIPTION: Development of a 68.6 acre parcel to include 222 multi-family
residential dwelling units - 150 townhomes and 72 apartments,
130 single-family lots, and 625,000 cubic yards of grading to
accommodate building pads, lots, recreation areas, utilities,
private driveways, local public streets, two non-loaded collector
streets, and a circulation element roadway (Alga Road).
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 Conditional 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 Conditional 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 cd' JeffGibson in
the Planning Department at (619) 438-1161, extension 4455.
DATED: AUGUST 5, 1993
a .I A O?! 44
MICHAEL J. HZXZMKLER
CASE NO: CX 92-02/PUD 92-03/SDP 92-06/ Planning Director
HDP 92-03 .
CASE NAME: SAMBI
PUBLISH DATE: AUGUST 5,1993
2075 Las Palmas Drive - Carlsbad, California 92009-1 576 - (61 9) 438-1 161
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ENVlR0N"'AL IMPACT ASSESSMENT FORM - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
BACKGROUND
CASE NO. CT 92-02/HDP 92-03/PUD 92-03/SDP 92-
DATE: JULY 15. 1993
1. CASE NAME: SAMBI
2. APPLICANT: TOYOHARA AMERICA INC. C/O MR DON AGATEP
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2956 ROOSEVELT
CARLSBAD. CA 92008
(619) 434-1056
4. DATE EIA FORM PART I SUBMITTED: FEBRUARY 14.1992
5. PROJECT DESCRIPTION: Development of a 68.6 acre parcel to include 222 mdti-fam
residential dwelling units - 150 townhomes and 72 apartments . 130 single-familv lots. a
625.000 cubic vards of grading to accommodate building pads. lots. recreation areas. utiliti
private driveways. local public streets. two non-loaded collector streets. and a circulati
element roadwav (Alga Road).
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct
Environmental Impact Assessment to determine if a project may have a significant effect on the environme
The Environmental Impact Assessment appears in the following pages in the form of a checklist. T
checklist 8 identifies any physical, biological and human factors that might be impacted by the propos
project and provides the City with information to use as the basis for deciding whether to prepare
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" wilI be check
to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of t
project may cause a sinnificant effect on the environment. The project may qualify for a Negat
Declaration however, if adverse impacts are mitigated so that environmental effects can be deen
insimificant. These findings are shown in the checklist under the headings 'YES-sig" and 'YES-ins
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form un(
DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussi
mitigation for impacts which would otheMrise be determined significant.
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PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY
1. Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
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?
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?
YES.
(si@
YES NO
(insig)
- - X
- X -
- - X
- - X -
- - X -
6. Result in substantial changes in air
movement, odor, moisture, or temperature? - X -
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?
- X - -
- x - -
9. Substantially increase usage or cause
depletion of any natural resources? - - X
- - X
-
10. Use substantial amounts of fuel or energy?
11. Alter a significant archeological,
paleontological or historical site,
structure or object? - X -
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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 numbers 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?
-
-
-
-
r"ANENVrR0NMEN-r
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES
17. Alter the present or planned land use
of an area? -
18. Substantially affect public utilities,
schools, police, fie, emergency or other
public services? -
YES
(hi@
X -
X
X
X -
-
YES
(sig)
-
-
NO
-
-
-
-
X -
NO
(big)
X
X
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"ENVIRONMENT
WILL THE PROPOSAL DIRECIZY OR INDIRECTLY: YES
big)
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems? -
20. Increase existing noise levels?
21. Produce new light or glare?
-
-
22. Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)?
23. Substantially alter the density of the
human population of an area?
24. Affect existing housing, or create a demand
for additional housing?
-
-
-
25. Generate substantial additional traffic? -
26. Affect existing parking facilities, or
create a large demand for new parking?
27. Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods?
-
-
28. Alter waterborne, rail or air traffic? -
29. Increase traffic hazards to motor
vehicles, bicyclists or pedestrians?
30. Interfere with emergency response plans or
emergency evacuation plans?
31. Obstruct any scenic vista or create an
aesthetically offensive public view?
32. Affect the quality or quantity of
existing recreational opportunities?
-
-
-
-
4-.
YES
(insig)
X
-
X
X -
-
-
X -
-
X -
-
-
-
X
-
NO
-
X -
-
-
X
X -
-
X -
-
'X -
X -
X -
-
X -
0 0
MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY
33. Does the project have the potential
to substantially degrade the quaIity
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.
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 cuIrent 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?
YES
big)
-
-
-
-
YES
(insig)
X -
-
X -
X -
NO
-
X -
-
-
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DISCUSSION OF ENVTRONME P&, EVALUATION a
PROJE~ BACKGROUND AND ENWEIONMENTAL SETI'ING:
The project is located South of Palomar Airport Road, east of Paseo Del Norte, adjacent to future Hidden
Valley Road, and north of Camin0 De Las Ondas in the City of Carlsbad. The western two-thi& of the
property is almost entirely utilized for active agricultural use. The property contains gently sloping
topography that rises from west to east towards a ridgeline. At the northwestern corner of the property
is the edge of a highly disturbed finger canyon which continues north and eventually connects with
Canyon de las Encinas. Along the eastern edge of the property is a larger northlsouth canyon system.
Elevation ranges from 156 to 300 feet above mean sea level. Soil types include Las Flores loamy fine
sand, Gaviota fie sandy loam, and Chesterson fine sandy loam. Three vegetation types are present on
the property: ruderal/agriculture, Diegan coastal sage scrub in varying levels of disturbance, and
disturbed riparian scrub.
Vehicular access to the site would be provided from Camino de las Ondas, future Alga Road from
Poinsettia Lane, and a future collector street named Hidden Valley Road. Hidden Valley Road would
travel along the site's western property line, intersect with Camino de las Ondas to the south and
intersect with Palomar Airport Road to the north. The project would sewer north along Hidden Valley
and connect with the east/west trtlnk line in Canyon de las Encinas.
The project site is located within the boundaries of Specific Plan 203 which covers the 640 acre Zone
20 Planning Area. The Final EIR 90-03 for SP 203 addresses the potential environmental impacts
associated with the future buildout of the Zone 20 Specific Plan area. Use of the program EIR enables
the City to characterize the overall environmental impacts of the specific plan. The Find'EIR contains
broad, general environmental analysis that serves as an information base to be consulted when ultimately
approving subsequent development projects (i.e. tentative maps, site development plans, grading permits,
etc ...) within the specific plan. The City can avoid having to "reinvent the wheel" with each subsequent
development project by analyzing, in the program EIR, the regional influences, secondary effects,
cumulative impacts, and broad alternatives associated with buildout of the planning area. The
recommended mitigation measures of Final EIR 90-03 will be included as conditions of approval for this
project. This subsequent expanded "Initial Study is intended to supplement the Final EIR and provide
more focused and detailed project level analysis of site specific environmental impacts and provide more
refined project level mitigation measures as required by Final EIR 90-03. As an example, additional
environmental impacts not addressed in EIR 90-03 include riparian impacts created by the alignment of
Hidden Valley Road north to Palomar Airport Road and site specific traffic noise impacts.
PHYSICAL ENVIRONMENT:
Development of the site would include 625,000 cubic yards of grading to accommodate building pads,
lots, recreation areas, utilities, private driveways, local public streets, two non-loaded collector streets
and a circulation element roadway (Alga Road). The proposed grading and development of the project
would conform to the City's Hillside Development Ordinance and manufactured slopes would be
1andfoWcontou.r graded, landscaped, and not exceed 30 feet in height, therefore the alteration of the
topography would not be considered a significant physical impact. The Preliminary Geotechnical
Investigation prepared by Pacific Soils Engineering, Inc., dated February 6,1989 states that; "the subject
property is compatible with the indicated. geotechnical conditions and may be developed with
conventional cut and fill grading techniques; Considering the dense to medium dense character of the
Lindavista Formation and Scripps Formation, liquefaction potential is considered nil". Erosion control
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0 measures including landscaping on manufactured slopes, adequate 9 ainage facilities, and proper soj
compaction would all be conditions of approval for the project and be required by the Engineerin
Department prior to issuance of the grading permit.
Development of the project would create impervious surfaces onsite which reduce absorption rates m,
increases surface runoff and runoff velocities, however, the appropriate drainage facilities would b
provided. Drainage from roofs, streets, driveways, slopes, and yards in the project would CorntiUte
potentially significant impact to water quality due to urban pollutant runoff, therefore, mitigatio
measures will be required to reduce to an insigmficant level the amount of contaminants contained i
the runoff. Temporary desiltation basins would be provided within the project in graded pad areas an
a permanent basin is proposed west of future Hidden Valley Road, adjacent to Encinas Creek at the 6
foot elevation. Prior to issuance of a grading permit the applicant must comply with the requiremen
of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant would b
required to provide the best management practices to reduce surface pollutants to an acceptable levc
prior to discharge to sensitive biological areas. Compliance with this requirement would reduce an
water quality impacts to below a level of significance.
For a discussion on air quality see Section 3.3 of Final EIR 90-03 for the Zone 20 Specific Plan (SP 203:
Final EIR 90-03 identified one archaeological site (Sdi-9478) and no historic sites within the projec
boundaries. Sdi-9478 is classified in EIR 90-03 as a site that was identified as potentially significant an
will require preliminary significance evaluation prior to approval of a tentative map. The Preliminar
Archaeological Analysis For Sdi-9478, prepared by Advanced 'Sciences, Inc., dated July 10, 199;
indicates that the site can not be located for testing due to dense, high grass cover, and recent extensiv
agricultural activity in the area. Due to the extremely disturbed nature of the area it was determine
that the site is no longer extent, therefore, Site CA-Sdi-9478 has been determined not significant base
on criteria presented in Appendix K of CEQA and no further recommendations for cultural resource
impact mitigation are offered.
BIOLOGICAL, ENVIRONMENT:
The Biology Section of Final EIR 90-03 provides baseline data at a gross scale due to the large size c
the planning area. Given the large number of property owners and their differing development horizon
and the inevitable change in biological conditions over'the long term buildout of the planning area, i
is not possible to mitigate biological impacts from the buildout of the entire specific plan under on1
comprehensive open space easement that crosses property lines or a habitat revegetation/enhancemen
plan sponsored solely by the property owners. Based on the future biological impacts created b:
individual subsequent development projects, property owners within the planning area will be give]
several mitigation options that will be based on subsequent and additional site specific bioldgical surve:
and impact analysis. These additional biological studies will consider the baseline data and biologica
open space recommendations of Final EIR 90-03 and provide more detailed resource suweys plotted a
the tentative map scale for each property. The range of the future mitigation options would includt
preservation of sensitive habitat onsite in conjunction with enhancemenurevegetation plans, paymen
of fees into a regional conservation plan, or the purchase and protection of similar habitat offsite.
A Biological Technical Report was prepared for the project by Anita Hayworth, Biological Consultant
dated July 1993. This subsequent biological study is intended to supplement the Final EIR, provide mort
focused and detailed project level analysis of site specific biological impacts and provide more refine(
project level mitigation measures as required by Final EIR 90-03. The report indicates tha
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implementation of the project a d create significant impacts to coast a age scrub and riparian habitats
therefore, mitigation measures designed to reduce biological impacts to below a level of siecance wil
be required as part of this environmental document, (see attached conditions). The project site wa!
surveyed for sensitive plant and animal species and no species were observed during the sensitive specie!
survey, including the burrowing owl survey, therefore, signrficant impacts would not occur to sensitive
species. Mitigation proposed in the biology report includes onsite habitat preservation, onsit(
enhancementhevegetation of habitat, and the option for offsite enhancement/revegetation, purchase an~
protection of inkind offsite habitat, or the possible payment of fees for a regional conservation plan. ThC
detailed mitigation plans would be finalized prior to approval of a final map for the project ad subjecl
to review and approval by State and Federal resource agencies.
The site is currently being utilized for agricultural purposes. It does not contain prime agricultural soils
however, it is located in the Coastal Agricultural Overlay Zone (Site 11) and the MeUo I1 Local Coasta
Program requires mitigation when non-prime coastal agricultural land is converted to urban uses
therefore, compliance with the adopted LCP mitigation would reduce all adverse impacts to a~
insignificant level.
HUMANENVIRONMENT:
The project would not alter the planned land use of the site and is consistent with the residential lanc
use designation and density established by the Land Use Element of the City's General Plan.
Portions of the site had been fanned and cultivated for a number of years and there may be a potentia
for significant impacts to future residents from accumulations of hazardous chemicals in the soil. Basec
on the Soil Testing for Pesticide Residue Report for Sambi prepared by Pacific Soils Environmental, datec
July 1992, analytical tests on soil sampled did not detect pesticideherbicide residue. The report state:
that; "further environmental sampling for pesticide residue in soil appears unwarranted for this property,
based on the information available at this time".
The project would increase traffic in the area, however, a Traffic Impact Analysis conducted as part of
the Zone 20 Specific Plan and .the project indicates that compliance with the circulation requirements of
the Zone 20 Specific Plan (SP 203), Final EIR 90-03, and the Local Facilities Management Plan for Zone
20 would mitigate any significant traffic impacts.
The project is located within the Zone 20 Local Facilities Management Plan. Public fadty impacts and
financing have been accounted for in this plan to accommodate the residential development. The
residential land use would be consistent with the General Plan, therefore, the project would not
significantly impact public facilities and planned land uses.
Traffic noise from future Alga Road would create a significant impact on homes adjacent to the road,
therefore, a noise study was prepared for the project by Robert Kahn, John Kain Associates, Inc., dated
February 1992. Noise levels on the project site will not exceed the exterior noise standard of 60 CNEL
and the interior noise standard of 45 CNEL, if the recommended mitigation measures recommended in
this study are implemented. Sound attenuation walls, berms, or a combination of both would be required
along Alga Road to mitigate exterior traffic noise to comply with Planning Department Policy No. 17.
If sound attenuation walls are provided along Alga Road, special landscaping and wall design criteria
shall be' required to reduce any potential visual impacts the walls may. create along the roadway.
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ANALYSIS OF VIABLE ALTERpV R lvES TO THE PROPOSED PROJE F I 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 project, and
g) no project alternative.
For a discussion on alternatives to the proposed project see Section 8.0 in Final EIR 90-03 for the
Zone 20 Specific Plan (SP 203).
.I
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DETERMINAT~ON (To Be Comp q eted By The Planning Department) 0
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.
- 1 find that the proposed project COULD NOT have a significant effect on the environment, becaw
the environmental effects of the proposed project have already been considered in conjunctio.
with previously certified environmental documents and no additional environmental review j
required. Therefore, a Notice of Detennination has been prepared.
7 X I find that although the proposed project could have a significant effect on the environment, the1 will not be a significant effect in this case because the mitigation measures described on a
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 a ENVIRONMENTAL IMPACT REPORT is required.
ILL, 1773 %.+gim+. %
1 Date h ad a Date Planning Director - U
LIST MITIGATING MEASURES (IF APPLICABLE)
1. The applicant shall provide the following noise mitigation measures to comply with Plannix
Department Policy No. 17:
a. Prior to occupancy of individual units, the applicant shall construct sound
attenuation walls, berms, or a combination of both along Alga bad per the requiremem of the project's noise study dated February, 1992. If sound
attenuation walls are provided along Alga Road, the waits shall be designed
with pilasters, be compatiile with the proposed development, offset with tnx-
wells,and~toprovidescreeningofthewallsfromtheroa~in
order to reduce visual impacts along the StreeL
b. To obtain an interior noise level of 45 CNEI, the windows and doors in
buildings subject to traf6c noise must be dosed, therefore, a "windows clase!d"
condition is applicable and a mechanical ventilation system with iksh air
provisions in accordance with the Uniform Building Code and Planning
Department Policy No. 17 is requkd.
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0 0 c. Prior to the issuance of building permits the owner of the record of the property
shall prepare and record a notice that this property is subject to noise impacts from the e Alga Road transportation comdor and overflight, sight, and
sound of aircraft operating bm Palomar Airport. The notice shall be prepared
in a mannt?r meeting the approval of the Planning Director and the city
AttORU?y.
d. The applicant shall post ahmdt noise noti€ication signs in all sales and/or rental
offices associated with the new development. The number and locations of said
signs shall be approved by the Planning Director (see Noise, Form #3 on file
in the Planning Departmentj.
2. The applicant shall comply with the City's requirements of the National Pollutant Dischargc
Elimination System (NPDES) permit. The applicant shall provide best management practices tc
reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such
improvements shall be approved by the City Engineer prior to issuance of grading or building
permit, whichever occurs first.
3. Prior to approval of a final map, issuance of a grading permit, or approval of improvement ph
for Hidden Vdey Road from the Poinsettia Park south to Palomar Airport Road, whichever occur!
first, a detailed biological mitigation, restoration and enhancement plan to mitigate project and
Hidden Valley Road biological impacts, per the recommendations of Final EIR 90-03 and the
Biological Technical Report of the Sambi Project, dated July 1993, shall be prepared and approved
by the City. In addition, and pursuant to Section 1601/1603 of the Fish and Game Code, the
applicant shall obtain a Streambed Alteration Agmment bsu the California Fish and Game
Department if required for any proposed alterations to existbg M~LIEI~ watercourses and shall
comply with any and all pexmit requirements associated therewith. The applicant, in conjunction
withtheDeparunentoftheArmyCorpof~shalldeterminewhethera404permitshallbe
required for alterations to wetland areas. The applicant, in conjunction with the United States Fish
and Wildlife Service shall determine if a 1OA permit or other &dons of the NCCP and
' Endangered Species Act process is required for impacts to coastal sage scrub habita~ Ifapplicable,
the applicant shall obtain said permits and comply with those conditions and requkments imposed
therewith.
4. Prior to approval of a final map, issuance of a grading pennit, or approval of improvement pIans
for Hidden Valley Road from Poinsettia Park south to Palomar Airport Road, the applicant, in
discussion with the Planning and , shall consider, if feasiile, the
incorporation of an oversized culvert=azd at the Encinas Creek cross& to
mitigate the effecls of fragmentation of the open space and wildlife corridor caused by the roadway,
and to enhance wildlife mobility in the area.
5. The applicant .shall comply with all mitigation reqttirements of the preliminary Geotechnical
Investigation for the project prepared by Pacific Soils Engkehg, Inc., dated February 1989 and
any subsequent dons to the report, prior to issuance of a grading permit.
6. In addition to the conditions above, the project shall comply with all the mitig&on ccmditions of
Final EIR 90-03 for the Zone 20 Specisc Plan (SP 203), as conrained in Planning cammission
Resolution No. 3525, dated June 16,1993. If Final EDR 90-03 is not ded by the City Council
this Conditional Negative Declaration shall become null and void and new environmental rwiew
Shallberequired,
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e
~~ACH MITIGATION MONITORING PROGRAM (IF APPLICABLE) 0
VPLICANT CONCURRENCE WITH MmGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REMEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
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Date
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Date
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