HomeMy WebLinkAbout1994-01-05; Planning Commission; Resolution 3606*,
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PLANNING COMMISSION RESOLUTION NO. 3606
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR
A TENTATIVE TRACT MAP, CONDOMINIUM PERMIT, SITE
DEVELOPMENT PERMIT, AND HILLSIDE DEVELOPMENT
PERMIT TO SUBDIVIDE, GRADE AND CONSTRUCT A 184
UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT IN LOCAL
FACILITIES MANAGEMENT ZONE 21.
CASE NAME: POINSETTIA HILL
CASE NO: CT 93-03/CP 93-02/SDP 93-02/HDP 93-02
WHEREAS, the Planning Commission did on the 5th day of January, 1994,
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 a1
factors relating to the Mtigated Negative Declaration.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission
as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning
Commission hereby recommends APPROVAL of the Mitigated Negative
Declaration according to Exhibit "ND", dated November 11, 1993, and "PTI",
dated October 19, 1993, attached hereto and made a part hereof, based on
the following findings and subject to the following conditions:
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bird which has been determined to be transitory in occupance. 26
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1. The initial study shows that there is no substantial evidence that the project may 23
Findins:
have a significant impact on the environment.
2. The site has been previously partially cleared for agriculture and contains no
sensitive animal or plant species with the exception of one sighting of a threatened
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3. The existing and proposed streets are adequate in size to handle the anticipate
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2 4. There are no sensitive resources located onsite or located so as to be significant1
impacted by the development and implementation of the master plan. 3
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5 1. Prior to issuance of a grading permit, the applicant shall demonstrate that th
proposed grading is in conformance to the recommendations of the "Geotechnic;
6 Feasibility Investigation, 36 Acre Parcel, Carlsbad, California", prepared by ICG Inc
7 dated February 16,1990, and on file in the City of Carlsbad Planning Departmen
traffic.
Conditions:
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2. To mitigate fugitive dust and other construction-related air quality impacts, tE
developer shall do the following:
0 Control fugitive dust by regular watering, or other dust preventive measure:
0 Maintain equipment engines in proper tune; . Seed and water until vegetation cover is grown;
0 Spread soil binders; . Wet the area down, sufficient enough to form a crust on the surface wit
repeated soakings, as necessary, to maintain the crust and prevent dust pic
up by the wind;
0 Street sweeping, should silt be carried over to adjacent public thoroughfares
0 Use water trucks or sprinkler systems to keep all areas where vehicles mov
0 Wet down areas in the late morning and after work is completed for the dq
0 Use of low sulfur fuel (0.5% by weight) for construction equipment.
damp enough to prevent dust raised when leaving the site;
17 3. To mitigate potential archeological impacts, the developer shall perform a dat
18 recovery operation, as described in the City of Carlsbad Cultural Resource
Guidelines prior to the issuance of any clearing, grubbing, grading or buildin
19 permit.
20 4. To mitigate potential paleontological impacts the developer shall accomplish th~
21 following prior to hal map approval or issuance of grading permit:
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A paleontologist shall be retained to perform a walkover survey of the sit
and to review the grading plans to determine if the proposed grading wil
impact fossil resources. A copy of the paleontologist's report shall b
provided to the Planning Director prior to issuance of a grading permit.
0 A qualified paleontologist shall be retained to perform periodic
inspections of the site and to salvage exposed fossils. Due to the
PC RES0 NO. 3606 -2-
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small nature of some of the fossils present in the geologic strata, it
may be necessary to collect matrix samples for laboratory processing
through fine screens. The paleontologist shall make periodic reports
to the Planning Director during the grading process. - The paleontologist shall be allowed to divert or direct grading in the
area of an exposed fossil in order to facilitate evaluation and, if
necessary, salvage artifacts.
0 All fossils collected shall be donated to a public, non-profit institution
with a research interest in the materials, such as the San Diego
Natural History Museum.
Any conflicts regarding the role of the paleontologist and the grading
activities of the project shall be resolved by the Planning Director.
5. Prior to ihal map approval, the applicant shall be required to: (1) consult with th
U. S. Fish and Wildlife Service (FWS) and California Department of Fish & Gam
(FW) regarding the impact of the project on the Coastal California Gnatcatche
and; (2) be issued any pennits required by the EWS and F&G.
6. To mitigate the loss of southern mixed and chamise chaparral habitai
Arctostaphylos glandulosa var. crassifolia (Del Mar Manzanita), Comarostaphyii
diversifoh (Summer holly) and Ceanotbus verrucosus (Wart-stemmed Ceanothus>
the proposed development shall demonstrate conformance to the recommendation
of the "A Biological Study of the Poinsettia Hills Development Project...", prepam
by Anita M. Hayworth and dated April 1992, on file in the City of Carlsbat
Planning Departmenh prior to the approval of any final map or issuance of an;
gradingpennit-
7. To preserve the connectivity of the open space dong the northern edge of &I
project, the exkting disturbed areas of the SDG&E easement and the mandactum
slopes resulting from the access road to the affordable housing site shall be planta
with native species and maintained to prevent invasion by non-native species. A
landscaping plan showing this planting and maintenance shall be submitted to an(
approved by the planning Director prior to approval of iid map or issuance c
gradingpermit-
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Plannin;
Commission of the City of Carlsbad, California, held on the 5th day of January, 1994, b 1
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the following vote, to wit:
AYES: Chairperson Savary, Commissioners: Schlehuber, Betz, Nobl
& Hall.
NOES: Commissioners Erwin & Welshons.
ABSENT: None.
8 I/ ABSTAIN: None.
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CARLSBAD PLANNING COMMISSION
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PLANNING DIRECTOR
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CONDtTIONAL NEGATIVE DECLARATION
' PROJECT ADDRESS/LOCATtON: South of Palomar Airport Road, east of El Camino Real,
City of Carlsbad, County of San Diego.
PROJErn DESCRIPTION: Tentative tract map, condominium permit, site development
plan and hillside development permit for the subdivision,
grading, and construction of 184 multifamily units on a 36.2
acre parcel.
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
sigTllficant impact on the environment) is hereby issued for the subject project.
Justification for this action is on Ne in the Planning Department.
A copy of the Conditional Negative Declaration with supportive documents is on fle 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 Mike Grim in the
Pkmning Department at (619) 438-1161, extension 4499.
4Gda.a
MICHAEL JhOLZhhLLER
Planning Director
DATED: NOVEMBER 11, 1993
CASE NO: CT 93-03/CP 93-02/SDP 93-02/HDP 93-02
CASE NAME: POINSE?TIA HELL
PUBLISH DATE: NOVEMBER 11,1993
2075 Las Palmas Drive Carlsbad, California 92009-1576 (61 9) 438-1 161
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ENvlRONMENTAL IMPACT' ASSESSMENT FORM - PART JI
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
BACKGROUND
CASE NO. CT 93-03/CP 93-02/SDP 93-02/HDP 9
DATE: OCTOBER 19. 1993
1. CASE NAME: POINSETTIA HILL
2. APPLICANT: POINSETTIA HILL. LIMITED
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 23 CORPORATE PLAZA, SUITE 139
NEWPORT BEACH, CA 92660
(6191 438-4090
4. DATE EIA FORM PART I SUBMITTED: MARCH 17. 1993
5. PROJECT DESCRIPTION: A TENTATIVE TRACT MAP. CONDOMINIUM PERMIT.
DEVELOPMENT PLAN AND HILLSIDE DEVELOPMENT PEE
FOR SUBDMDING, GRADING. AND CONSTRUCTION OF
MULTIFAMILY UNITS ON 36.2 ACRES LOCATED 0.75 M
SOUTH OF PALOMAR AIRPORT ROAD AND 0.25 MILES WES
EL CAMINO REAL.
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduc
Environmental Impact Assessment to determine if a project may have a significant effect on the environr
The Environmental Impact Assessment appears .in the following pages in the form of a checklist.
checklist 8 identifies any physical, biological and human factors that might be impacted 'by the proF
project and provides the City with information to use as the basis for deciding whether to prepar
Environmental Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the proje
any of its aspects may cause a signrficant effect on the environment. On the checklist, "NO" wi
checked to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect o
project may cause a sinnificant effect on the environment. The project may qualify for a Neg
Declaration however, if adverse impacts are mitigated so that environmental effects can be de€
insignificant. These findings are shown in the checklist under the headings 'YES-sig" and "YES-i
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form u
DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discu:
mitigation for impacts which would otherwise 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 ic substantial adverse effects on
ambient air quality?
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,
structure or object?
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YES
(si@
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YES NO
(insig)
X
X
- X
X
X
X
x
X
X
X
X
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BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
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?
YES YES NO
(sip) (insig)
X -
- X
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?
X
X -
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals? X
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
big) (insig)
17. Alter the present or planned land use
of an area? X
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services? X
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HUMAN ENVIRONMENT
WILL THE PROPOSAL DFECTLY OR INDIRECTLY: YES YES NO
(sip) - (insig)
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
20. ~ncrease 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?
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X
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X
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X
X -
X
X
X
X
X
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X -.
X
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MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
33.
34.
Does the project have the potential
to substantially degrade the quality
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.
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?
YES YES NO
(sk) (insig)
X
X
X -
X
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DtSCUSSION OF ENVTRONMENTAL EVALUATION
The Poinsettia Hill proposal (CX 93-03/CP 93-02/SDP 93-02/HDP 93-02) consists of the subdivisio:
grading, and consmrction of 184 multifamily units on a 36.2 acre parcel near El Camino Real. TI
project site is comprised of a east-west trending ridgeline, with the northern slope being covered \
native chaparral habitat and the southern slope being used for agriculture. A San Diego Gas a
Electric power transmission line easement, containing two narrow access roads, transects the site in tl
eastern and northern portions and an unimproved roadway follows the ridgeline serving tl
neighboring agricultural uses. To the north of the project site is a developed industrial park, to the ea
is a parcel proposed for over 300 affordable housing units, to the west is the Phase 111 portion of tk
Aviara master plan, and to the south is a sliver of agriculture bordered by an undisturbed area of nath
habitat.
The site is designated for residential uses and is located within an approved local facilities managemel
zone. The property is also covered by the Mello I1 segment of the Local Coastal Program and subje
to all applicable provisions of the Carlsbad Municipal Code with regard to subdivision, physic
development, and land use.
In 1984, the property underwent a General Plan Amendment, Zone Change, Environmental Impa
Report and Annexation (GPA 83-2, ZC 281, ZC 316, EER 83-7, and Annex. No. S 1.39). The approv
of these requests incorporated the project site into Carlsbad and designated it for medium densii
residential uses conforming to the RD-M-Q zoning requirements. The certified environmental impat
report for these actions accurately surveyed the project site and all conditions remain essentially :
reported in that document. The previously approved development condoned removal of large portior
of southern mixed and chamise chaparral (potentially 11.5 acres) for high density residential uses. Tk
current proposal has been redesigned to avoid all but 6.32 acres of chaparral habitat and to enhanc
the existing low quality habitat. Also present in the area are some sensitive plant species. The:
species have been slated for preservation and enhancement with this proposed development.
California Black tailed gnatcatcher was sighted on one occasion by a representative of the Califom
Department of Fish and Game. After further consultation with the Department of Fish and Game ar
the United States Fish and Wildlife Service, it was concluded that since there is no coastal sage scn
habitat within the project site and only one sighting had been made, the bird's occupation of the are
was most likely transitory in nature. A complete biological evaluation is contained in "A Biologic:
Study for the Poinsettia Hills Development Project...", prepared by Anita M. Hayworth and dated Apri
1992.
The proposed grading of 311,900 cubic yards will not balance on site, however the adjacent propert
to the south will be used as a controlled stockpile. This site will most likely contain multifamil
residential development in the future and the proposed grading scheme accommodates this ultimat
development. The project site will be served by a local collector street, connecting to El Camino Rea
approximately 0.25 miles to the east. All public facilities required for development will be installe
concurrent with development.
Considering the environmental discussions. below, along with the proposed mitigation measures, nc
significant, adverse environmental impact should occur as a result of the proposed Poinsettia Hi1
development.
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PHYSICAL moNMENT:
1. The area comprising the Poinsettia Hill proposal consists of a prominent east-west trending ridge
with two side slopes, extending from approximately 320 feet elevation to approximately 240 feet to the north and south. The underlying geologic composition is predominantly Torrey Sandstone,
with a thin cap of Lindavista Formation on the ridgetop and some colluvium and alluvium
materials in the southern portion of the site. The only potentially unstable earth condition is due
to the alluvial soils that will undergo post-grading settlement. As recommended by the
"Geotechnicd Feasibility Investigation, 36 Acre Parcel, Carlsbad, California", prepared by ICG Inc.
and dated Febmary 16, 1990, the Settlement can be compensated by recompaction of the fill or
by removing the alluvial materials from the fill all together. These alluvium may contain perched
groundwater, necessitating surcharging and/or settlement monitoring during grading operations.
The evaluations in the geotechnical investigation show that some measures are required to
preclude geotechnical hazards within the Poinsettia Hill site. Therefore, the project is conditioned
to adhere to the recommendations of the geotechnical investigation, to the satisfaction of the City
Engineer. Based upon this condition, the proposed grading for the Poinsettia Hill tentative map
will not result in unstable earth conditions nor increase the exposure of people or property to
geologic hazards, either within the project or on adjoining properties.
2. The essential topographic trend of a ridgeline with slopes trailing away to the north and south
will remain. No unique physical features are found on the site. The steeper slopes of the
northern portion of the project will remain in their existing state and the development on the
southern portion will terrace down the slope to preserve the existing topography. Therefore the
proposed grading for the Poinsettia Hill tentative map will not appreciably change the topography
or any unique physical feature.
3. All projects within the Coastal Zone are required to maintain effective soil erosion controls and
restricted from grading during "rainy season" (October 1 through April 15). In addition, erosion
control measures such as slope landscaping, protective devices, and desiltation basins are required
,by Chapter 11 of the Carlsbad Municipal Code, City of Carlsbad Engineering Standards, and the
City of Carlsbad Landscape Manual. No clearing of vegetation or grading of earth will be allowed
until the grading plans for the proposed tentative map show adequate erosion control measures
to preclude the erosion of soils either on or off the site.
4. No beach sands, river or stream channels, oceans, bays, inlets or lakes exist within the Poinsettia
Hill development area. No predominant drainage channel has been established on the project
slopes, however there is an east-west trending drainage along the southern boundary of the
' project site. The closest large bodies of water and perennial river are the Pacific Ocean, Batiquitos
Lagoon and associated San Marcos Creek, located over a mile to the south and west, well removed
from the project's influence.
5. Grading and construction of the Poinsettia Hill development will cause increased aerosol emissions
in the form of dust and engine exhaust. Occupation of the developed project area will result in an increase of approximately 1472 average daily trips, which will incrementally add to the
existing mobile source emissions. Construction and occupation of the project area will 'also
increase the gas and electric power consumption, which will also incrementally contribute to air
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pollution emissions. In order to reduce the level of air pollution impacts, the project is
conditioned with fugitive dust control measures and traffic reduction measures. These measures
are listed in detail in the Mitigation Measures section of this environmental impact assessment.
Given the regional nature of air quality, and the programs in the San Diego Basin Air Quality
Plan, the potential air quality impacts are lessened to the greatest extent possible.
6. The conversion of s"faces within the Poinsettia Hill tentative map from the currently
undeveloped, partially, cleared state to a developed, partially impermeable state will result in
changes in various climatological indices (such as convective and advective air movement, surface
moisture and temperature). The level of influence is on the level of microclimatic changes and
will not result in sigruficant or substantial changes in the surface and air energy and moisture
exchanges. No odor sources are proposed with the Poinsettia Hill development, other than those
commonly found in residentially developed areas,. therefore no substantial changes to odor levels
should result.
7. The closest fresh and marine water sources (Batiquitos Lagoon and the Pacific Ocean) are a mile
and further from the project area and no alterations to their normal cycles are expected. The
existing flood water course is predominantly expressed as sheet flow and no si&cantly
channelized flow exists. The future flood waters will be artificially channeled and controlled to
flow southward into the storm drain system for Aviara Phase 111. Therefore, the proposed
Poinsettia Hill project will not substantially change the course or flow of marine, fresh, or flood
waters.
8. No siflcant surface waters exist within the Poinsettia Hill area, although there is a small area
in the southeast portion of the site that receives runoff from adjacent agricultural uses and could
potentially pond after flooding. Perched groundwater sources may be present in the alluvials
along the southern boundary of the project, however this is not a significant groundwater source.
The "Geotechnical Feasibility Investigation...", dated February 16, 1990, states that groundwater
in not expected to adversely affect the development provided the recommendations contained
therein are followed. As with item number 1 above, conformance to the recommendations of the
geotechnical investigations reduces any potential impacts to a level of insignificance.
Grading and construction of the Poinsettia Hill project will incrementally reduce the public water
supply, mostly for dust prevention. Occupation of the approximately 184 dwelling units will
cause a need for approximately 40,480 gallons per day. Both of these water demands can be met
by the existing public water supply, which is served through a 1.25 million gallon potable water
tank and a 1.25 million gallon reclaimed water tank. In addition, construction of two 8.5 million
gallon potable water reservoirs to serve the area will commence in 1994. As an added safety
factor, the project will be conditioned such that no building pennits be issued unless the Carlsbad
Municipal Water District determines that adequate water and service is available at the time of
application for water service and will continue to be available until the time of occupancy. If the
existing water supply is not sufficient at the time of building permit application, development may
be postponed until the additional water reservoirs are operational. Since this condition has been
incorporated into the tentative map, the proposed Poinsettia Hill development will not
substantially affect the quantity or quality of surface water, ground water or public water supply.
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9. No significant natural resources, such as non-renewable energy sources, mineral resources, or
prime agricultural lands, exist within the Poinsettia Hill project area. Grading, construction, and
occupation of the residential development will incrementally increase the usage of natural
resources through gasoline, natural gas, and electrical energy consumption. Using a natural gas
usage factor of 219 cubic feet per unit per year and an electric power usage factor of 15 kilowatt
hours per unit per year, occupation of the 184 dwelling units should result in less than a Wo
percent increase in energy consumption. This additional demand is not considered a significant
increase in the usage of any natural resource or substantial amount of fuel or energy.
IO. see nine above.
11. The Poinsettia Hill project site does not contain any structures of historical significance. A
prehistoric site (W-1879) was identified in the central portion of the site, around the existing dirt
roadway. This site has not undergone the necessary field evaluation and data recovery programs.
Therefore, the project is conditioned to undergo the archeological significance testing, as described
in the City of Carlsbad Cultural Resources Guidelines, dated December, 1990, prior to approval
of any final map or grading permit. There are potentially significant fossil areas of Tertiary and
Quaternary Ages within the Poinsettia Hill area and, therefore, the grading operations of the
project are conditioned to be monitored by a qualified paleontologist in case of fossil discovery.
Considering that no historic sites, structures or objects are on site, and that archeological data
recovery and paleontological monitoring are mitigation measures for the project, no significant
impacts to historic or prehistoric features will occur.
12. The location and variety of the habitats identified within Poinsettia Hill have remained relatively
unchanged since the time of the original environmental impact report (EIR 83-7). The habitats
are southern mixed and chamise chaparral, baccharis scrub, disturbed chaparral, and non-native
grasslands. These conditions were verified and documented in "A Biological Study for the
Poinsettia Hills Development .Project...", prepared by Anita M. Hayworth and dated April, 1992.
The original Poinsettia Hill development approved through EIR 83-7 allowed residential
development in most of the southern mixed and chamise chaparral areas, with only the SDG&E
easement and the future affordable housing site slated for preservation. The proposed Poinsettia
Hill development would reduce the encroachment into the southern mixed and chamise chaparral
to 6.32 acres on the northern slopes while proposing development in the northeasternmost portion
of the site. As proposed in the above referenced biological study, the proposed encroachment can
be mitigated by the enhancement of 3.98 acres of the existing disturbed, low and medium quality
habitat within the SDG&E power line easement and the northern slope area. Included in the
enhancement program is the planting of several sensitive plant species, such as Ceanothus
verrucosus (Wart-stemmed Ceanothus), Comarostaphylis diversifolia ssp. diversifolia (Summer
Holly), and Arctostaphylos glandulosa ssp. crassifolia (Del Mar Manzanita). To guarantee no
disturbance, all preserved and enhanced open space areas will be designated as open space lots
on the final map. With the exception of the removal of non-native grasslands and 6.32 acres of
varying quality chaparral habitat, the Poinsettia Hill proposal does not significantly affect the
diversity of habitats within the project area.
As discussed in the project's biological study, the project will only impact a few individuals of
sensitive plants and no populations will be disrupted. The proposed habitat enhancement program
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will include the planting of these sensitive species and no sigmficant impacts are expected. To
insure that the biological impacts are kept to levels below simcance, this negative declaration
has been conditioned to include conformance with the biological study. Therefore, the proposed
development, along with the required mitigation measures, will not adversely affect the diversity
of species, habitat or numbers of any species of plants.
13. The only new species of plants proposed within Poinsettia Hill are those typical domestic plants
found in residential neighborhoods. All open space and habitat enhancement areas will be monitored and undergo weed eradication as needed to allow the normal replenishment of native
species. Therefore the proposed introduction of new plant species and configuration of open
space areas will not result in significant adverse impacts.
14. While the Poinsettia Hill project area is currently used for agriculture, no significant crop
production has taken place. According to the "Soil Survey, San Diego Area", prepared by the U.
S. Department of Agriculture and the Soil Conservation Service and dated December, 1973, the
project area is covered by Chesterton and HuerHuero Complex loams. These soils are only fair
to good for agricultural purposes and do not represent prime farmland. The proposed
development will therefore not significantly reduce the amount of acreage of any agricultural crop
or affect prime, unique or other farmland of state or local importance.
,lS. The variety of animals species within the Poinsettia Hill project is typical for the area. A complete
list of the reptiles, amphibians, birds, and animals sighted or suspected to exist in the project area
is contained in EIR 83-7. A single Polioptila melanura California (California Black tailed
gnatcatcher) was identified in the northern portion of the SDG&E easement, however due to the
lack of coastal sage scrub, it is likely that the bird occupation is transitory. The California Black
tailed gnatcatcher has been listed as a federally threatened species and there is a prohibition on
the removal of coastal sage scrub habitat where a take of gnatcatchers may be involved. The
proposed development plans for Poinsettia Hill avoid the entire area around the location of the
gnatcatcher sighting, however to insure that no adverse affect on the gnatcatchers. occur, the
Poinsettia Hill project has been conditioned to obtain all required approvals and permits from the
California Department of Fish and Game and the United States Fish and Wildlife Service prior to
approval of any final map or grading permit. Given the mandatory review by the responsible
agencies, and the maintenance of biodiversity discussed in item number 12 above, no significant
adverse affects to the diversity of species, habitat, or numbers of any species of animals should
occur.
16. No new species of animals, other than those typically found in developed residential areas, are
proposed with the Poinsettia Hill project. Fencing of all open space areas should aide in keeping
domestic animals from adversely affecting the existing fauna to a significant degree. The only
potential deterrent to the movement of animals through the open space in the northern portion
of the site is an access road to the affordable housing development in the extreme northeast
comer of the project. The roadway and associated grading is approximately 60 feet wide,
however the project is conditioned to replant the manufactured slopes of this roadway to reduce
the effective width of the crossing to less than 40 feet. The reduction of the crossing through
revegetation will reduce the level of potential deterrence to insignificance, and has been included
as a required mitigation measure.
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HUMANENVIRONMENT:
17. The existing land uses within Poinsettia Hill project area consist solely of medium density
residential uses. The proposed development contains this uses exclusively. Therefore, no
significant alteration of present or planned land uses is proposed.
18. All public utilities required to support the proposed Poinsettia Hill development have been or will
be constructed prior to or concurrent with development, as required by the City of Carlsbad
Growth Management Program and the Local Facilities Management Plan (LFMP) for Zone 21.
Therefore, no substantial effects on public utilities, schools, police, fire, emergency or other public
services should occur.
19. The sewer infrastructure serving the Poinsettia Hill development area will be installed concurrent
with grading and improvement operations, therefore no impacts to sewer systems should occur.
The solid waste collection is conducted by Coast Waste Management Inc., through an agreement
with the City of Carlsbad, and the service area expands to meet the needs of new development.
If any hazardous wastes are detected during soils investigations or construction operations, the
County of San Diego requires testing and proper removal of the materials. All potentially
hazardous substances that are stored on site during construction must be maintained in safe.
containers and are monitored by the Carlsbad Fire Department. Therefore, the Poinsettia Hill
project will not result in the need for new or modified sewer systems, solid waste or hazardous
waste control systems.
20. A temporary increase in the ambient noise levels will occur during grading and construction
operations for the Poinsettia Hill project. As required by the Carlsbad Municipal Code, no
construction activities can occur between the hours of sunset and 7:OO am on weekdays and
between sunset and 8:OO am on Saturdays. No construction is allowed on Sundays or holidays,
except by special permission. The prohibition of construction-related noise during the evening
and night, and the temporary nature of the construction operations will keep the noise levels
below a level of sigdicance.
No major arterials are included in, or adjacent to the Poinsettia Hill project, therefore no
significant roadway noise sources exist. The proximity of the project site to the McClellan-
Palomar Airport increases the potential incidence of aircraft noise. In conformance with the City
of Carlsbad Noise Policy, the tentative map is conditioned to place an aircraft noise notice on all
properties p.rior to the recordation of any final map. Given the restriction on and relatively short
duration of construction activities and the required aircraft noise notices, the proposed Poinsettia
Hill project will not significantly increase existing noise levels.
21. There are no new sources of light or glare proposed with the project other than those typical
sources, such as street lights, traffic headlights, and residential lighting. Since construction
operations are limited to daylight hours, no sigmficant sources or light of glare should OCCUT due
to construction operations. Therefore, no sigdicant production of new light or glare should occur
as a result of the Poinsettia Hill project.
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22. AS discussed in item number 19 above, all hazardous materials are required to be kept in safe
containers and their status is monitored throughout construction by the Carlsbad Fire Department.
If any hazardous substances are discovered on site, the County of San Diego monitors the safe
removal of these substances. The project therefore does not involve a significant risk of an
explosion or the release of hazardous substances.
23. The proposed density for Poinsettia Hill is well within the residential densities associated with the
General Plan designation of Residential Medium density (RM) which covers the site. Therefore,
the proposal does not represent a significant alteration in the density or human population of the
area.
24. No permanent residents occupy the Poinsettia Hill site and the proposed residential uses will
provide additional housing supply. To maintain a balance in housing opportunities the Poinsettia
Hill project contains its proportionate share of affordable housing. Considering the above, no
significant affect to existing housing or creation of housing demand will occur due to the
Poinsettia Hill project.
25. The estimated additional traffic generated by the proposed development of Poinsettia Hill would
total 1,472 average daily trips (ADT). - Since the proposed primary access road will have a
maximum traffic capacity of 10,000 ADT, no adverse impacts on the proposed roadways should
occur due to the Poinsettia Hill development. The off site effects of the traffic generated by this
project have been reviewed in "Transportation Analysis for Poinsettia Hill Tentative Map...",
prepared by Urban Systems Associates, Inc., dated March 27, 1992 and on file in the City of
Carlsbad Planning Department. The Poinsettia Hill tentative map is conditioned to comply with
all provisions of the Zone 21 Local Facilities Management Plan and Growth Management
Ordinance. Both of these documents require circulation facilities to be .improved prior to or
concurrent with development. Therefore, no sigmficant adverse impacts due to the additional
traffic generation of the Poinsettia Hill development should take place.
26. There are no existing parking facilities within the Poinsettia Hill site. All demand for additional
parking will be provided concurrent with development, as required by the Carlsbad Municipal
Code. The RV storage requirements for Poinsettia Hill will be accommodated in the northeastern
portion of the project. Therefore, the proposed project will not affect existing parking facilities
or create a large demand for new parking.
27. There is an unimproved, undedicated access road traversing the central portion of the Poinsettia
Hill site, just south of the chaparral habitat. This access is currently a common ingress and egress
route for the agricultural operations on nearby properties. The construction of the local collector
serving the Poinsettia Hill project, shall include connection of the new roadway to the existing
unimproved access, thereby maintaining access for the neighboring agricultural uses. The
Poinsettia Hill proposal will therefore not adversely impact transportation systems or significantly
alter present pattern of circulation or movement of people and/or goods.
28. No waterborne, rail or air traffic use the Poinsettia Hill site directly. Batiquitos Lagoon is
restricted from any waterborne traffic and the closest rail line is the Atchison Topeka and Santa
Fe line west of Interstate 5. The proximity of the project site to the McClellan-Palomar Airport
subjects the area to aircraft overflight, however no height restrictions are necessary since the
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aircraft are flying at sufficient altitude. The Poinsettia Hill proposal will not significantly alter
waterborne, rail or air traffic.
29. The grading and constniction of the Poinsettia Hill development is confined to the existing
undeveloped portions and no significant operations are needed within existing traffic routes. If
imported fill is required for geologic reasons, all trucks must follow a haul route approved by the
City Engineer. All operations involving any disruption of traffic flow requires a traffic control plan
to be approved by the City Engineer. The improvement of the access road to the project on and
off site will decrease traffic hazards along this unimproved traffic routes. Therefore, the Poinsettia
Hill project will not significantly increase traffic hazards to motor vehicles, bicyclists or
pedestrians.
30. The Poinsettia Hill site is not included as a part of any City-wide or local emergency response or
evacuation plans. An all-weather emergency access is required to be maintained throughout
grading and construction and all emergency response or evacuation needs are monitored by the
Carlsbad Fire Department. The Poinsettia Hill proposal will not adversely interfere with
emergency response plans or emergency evacuation plans.
31. The ridgeline topography of the Poinsettia Hill project site makes the north facing slope and ridge
visible from public views, such as Palomar Airport Road. Since the southern slope almost
constitutes the side of a valley, it is exposed to very few public views. The development has been
confined to the south facing slopes therefore the only potential impacts exist along the ridgetop.
The project has been designed to incorporate a variety of building orientations, setbacks, and
berming and landscaping to soften the rigdetop views of the project. Since the project area is
located on relatively high ground, no obstruction of views will occur with development of the site.
Therefore, the Poinsettia Hill project will not obstruct any scenic vista or create an aesthetically
offensive public view.
32. Except for illegal motorcycle and bicycle activity, no recreational opportunities currently exist
within the Poinsettia Hill development area. The 184 dwelling units proposed within Poinsettia
Hill will produce a demand of approximately 1.28 acres of park facilities. The 24.25 acre
community park within Aviara Phase 111 will accommodate this demand along with the remainder
of the park demands for the neighboring properties. The Poinsettia Hill project will therefore not
adversely affect the quality or quantity of existing recreational opportunities.
33. As discussed in the preceding text, the proposed Poinsettia Hill project does not have the potential
to substantially degrade the quality of the environment, substantially reduce the habitat of 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 endangered plant or animal, or
eliminate important examples of the major periods of California history or prehistory. The
proposed development is more sensitive to ecological constraints than the previously approved EIR
83-7 and archeological data recovery is required prior to any development.
34. Some short-term impacts will result from the project, as detailed above. The mitigation for
several impacts involves enhancement or replanting which will take time to establish. The long
tern environmental advantage of enhanced and increased native open space justifies potential
short-tern impacts. All long-term facility impacts are monitored and compensated by the
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~dministration of the City Growth Management Program. The Poinsettia Hill proposal does nor have the potential to achieve short-term, to the disadvantage of long-term environmental goals.
35. As detailed above, the proposed Poinsettia Hill development is consistent with the City HMP, the
applicable Local Facilities Management Plan, and other previously approved planning documents.
All potential impacts will be mitigated to an individual level of insignificance and conformance
with area-wide planning documents precludes cumulative impacts. The Poinsettia Hill project
does not have the possible environmental effects which are individually limited but cumulatively
considerable.
36. All human related impacts are either naturally, or through mitigation, insignificant. As discussed
in items 17 through 32 above, no substantial adverse effects on human beings, either direct or
indirect, are expected to occur.
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'7 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 Poinsettia Hill tentative map and associated grading is necessarily dependent and
must be accomplished in one phase. All infrastructure and improvements are necessary
for the eventual development of the project and must be installed prior to the
construction of the multifamily homes. Phasing of the grading or improvements would
not offer environmental advantages and would increase the possibility of future facility
impacts.
b) The potential site design for Poinsettia Hill has been modified from that currently
approved and condoned by EIR 83-07. Alternate site designs would likely increase
encroachment into habitat or heavily sloping topography and would produce more
environmental impacts.
c) The scale of the development is in keeping with all existing approvals, including the
Carlsbad General Plan, the Zone 21 Local Facilities Management Plan, and the applicable
Local Coastal Program. A reduction of the scale of development could upset the housing
balance. An alternate scale of development would not provide a viable, environmentally
preferable project.
d) AU related planning documents call for medium density residential development within
the Poinsettia Hill area. Alternate uses of the site would be in conflict with all planning
documents and would not increase the environmental sensitivity of the project.
e) The postponement of development does not necessarily offer environmental advantages.
As job opportunities in the City increases, so does the need for housing. Also, the
proposed open space enhancement and replanting programs will take some time to
establish themselves. The potential environmental impacts of the project are not time-
dependent and no advantage would be gained from delaying development. .
f) The Poinsettia Hill proposal is specifically designed for the existing constraints and
opportunities of the project site and the neighboring properties. Relocation of the
project is neither logical nor necessary.
g) Since the Poinsettia Hill project area is planned for development in the Carlsbad General
Plan, the Zone 21 Local Facilities Management Plan, and the applicable Local Coastal
Programs, the no project alternative would not be in conformance with these documents. The no project alternative would not produce any significant environmental
advantages.
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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 a NEGA?
DECLARATION will be prepared.
- I find that the proposed project COULD NOT have a significant effect on the environment, because environmental effects of the proposed project have already been considered in conjunction 7
previously certified environmental documents and no additional environmental review is requj
Therefore, a Notice of Determination has been prepared.
X I find that although the proposed project could have a significant effect on the environment, there
not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative Declaration will be prepared.
- I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMEN IMPACT REPORT is required.
*, -4- Signature 1
1;?>/q -5 lq,u &&i&
Plhg Directors U
LIST MITIGATING MEASURES [IF APPLICABLE)
1. Prior to issuance of a grading permit, the applicant shall demonstrate that the proposed grading
is in conformance to the recommendations of the "Geotechnical Feasibility Investigation, 36 Acre
Parcel, Carlsbad, California", prepared by KG Inc., dated Febriaary 16, 1990, and on file in the
City of Carlsbad Planning Department.
2. To mitigate fugitive dust and other construction-related air quality impacts, the developer shall
do the following:
e
e
e
e
e
e
0
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e
Control fugitive dust by regular watering, or other dust preventive measures;
Maintain equipment engines in proper tune;
Seed and water until vegetation cover is grown;
Spread soil binders;
Wet the area down, sufficient enough to form a crust on the surface with repeated soakings,
as necessary, to maintain the crust and prevent dust pick up by the wind;
Street sweeping, should silt be camied over to adjacent public thoroughfares;
Use water trucks or sprinkler systems to keep all areas where vehicles move damp enough tc
prevent dust raised when leaving the site;
Wet down areas in the late morning and after work is completed for the day;
Use of low sulfur fuel (0.5% by weight) for construction equipment.
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. 3. To mitigate potential archeological impacts, the developer shall perform a data recovery operation,
as described in the City of Carlsbad Cultural Resources Guidelines prior to the issuance of any
clearing, grubbing, grading or building permit.
4. To mitigate potential paleontological impacts the developer shall accomplish the following prior
to final map approval or issuance of grading permit:
0 . A paleontologist shall be retained to perform a walkover survey of the site and to review the
grading plans to determine if the proposed grading will impact fossil resources. A copy of the
paleontologist's report shall be provided to the Planning Director prior to issuance of a grading
permit.
0 A qualified paleontologist shall be retained to perform periodic inspections of the site and to
salvage exposed fossils. Due to the small nature of some of the fossils present in the geologic
strata, it may be necessary to collect matrix samples for laboratory processing through fine
screens. The paleontologist shall make periodic reports to the Planning Director during the
grading process.
0 The paleontologist shall be allowed to divert or direct grading in the area of an exposed fossil
in order to facilitate evaluation and, if necessary, salvage artifacts.
0 All fossils collected shall be donated to a public, nonprofit institution with a research interest
in the materials, such as the San Diego Natural History Museum.
0 Any conflicts regarding the role of the paleontologist and the grading activities of the project
shall be resolved by the Planning Director.
5. Prior to final map approval, the applicant shall be required to: (1) consult with the U. S. Fish and
Wildlife Service (FWS) and California Department of Fish & Game (F&G) regarding the impact
of the project on the Coastal California Gnatcatcher and; (2) be issued'any permits required by
the FWS and F&G.
6. To mitigate the loss of southern mixed and chamise chaparral habitat, Arctostaphylos glandulosa
var. crassifolia (Del Mar Manzanita), Comarostaphyk diversifolia (Summer holly) and Ceanothus
vermcosus (Wart-stemmed Ceanothus), the proposed development shall demonstrate conformance
to the recommendations of the "A Biological Study of the Poinsettia Hills Development Project...",
prepared by Anita M. Hayworth and dated April, 1992, on He in the City of Carlsbad Planning
Department, prior to the approval of any final map or issuance of any grading permit.
7. To preserve the connectivity of the open space along the northern edge of the project, the existing
disturbed areas of the SDG&E easement and the manufactured slopes resulting from the access
road to the affordable housing site shall be planted with native species and maintained to prevent
invasion by nonnative species. A landscaping plan showing this planting and maintenance shall
be submitted to and approved by the planning Director prior to approval of final map or issuance
of grading permit.
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APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS 1s TO CERTIFY THAT 1 HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR I"I THE ADDITION OF THESE MEASURES TO THE PROJECT. n 1 'rfL I /O-&l- 73 ?/- -
Date Signature
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