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HomeMy WebLinkAbout1994-07-06; Planning Commission; Resolution 36771 2 3 4 5 6 7 8 9 10 11 l e e PLANNING COMMISSION RESOLUTION NO. 3677 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION FOR A MASTER TENTATIVE TRACT MAP AND HILLSIDE DEVELOPMENT PERMIT TO (1) SUBDIVIDE LAND INTO MASTER PLAN PLANNING AREAS, (2) MASS GRADE THE SITE TO ALLOW DEVELOPMENT OF THE PLANNING AREAS AND (3) CONSTRUCT THE AVENIDA ENCINAS ROADWAY AND OTHER REQUIRED INFRASTRUCTURE CONSISTENT WITH THE POINSETTIA SHORES MASTER PLAN ON PROPERTY GENERALLY LOCATED IN THE SOUTHWEST QUADRANT OF THE CITY, FREEWAY AND NORTH OF THE BATIQUITOS LAGOON IN LOCAL FACILITIES MANAGEMENT ZONE 9. CASE NAME: POINSETTIA SHORES MASTER CASE NO: CT 94-01/HDP 94-03 EAST OF CARLSBAD BOULEVARD, WEST OF THE 1-5 TENTATIVE MAP 12 WHEREAS, the Planning Commission did on the 6th day of July, 1 l3 14 a duly noticed public hearings as prescribed by law to consider said request, a] 15 WHEREAS, at said public hearing, upon hearing and considering all 16 and arguments, examining the initial study, analyzing the information submitte 17 and considering any written comments received, the Planning Commission con: factors relating to the Mitigated Negative Declaration. l8 j 19 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Cc 20 21 22 23 24 25 as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, thc Commission hereby APPROVES the Mitigated Negative Declaration to Exhibit "ND", dated May 9, 1994, and "PII", dated April 1, 199L hereto and made a part hereof, based on the following findings a 1 to the following condition: ~ 26 (I .... 27 28 11 - 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 19 l8 I 20 21 22 23 24 25 26 27 28 e. e FiIldiIlES: 1. The initial study shows that there is no substantial evidence that the pro have a significant impact on the environment since a full environmental I the master plan property was certified (EIR 84-3) with more intensive edl and related land uses than the residential uses approved with the Poinsetti Master Plan. In addition, a Mitigated Negative Declaration was approved 4, 1994) for the Poinsettia Shores Master Plan which amended thc educational institution master plan. The land subdivisions, roadway/infra construction and mass grading associated with this master tentative mal development permit application will not cause any significant environmenta since potential impacts will be mitigated. Specifically, this project will fugitive dust control impacts, archeological and paleontological monitorir grading, minor desiltation basin biological impacts and Monterey replacement tree planting to maintain the scenic qualities of Carlsbad Bc All sensitive lagoon slopes, habitat and wetland areas associated with the open space have already been dedicated in fee title to the State of Califc other significant environmental features are associated with the site whi time supported agricultural uses but is now vacant, undeveloped land exception of the Rosalina subdivision. The proposed project site has alrc reviewed with EIR 84-3 and MP 175(D)’s Mitigated Negative Declaratio~ 2. The site has been previously graded and contains no sensitive animal species with the exception of permanently protected master plan open sp associated with the lagoon environment (approximately 35 acres). The 2: graded portion of the site contains the existing alignment of Windrose Circ: Rosalina neighborhood. The rest of the master plan area is mostly flat va that was disturbed in the past through agricultural uses. 3. The existing and proposed streets are adequate in size to handle the a] traffic of approximately 12,300 Average Daily Trips (ADT), however, no units or actual traffic generation is involved with this project; only land SI and mass grading is involved. The alignment and configuration of the m; circulation system meets all City standards and will allow the orderly and j_ development of the master plan property. 4. There are no sensitive resources located onsite or located so as to be sig impacted by the proposed land subdivision, infrastructure and mass gr; subsequent development and implementation of the master plan. The p been designed and conditioned to eliminate any potential environmental j the Batiquitos Lagoon. The proposed master tentative map and hillside del permit will have no environmental impacts to, or hinder the implementati approved Batiquitos Lagoon Enhancement Plan. PC RES0 NO. 3677 -2- L i 1 2 3 4 5 e 0 5. All environmental impacts identified in EIR 84-3 and the master plan amer Mitigated Negative Declaration that required mitigation have either been cc or will be mitigated through the implementation of this mitigated declaration. As outlined in the attached mitigation monitoring progra: impacts involve fugitive dust control during grading operations, archeolog paleontological monitoring concurrent with the mass preparations/operations and minor biological impacts to the west side's dc basin (which will likely be mitigated through a basin re-design). No dwell are proposed with this application. 6 as contained in Planning Commission Resolution No. 3678, inch 8 Condition: 7 1. This approval is based on compliance with all conditions of approval of ( Environmental Mitigation Conditions, incorporated herein by reference. 91 Io ll PASSED, APPROVED, AND ADOPTED at a regular meeting of the 11 following vote, to wit: 12 Commission of the City of Carlsbad, California, held on the 6th day of July, 199 l3 I l4 i AYES: Chairperson Savary; Commissioners Welshons, Erwi~ Compas, Monroy and Nielsen. 15 ABSENT: None. 16 NOES: None. 17 18 ABSTAIN: None. 19 I1 A n 20 1 j 21 22 ATTEST: 23 24 ' PC RES0 NO. 3677 -3 - 27 26 MICHAEL J. HOLZMILLER 25 &- - c v Planning Director 28 I1 11 - MITlGATED NEGATISE DECLARATION PROJECT ADDRESS/LOCATION: Poinsettia Shores Master Plan located west of Interstat' 5, east of Carlsbad Boulevard and north of Batiquito Lagoon. PROJECT DESCRIPTION: A Master Tentative Map and Hillside Development Permit ti allow land subdivisions, mass grading and the construction c required infrastructure to accommodate future development c the Master Plan property consistent with the Poinsettia Shore Master Plan. The City of Carlsbad has conducted an environmental review of the above described projec pursuant to the Guidelines for Implementation of the California Environmental Quality Ac and the Environmental Protection Ordinance of the City of Carlsbad. As a result of sail reyiew, a Mitigated Negative Declaration (declaration that the project will not have significant impact on the environment) is hereby issued for the subject projecl 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 th Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments fro1 the public are invited. Please submit comments in writing to the Planning Departmer within 30 days of date of issuance. If you have any questions, please call Eric Munoz i the Planning Department at (619) 438-1161, extension 4441. DATED: MAY 9, 1994 CASE NO: CT 94-01/HDP 94-03 ;p"l ? Planning L Director . HOLZMI LER CASE NAME: POINSETTIA SHORES MASTER TENTATIVE MAP PUBLISH DATE: MAY 9, 1994 EM :vd 2075 LaS Palmas Drive - Carlsbad, California 92009-1 576 - (61 9) 438-1 1 "NOTICE OF COMPLETION Mail to: State Clearinghouse, 1400 Tent @et, Rm. 121, Sacramento, CA 95814 - 916/ @if - r See NOTE Below: Project Title: Poinsettia Shores Master Tentative Map - CT 94-01/HDP 94-03 Lead Agency: City of Carlsbad Contact Person: Eric Munoz Street Address: 2075 Las Palmas Drive Phone: (619) 438-1161, ext. 4441 City: Carlsbad Zip: 92009 County: San Diego PROJECT LOCATION: County: San Dieso Ci ty/Nearest Cmni ty: South Car lsbad Cross Streets: Future Avenida Encinas/Carlsbad Boulevard Total Acres: 100 acres Assessor's Parcel No. 216-140-25/27/30-33 Section: - - Tup. -- Range: -- Bas Within 2 Miles: State Huy #: Interstate 5 Uateruays: Pacific Ocean & Batiquitos Lagoon """""""""""""""""""""""""""""""""""""""""""""""""""""""""". Airports: -- Rai Luays: AT&SF Schools: -- """""""""""""""""""""""""""""""""""""""""""""""""""""""""". DOCUYNT TYPE CEaA: - NOP - Supplement/Subsequent NEPA: - NO I OTHER: - Joint Docun - Early Cons - EIR (Prior SCH No.) EA Final Docun - Neg Dec - X Other Mitiuated Nes Dec - - Other - Draft EIS Draft EIR - FONSI - - "_""""""""""""""""""""""""""""""""""""""".""""""""""""""""" - LOUL ACTION TYPE - General Plan Update - Specific Plan Rezone Annexat i o General Plan Amerxfnent Master Plan - Prezone General Plan Element Planned Unit Developnent - - - Use Permit Coastal P - Comnunity Plan - Site Plan 2 Land Division (Subdivision, X Other 2 Parcel Map, Tract Map, etc.) Deve 1 omen - - - Redeve 1 OF - - - DMLMNT TYPE """""""""""""""""""""""""""""""""""""""""""""""""""""""""" Residential: Units Acres - Uater Facilities: Type - Office: Sq. Ft. Acres Enp 1 oyees TransporLation: T~pe - Comnercial: Sq. Ft. Acres Mining: Mineral Enp 1 oyees - Industrial: Sq. Ft. Acres Employees - Power: Type - Educational Waste Treatment: Type - - - Recreational - - - Hazardous Uaste: Tyqe - X Other: Land subdivision. mas infrastructure PROJECT ISSUES DISCUSSED IN DOCUENT - Aesthetic/Visual - Flood Plain/Flooding Schools/Universities Uater Qui Agricultural Land Forest Land/Fire Hazard - - - Septic Systems Uater SUI - X Air Quality Geologic/Seisrnic Seuer Capacity Ground U; X Archaeological/Historical - Minerals - X Soil Erosion/Conpection/Grading X Uetland/l X Coastal Zone X Drainage/Absorption Population/Housing Balance - .......................................................... - - - - - - - - Noise Solid Uaste Uildlife - - Toxic/Hazardws Growth If - - - Economic/Jobs - X Public Services/Facilities - Traffic/Circulation Landuse - Fiscal - Recreation/Parks - Vegetation - Cunulatil Other - - - - Present Land Use/Zoning/General Plan Use _""""""""""""""""""""""""""""""""""""""""""""""""""""""""". Vacant Master Plan property. PC zoning uith RM General Plan designation. Land use per the Poinsettia Shores Master Plan. Project Description _""""""""""""""""""""""""""""""""""""""""""""""""""""""""" A Master Tentative Map and Hillside Developnent to allow lard subdivisions, mass gr construction of required infrastructure to atconmodate future developnent of thc property consistent uith the Poinsettia Shores Master Plan. NOTE: Clearinghouse will assign identification numbers for all new projects. If a SCH nunber already exists for a from a Notice of Preparation or previous draft docunent) please fill it in. Revise e * ENVIRONMENTAL WACI' ASSESSMENT FORM - PART II (TO BE COMPLETED BY THE PLANNING DEPARTMENT) BACKGROUND CASE NO. CT 94-01/HC DATE: April 1, 1 1. CASE NAME: Poinsettia Shores Master Tentative Map 2. APPLICANT: Kaiza Poinsettia Corporation 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 7220 Avenida Encinas. Suite 2( Carlsbad. CA 92009 (619) 931-9101 4. DATE EIA FORM PART I SUBMITTED: January 17. 1994 5. PROJECT DESCRIPTION: Master tentative map and hillside development permit to m approximately 88.7 acres of master plan propertv as shown on the attached local Consistent with the Poinsettia Shores Master Plan. this proiect proposes a 10 subdivision (8 residential lots and 2 open spaces - lots on the east of the railroad t subdivisions are proposed - for the master plan's west side at this time). mass grading - - c the construction of the approved Avenida Encinas roadway aliment and related impr and infrastructure to serve the buildout of the master plan propertv including a desiltal on the site's west side. Balanced grading of approximately 328,000 cubic yards is 1 No specific - planning area development proposals are involved at this time. Individual area tentative maps and development proposals consistent with the Poinsettia Shorl Plan will follow this master tentative map approval. - A 75 lot single family SI associated with a previous master plan exists in the southeast portion of the site a( the 1-5 freeway. Attached to the location map are exhibits reflecting the master tental proposal for the master plan property. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City co Environmental Impact Assessment to determine if a project may have a significant effect on the env The Environmental Impact Assessment appears in the following pages in the form of a checkl checklist 8 identifies any physical, biological and human factors that might be impacted by the project and provides the City with information to use as the basis for deciding whether to p: Environmental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the any of its aspects may cause a significant effect on the environment. On the checklist, "NOt will b to indicate this determination. 0 0 * An EIR must be prepared if the City determines that there is substantial evidence that any as] project may cause a simificant effect on the environment. The project may qualify for : Declaration however, if adverse impacts are mitigated so that environmental effects can € insignificant. These findings are shown in the checklist under the headings "YES-sig" and ' respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the f DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to mitigation for impacts which would otherwise be determined significant. -2- a - WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? Appreciably change the topography or any unique physical features? Result in or be affected by erosion of soils either on or off the site? 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? Result in substantial adverse effects on ambient air quality? Result in substantial changes in air movement, odor, moisture, or temperature? Substantially change the course or flow of water (marine, fresh or flood waters)? Affect the quantity or quality of surface water, ground water or public water supply? Substantially increase usage or cause depletion of any natural resources? Use substantial amounts of fuel or energy? 11. Alter a significant archeological, paleontological or historical site, structure or object? -3- 0 PHYSICAL m0N" YES YES NO (sig:, (insig) - X X - X - X - - X - X - X - x - x x - - X - a 0 BIOLOGICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NC (sig) (insig) 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? - - E 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? - 1 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? 1 - 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? - - 1 16. Introduce new species of animals into an area, or result in a barrier to the migration or movement of animals? - 1 HUMANENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 17. Alter the present or planned land use of an area? 18. Substantially affect public utilities, schools, police, fire, emergency or other public services? YES YES N( (Sig) (big) 1 - - - 1 - - - -4- a e HUMANENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 19. Result in the .need for new or modified sewer systems, solid waste or hazardous waste control systems? YES big1 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? -5- YES (insig) X X X - NO - - X - X - X - X X - - X - x x - - x - x - - s - -. 0 e MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NC big) (insig) 33. 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. 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 hurnan beings, either directly or indirectly? 1 - 1 - 1 - 1 - -6- 0 0 -DISCUSSION OF ENVIRONMENTAL EVALUATION This proposal involves a Master Tentative Map and Hillside Development Permit to mass grade t. plan property shown on the attached location map and establish large lot planning areas consisten Poinsettia Shores Master Plan approved by the City Council on January 4, 1994. This proposal in7 subdivision of land and site grading to: (1) establish the master plan’s planning areas east of th tracks, (2) allow for mass grading of the site including roadway embankments associated with th Encinas alignment and bridge over the railroad tracks, (3) construct the Avenida Encinas roadwaj intersection with Carlsbad Boulevard, and; (4) provide appropriate infrastructure (including a n pump station on the master plan’s east side and a desiltation basin on the west side) to allow thc of the master plan property. The Poinsettia Shores Master Plan implements a mitigation plan designed to reduce the envi impacts resulting from the. proposed development of the property to insignificance. The mitigati the result of a Mitigated Negative Declaration that was approved as the environmental review for t plan and addresses potential archeological, paleontological, visuaVaesthetic and noise impa environmental review associated with this master tentative map application will focus on the propo: plan grading and provision of required infrastructure. A Hillside Development Permit is required bc eastern portion of the project site qualifies as a hillside site and is involved in the grading conce] After master tentative map approval, the applicant will submit separate tentative tract map and pk development applications for each planning area. Those applications will be subject to the ma: mitigation program on a planning area by planning area basis. No planning area development pro associated with this application; only the subdivision of land and site grading consistent with the Shores Master Plan. Some of the analysis in this document will reference the master plan’s Mitigated Negative Declaration and EIR 84-03 which is a certified environmental impact report prl the subject master plan property when educational and other uses were allowed under the former Lagoon Educational Park Master Plan. Most of this site’s environmental issues have been : addressed and/or mitigated. Physical Environment 1. No unstable earth conditions will be created by the proposed mass grading operation for Shores. There will also be no increase of geologic hazards to people or property. The site flat with a hillside area on the eastern perimeter adjacent to the freeway. The proposed gr be a balanced operation consisting of approximately 328,000 cubic yards of cut and fill. AI City grading, erosion control and landscaping requirements will be imposed to ensure that nl earth conditions or geologic hazards will be created. No impacts to the Batiquitos Lagoon from the proposed grading and land subdivisions. A geotechnical investigation dated June L Woodward-Clyde Consultants made various recommendations regarding grading, ground w drainage and other aspects of site development which are incorporated into the City‘s Enginc grading standards. 2. The site topography will not be adversely or significantly altered. The grading will essentiall the site with the eastern hillside area providing .the majority of fill for the roadway em1 associated with the Avenida Encinas roadway and bridge over the railroad tracks. The proje no unique physical features which would be significantly impacted by the mass grading. -7- 0 a - . unique topographic features are associated with the project site, the lagoon blufftop area is UI sensitive since it buffers future development from the resources of the lagoon. This area will a blufftop setback as required by the Poinsettia Shores Master Plan and will not involve an or blufftop area modifications. In addition, this master tentative map application is accom] a Hillside Development Permit application since the eastern portion of the master plan (Arc hillside area per the zoning ordinance and is involved in the mass grading operation. Th concept is shown on the project's tentative map and hillside development exhibits and cente cutting into the eastern edge hillside portion of the site to obtain fill for the Avenida Encina5 embankments. This hillside area gently slopes up eastward from the existing Windrose Circle to a flattened ridge that extends north and south along the site's eastern edge. Further east point is the steep down slope adjacent to the 1-5 freeway. The average cut into this area will feet with maximum cuts up to 18-20 feet. Since no development is proposed at this time, tl exhibits reflect the proposed mass grading. Another hillside development permit will be req1 planning area "C" which will review and approve crib walls and structures for the mass g consistent with the master plan. The rest of the site is mostly flat with occasional topc mounds and soft ridges that cross the property. These areas will be normalized through the n grading. As stated earlier, the designated public right of way area adjacent to the lagoon bl1 not be graded. The grading of blufftop planning area A-4 (Lot 4 of the master tentative involve shaving the elevated eastern portion of the lot by 2-10 feet and slightly filling the low€ portion to level out the site and prepare it for finish grading. The mass grading concept is dc leave all lots in a graded state that will require only minor finish grading to accommodate del and roadways. In this manner, further environmental review at the planning area level M required since (1) the grading impacts have been assessed at this time in compliance with Cii and hillside regulations and (2) the Poinsettia Shores Master Plan contains a mitigation designed to eliminate significant environmental impacts associated with development of : planning areas. The proposed grading quantities (approximately 3,700 cubic yards per gra and the grading concept will meet the intent and requirements of the City's Hillside Del Ordinance and will allow for the appropriate grading and development of the master plan An overall balanced grading operation of approximately 328,000 cubic yards is proposed. 3. By complying with standard City requirements for grading plans and permits, the project will in or be affected by erosion of soils either on or off the site. All standard soil erosion control will be incorporated to ensure that no soils erode into the Batiquitos Lagoon. In addition, the proposed grading will be required to comply with coastal zone grading prov restrictions. As required by the Local Facilities Management Plan (LFMP) for Zone 9, a desilta is proposed for the project's west side. This basin will be located in the northwest portion oj area "I". This basin is also allowed by the West Batiquitos Local Coastal Program subject review and approval by applicable state and resource agencies including the State Lands Co: Adjacent to the desilt basin is a least tern site associated with a biological component of the Batiquitos Lagoon Enhancement Plan. Implementation of the Enhancement Plan and the use ( site (W-1) will not be impacted by the master tentative map related grading and ; improvements including the desiltation basin. The basin's location is outside of the lagoon's ( wetland boundary and other sensitive areas. Non-sensitive, disturbed iceplant/sea fig vegetat the basin site. -8- a 0 . . As part of analyzing the potential environmental impacts of this project, an easterly (over th tracks) alignment of the drainage facilities was assessed from an engineering and envir standpoint as an alternative to the westerly alignment and proposed desilt basin location a( the tern site. The easterly alignment would involve expansion of the existing desilt basin lo( of the railroad tracks adjacent to the existing Rosalina subdivision. The westerly allgnmt locate the basin in an area that had a basin already approved for it with the previous educatj master plan. A biological survey of the proposed west side basin location and the alternative basin expansion area was undertaken to determine the environmentally/biologically preferrec The survey was performed by Dudek and Associates, a local environmental consulting firm st; qualified biologists. The survey concluded that the alternative eastern basin, and its expansion, would impact sensil Disturbance to wetlands are involved including impacts to coastal and valley freshwater mz acres), southern willow scrub (0.10) and coastal sage scrub (0.22) which would all like: mitigation efforts as dictated by the resource agencies involved. The U.S. Army Corps of Engi become involved if Section 404 of the Clean Water Act is affected. The proposed western bz located in a mostly disturbed area, however, a small impact to coastal sage scrub (0.18) wc and requires review by resource agencies. It is possible a re-design of the basin may avoid th Another potential impact with the west side is to a small population of southwestern spiny r is a sensitive plant listed as a List 4 species by the California Native Plant Society. Transpk mitigate this impact. Overall, the western basin location represents fewer potentially : biological/environmental impacts. The eastern drainage alignment and expansion of the exis including the impacts to wetland areas would represent a more significant environmental im the proposed westerly alignment. From an engineering standpoint, the easterly alignment a would require some extreme engineering components including 30 foot and deeper storm c the demolition and expanded re-construction of the existing basin. Building the easterly a drainage alignment would not be consistent with the approved master plan or the approvr Local Facilities Management Zone documents, require extensive re-construction of the exist would require construction and maintenance of deep stom drains, and would not be enviro preferred over the proposed westerly alignment. The mitigation considerations require construction of the western basin are incorporated into this mitigated negative declaration. 4. The proposed grading and land subdivisions will have no impact to the depositional patten beach sands, river or stream channels or the bed of the Pacific Ocean or any bay, inlet, lake ( Specifically, the project will not impact the physical dynamics of the Batiquitos Lagoon WE focus of an intensive enhancement project which will get underway in 1994. Developmr master plan area can be serviced by the existing desiltation basin onsite and a proposed desilta for the project's west side. These facilities will adequately serve the future development a~ the lagoon from drainage, sedimentation and flooding concerns consistent with Zone 9 Local Management Plan requirements. All applicable state and resource agency review and i including Coastal Commission approval of a Coastal Development Permit, will take place approvals. In no way will the mass grading of the Poinsettia Shores Master Plan master tent or individual planning area developments restrict or hinder the full implementation of the Batiquitos Lagoon Enhancement Phn. 5. Short term construction related impacts could effect air quality. However, this master tent is conditioned to implement fugitive dust and construction related air quality mitigation mc -9- -~ e 0 6. 7. 8. 9. 10. 11. that no adverse effects on ambient air quality will result from the proposed mass gradinl measures are listed at the end of this environmental assessment. Since dwelling units and i lot subdivisions are not proposed with this application, the impacts from auto emissions residents on the region's air quality is not under review. However, the Poinsettia Shores M; will develop the master plan site with land uses less intensive than the former educational pa plan. At .buildout, traffic is projected to be approximately half of the educational park's traffic. In addition, future development will provide access the mass transit systems, puk improvements with bicycle lanes and pedestrian sidewalks and walkways so that compli; applicable Regional Air Quality Strategies (RAQS) will be satisfied. The proposed mass grading of the site, construction of roadways and landscaping of slopes will not result in substantial changes in air movement, odor, moisture or temperature. As previously discussed, the project will not have any impacts on the physical dynami Batiquitos Lagoon or Pacific Ocean. The project will alter flood water flows because drainagc are part of the public improvements/infrastructure required of this project consistent with Growth Management Ordinance and Local Facilities Management Zone 9. A desiltatior proposed for the southwest comer of the master plan site as discussed in detail in #3 of this d Included in that discussion is a comparative analysis of the environmentaVbiologica1 consider the proposed westerly drainage alignment and desilt basin vs. an easterly (of the railroa alignment of the drainage facilities and an expansion of the existing desilt basin adjacent to tht subdivision on the master plan site. No significant surface waters exist on the developable portions of the site. Significant grot resources are not associated with the site. However, the migration of water from adjacent la or irrigated areas may result in isolated areas of "perched' water at various levels. As a grading practice, if water seeps are encountered during the grading of cut slopes, remedial will be undertaken once actual slope conditions are identified. Public water suppll incrementally impacted during grading operations. While this application does not involve units or building permits, future planning area entitlement approvals will be conditioned suc building permits will be issued unless the Carlsbad Municipal Water District determines that water and sewer service will be available to allow occupancy of units. As documented in EIR 84-3 and the Poinsettia Shores Master Plan Mitigated Negative Decla: significant natural resources such as non-renewable energy sources or mineral resources ex project site. The site's soil (MlC) and other factors qualify the area as prime farmland b: Conservation Service. Agricultural mitigation fees have already been paid for this pr association with previous approvals. The balance of .the fees are required to be paid b individual planning area receives final map approval. This is further discussed in #14. Fuel and energy will be used during grading operations but this will not create a significar impact to fuel and energy resources. As documented in the master plan's approved mitigated declaration, EIR 84-3 identified arc1 sites within the master plan property and follow-up efforts conducted archeological exc Specifically, archeological excavations were carried out at five resource sites on the property. , report by Brian Smith dated September 10, 1985 concludes that the subject sites have been -1 0- e m - . and are no longer considered sigruficant, however, mitigation at this time involves the reten1 archeologist for pre-grading conferences and on-site monitoring during grading operations. in particular (W-95) was noted as requiring a controlled grading operation since there is potential for uncovering additional human remains. Special care will be exercised with the gr; monitoring of the area adjacent to this site. The Poinsettia Shores Mitigated Declaration re archeologist to monitor the mass grading of the site; so that requirement will be incorporate( mitigation measures of this environmental assessment for the project's master tenta~ve IT required is the involvement of a qualified paleontologist in the pre-grading grading operations monitoring consistent with the City's standard paleontological mitigation measures. Nc structures or resources of significance are associated with the master plan site. The Pon underpass will be barricaded and removed from use with the construction of the EncinasKarlsbad Boulevard intersection and the associated Ponto drive connection as approv of the master plan's circulation system. The Ponto bridge is a public bridge structure and w a Statewide. Bridge Inventory conducted by Caltrans in 1987. As summarized in a 1988 assessment of the Ponto Bridge by RECON, a private environmental consulting company in S it was determined that the bridge does not meet National Register criteria for historical struc historical significance is associated with the Ponto bridge. Biological - Environment 12. The developable portion of the project site is mostly vacant and does not support any sensitiv or diversity of plant species. Up until approximately 10 years ago, the project area was use ornamental flower crops including rununculus and has been left fallow ever since. Two ares the site that currently support vegetation. One is a stand of eucalyptus tress located along tl edge of the master plan adjacent to the freeway. The grading and future development of consistent with the Poinsettia Shores master plan (designated as planning area "C") will 1 adverse significant environmental impact. The previous educational park master plan approvals for the development of this area. The second area of on-site vegetation is local northwest comer of the master plan's east side, adjacent to the southwest corner of the I Gardens mobile home park. This area contains a small amount of riparian vegetation cor arroyo willow and cattails associated with the drainage channel along the railroad tracks. Th area is very small (0.05 acres as shown on the project's constraints exhibit) and is not COT significant riparian habitat area connected to a larger resource area. EIR 84-3 as certific previous educational park master plan, has already concluded that the loss of these resource have a significant impact on the biological resources of the property. The lagoon blufftop arc and adjacent wetland areas are sensitive lands with significant habitat value. These areas ha7 been dedicated to the State and City as open space easements protecting the sensitive hat associated with the master plan property. The proposed mass grading will not impact these grading and future development will occur on the master plan's developable, non-constraj Regarding off-site vegetation the new intersection with Carlsbad Boulevard will remove two Cypress trees. Given the maturity, historical context and scenic qualities of these trees, re] trees will be required with the landscaping of the new intersection. This is further discussc of this document. 13. New species of plants will be introduced into the project area in the form of landscaping for roadway areas. Ultimately, domestic and project related landscaping will be introduced intl until buildout. Landscaping in conjunction with soil erosion control, or for ornamental and -11- 0 e - . purposes is not considered a siwcant environmental impact. No barriers to the normal reple of existing species will occur because the sensitive lagoon slopes and blufftop setback areas to the wetland habitat will be maintained as permanent open space. 14. Historically, both east and west sides of the master plan property have been farmed and agricultural purposes including the cultivation of ornamental flower crops (rununcdus). Cu agricultural uses are occurring on-site. The soils on-site are mostly Marina loamy coarse sa It is a soil typically found on slopes of 2 to 9 percent and is considered to be prime farmla: Department of Agriculture's Soil Conservation Service. The master plan property has paid ag mitigation fees as part of approvals granted for the former educational park master plan. The 1 Shores Master Plan requires that all remaining agricultural fees be paid prior to the final map of individual planning area maps which will follow the approval of this current master tent; application. While considered prime "farmland", the MlC soil carries a storie index rating of 1 is not considered to be a high rating associated with prime "soils". 15/16 Since the project area is primarily vacant and undeveloped, there is minimum habitat value as well as animal species. The exception would be the biodiversity associated with the la adjacent wetland areas which will continue to remain as permanent, natural open space. 1 there will be no impacts to the habitat or diversity of sensitive animal species, or their natura of movements or migrations. The biological resources of the lagoon will not be impactc proposed mass grading and land subdivisions associated with this master tentative map ar development permit applications. Human Environment 17. The present land uses on the project site consist of the existing single family Rosalena pr vacant undeveloped land. The planned land uses are primarily residential on the east s: mixture of travel service commercial uses and an unplanned area on the west side of the mi property. The proposed master tentative map and hillside development permit will mass I subdivide the property consistent with the approved Poinsettia Shoes Master Plan so that the no adverse alteration of the present or planned land uses of the area. 18. There will be no substantial adverse impacts to public utilities, schools, police, fire , emergenc public services. The mass grading and land subdivisions proposed with this application are ( with the Poinsettia Shores Master Plan which complies with the provisions and requiremenl 9 and the City's Growth Management Ordinance. Specifically, the January 1994 appro1 Poinsettia Shores Master Plan included a Local Facilities Management Plan Amendment (: 09(A)) which updated the Zone 9 Local Facilities Management Plan to reflect amended land the revised alignment of Avenida Encinas. This project will be required to be consistent with 09(A) which addresses the following facilities and services needed to develop and service t: plan property: City Administration, Library, Wastewater, Parks, Drainage, Circulation, Fire Sewer Collection, Water Distribution and Open Space. Regarding school facilities, the mi specifically requires that evidence of school impact mitigation is approved concurrent with c the final map approval of the master tentative map. In order to assure a functional financia to implement the requirements of Zone 9, the master plan also requires the Zone 9 Finance 1 approved concurrent with or before final map approval of this master tentative map. For thes -12- 0 0 - - the proposed master tentative map and hillside development permit will not adversely iml facilities or services. 19. No solid waste or hazardous waste control systems are required or associated with this pro: waste collection is conducted by Coast Waste Management Inc. through an agreement with Carlsbad; their service area expands to meet the needs of new development. The future de that will follow the master tentative map requires- a new sewer pump station which will be cl when needed tu serve development. The sewer infrastructure serving the master plan will k concurrent with the mass grading operations and roadway and improvement constructior exception of the new pump station. The new pump station will be located in planning adjacent to the railroad tracks and will adequately service the master plan area. Sc infrastructure and elevated man holes exist on the site as a result of grading the first ph former educational park master plan which implemented a more intensive grading concep uses. Existing sewer infrastructure will be modified as needed to accommodate the gradinl by this master tentative map. The sewer requirements of the Poinsettia Shores Master Plan half of the sewer requirements of the former educational park master plan (approximate1 gallons per day vs. 151,140 gallons per day) as discussed in the master plan’s approved Negative Declaration. 20. A temporary increase in the ambient noise levels will occur during the mass grading associated with this master tentative map and the subsequent construction activity following planning area level final approvals. City code regulates grading and construction between 7: sunset on weekdays and 8:OO am and sunset on Saturdays. No work is allowed on Sundays. noise source is regulated and temporary, noise levels will be below a level of significance. Future residential development must be in compliance with the City‘s noise policy to i attenuate railroad track and freeway noise. The master plan’s mitigation program req residential planning area to have a noise analysis conducted and any appropriate, applicable measures incorporated into the planning area’s review and approval process. At the maste map level, no noise analysis is required. 21. There will be no new sources of light or glare created by the mass grading, land subdit construction of related roadway and other improvements proposed by the master tentativl hillside development permit. 22. As previously discussed, no hazardous waste material use or storage is associated with this pr proposed mass grading and related improvements will not involve the application, use or ( hazardous materials or substances. 23. No dwelling units or development proposals are specifically involved at this time, however, tentative map will grade the master plan site to allow the future review and approval of projects that must comply with the approved and existing underlying General Plan desi Residential Medium (RM) density which allow 4-8 dwelling units per acre. In addition, the Shores Master Plan specifies the number of dwelling units allowed for each residential pla: so that overall, the RM designation is complied with. Since this project will allow the devel residential units consistent with the applicable General Plan designation, the density of 1 population of the master plan area or the City‘s southwest quadrant will not be substantia -13- a 0 - . The master plan's overall density is also discussed under #23 of the master plan's approved Negative Declaration. 24. The master tentative map will allow grading, improvements and infrastructure to su development of this approved master plan. There will be no demand created for additional h the completion of the proposed grading and land subdivisions. 25. The proposed grading and related improvements will not generate traffic since residential del and building permit issuance is not involved. This project will construct Avenida Encinas a roadway and other improvements to adequately serve the traffic generated by future del approval. As discussed in the master plan's approved Mitigated Negative Declaration, the traff resulting from the buildout of the Poinsettia Shores Master Plan will be less than those apl the previous educational park master plan so that all impacts resulting from the developm master plan property are below a level of significance. 26. No existing parking facilities exist on the project site. Parking facilities associated with futm area development proposals will be provided at that time; none are required or proposed at 27. The master tentative map will not impact existing transportation systems or the futurc commuter rail station to be located approximately one mile north of the project site. Since t area is currently an undeveloped master plan property, transportation systems will augment development of Poinsettia Shores until buildout. Currently patterns of circulation or the mo goods and/or people does not exist on the mostly vacant site, however, such activity wi established once the Avenida Encinas roadway is completed. The project involves a new in with Carlsbad Boulevard by Avenida Encinas as shown on the project's exhibits. Any chan roadway design, or associated changes to future re-alignments of Carlsbad Boulevard, m: additional environmental review at that time. 28. No waterborne or air traffic make direct use of the master plan site. The Batiquitos Lagoon i! for active water recreational uses. Rail traffic utilizes the existing railroad tracks located in tk right of way which bisects the master plan property into east and west areas. The developn: Poinsettia Shores Master Plan and the related grading and roadway/improvements constructic impact rail, waterborne or air traffic. 29. While this project will grade the site and provide roadways and related improvements, there legal access to 'motor vehicles, pedestrians or bicyclists until occupancy is granted developments which will need to process appropriate discretionary permits as required by t plan. The master tentative will allow the safe use of roadways by meeting City standards roadway dimensions and lane configurations, bicycle lanes and pedestrian sidewalks and w( With regards to the mass grading operation, any haul route requirements made by City Engi be met as well as traffic control plans if any disruption of traffic flow is anticipated. 30. The master plan site is not included a part of the City's emergency response plans or evacuat Since the site is not extremely large (approximately 89 acres on the east side) and an exi improved public street (Windrose Circle) connects the existing Rosalena subdivision via Avenic with the rest of the City, no adverse impacts to emergency response services or plans will I -14- 0 0 ,51. The mass grading and land subdivisions proposed by this master tentative map will not obstr vistas or create aesthetically offensive public views. By conditioning the project to be in c( with the City's Landscape Manual, there will be built in requirements to utilize seed mix cc on flat graded pads that will not be improved with developments within 6 months of compll grading. Compliance with the Landscape Manual will ensure no visual impacts occur from the mass grading. Individual planning area tentative maps/development proposals will follow thc of this master tentative map. While development of these planning areas may block 01 obstruct existing private views and oceans vistas, the City does not protect private views. 5 visual impacts per CEQA will not be created. A potentially significant impact does exist required construction of the new intersection of Carlsbad Boulevard and Avenida Encinas. Th of this new intersection will require the removal of two mature Monterey Cypress trees. T: are located in the separated median area dividing the northbound and southbound roadbeds o Boulevard. These trees are also the northernmost trees of a clustered row of mature Monterc trees extending south toward the mouth of the Batiquitos Lagoon. These trees reflect the context of the area since contemporary roadway and general landscaping concepts do r Monterey Cypress. This tree is known for being a hardy survivor in salty, windy coastal envi The City's Landscape Manual specifically indicates the Monterey Cypress (Cupressus macrocar desired theme tree (which is planted along street frontages) for this southern segment oi Boulevard. The median tree (which is planted in medians like the existing Cypress), howe Mexican Fan Palm. This median tree can be implemented with future re-alignment changes tc Boulevard. In the meantime, the replacement of the Monterey Cypress will help maintain 1 scenic visual character that currently exists while accommodating the new intersection. In the Scenic Highways component of the General Plan's Circulation Element qualifies Carlsbad : as a scenic highway which may become the subject of specific corridor standards designed tc and enhance the coastal roadway's scenic qualities. For these reasons, as mitigation for the 1( mature Cypress trees, the applicant will be required to replace these trees with the plantin; six (6) 24 inch box sized Monterey Cypress trees. These will be planted on the north side c Avenida Encinas/Carlsbad Boulevard intersection as shown on the master tentative map's land! exhibit. This requirement will be incorporated into the mitigation measures of this Mitigatec Declaration. 32. Since the site is mostly vacant, no recreational opportunities legally exist on the site; ther mass grading and related improvements will not affect the quality or quantity of existing re opportunities. The improvements associated with this master tentative map will, however, lead to increased recreational opportunities in the form of bicycle lanes, pedestrian walk implementation of the master plan's trail system. Private recreational opportunities for 1 residents of the master plan will involve the recreation center planning area (area "M") wh amenities (pool, basketball court, etc) will be provided. A Site Development Plan will be concurrent with the first planning area tentative map for the master plan's recreatic Recreational amenities are also required for the master plan's affordable housing planning : -15- 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) Phasing the mass grading operation and related improvements would not be a benefit since tl concept is a one time mass grading effort and the related improvements and roadway, completed before future development can be approved and constructed. Phasing the mass g~ related improvements would not offer environmental advantages and would probably in possibility of future facility impacts. b) No specific planning area level site designs are involved with this project. The grading COI is appropriate for the development of the master plan property and complies with hil development regulations so that alternate site designs would not be significantly superior. c) The proposed scale of development implements all applicable existing approvals for the de of the site including the Poinsettia Shores Master Plan and the City's General Plan. The pro1 of development is approved and appropriate. d) No other uses are allowed for this area. This project is the first step in implementinr approved Poinsettia Shores Master Plan. e) Development at some future time, although feasible, would not eliminate any of the p environmental impacts. This document in combination with the implementation of the mast6 mitigation program will adequately reduce all impacts to levels of insignificance. These m would be complied with whether development occurs now or is delayed into the futurc significant benefits would result from requiring development to proceed at some future timl than now. f) The proposed master tentative map and hillside development permit is specifically designed implementation of the Poinsettia Shores Master Plan on the subject master plan property. Re1 of the project to another site is neither logical nor necessary. g) Since the proposal is consistent with the City's General Plan, the Poinsettia Shores Master 1 the Zone 9 Local Facilities Management Plan and the West Batiquitos Local Coastal Program no project alternative would not be in conformance with these documents and applicable lanc designations. In addition, Avenida Encinas-a Circulation Element roadway in the City's Gel Plan and the associated public improvements would not be completed with the no pr alternative. The no project alternative would not produce environment advantages unless the strictly followed a policy based on no further development within the City or not allowinl conversion of vacant land. -16- e 0 bGETERMINATION (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 b DECLARATION will be prepared. - I find that the proposed project COULD NOT have a significant effect on the environment, bt environmental effects of the proposed project have already been considered in conjunc previously certified environmental documents and no additional environmental review is Therefore, a Notice of Determination has been prepared. X I find that although the proposed project could have a significant effect on the environment, have been added to the project. A Mitigated Nenative Declaration will be proposed. - I find the proposed project MAY have a significant effect on the environment, and an ENVTROl not be a significant effect in this case because the mitigation measures described on an attac IMPACT REPORT is required. 5Sp Y. 5v E& A"R Date Signature 1 5$9q Date LIST MITIGATING MEASURES (IF APPLICABLE) The following mitigation measures shall be made part of the project's grading plan in thf Environmental Mitigation Notes listed on the grading plan title sheets. 1. GRADING AND FUGITIVE DUST CONTROL To mitigate fugitive dust and other grading related air quality impacts, the applicant shall in the following items into the mass grading scope of work: * 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 SO; necessary, to maintain the crust and prevent dust pick up by the wind (aeoloian transp * Street sweeping, should silt be carried over to adjacent public thoroughfares; -1 7- e * *' * Use of water trucks or sprinkler systems to keep all areas where vehicles move damp prevent dust movements when leaving the site; * Wet down areas in the late morning and after work has completed for the day, and; * Use of low sulfur fuel (0.5% by weight) for construction equipment. 2. ARCHEOLOGICAL AND PALEONTOLOGICAL MONITOFUNG a. A qualified paleontologist and archeologist shall be present at a pre-grading conferenc developer, grading contractor, City engineering and planning staff. The purpose of th will be to consult and coordinate the role of the paleontologist and archeologist in the mz of the subject site. A qualified paleontologist and archeologist are individuals witk knowledge and experience with fossilized and archeological remains likely to be present them in the field and are adequately experienced to remove the resources for further grading permits shall be issued until the monitoring dan has been approved by thc Director. b. The paleontologist and archeologist monitors shall be present during those relative grading as determined at the pre-grading conference. The monitors shall have the a1 temporarily direct, divert or halt grading to allow adequate recovery of any cultur; artifacts or resources. At the discretion of the monitor, recovery may include washing a of soil samples for micro-vertebrate bone and teeth. As referenced in the "Arc Excavations of Cultural Resources at the Batiquitos Pointe and Batiquitos Bluff Proje dated September 10, 1985 by Brain Smith, special care shall be given to the gr monitoring of site W-95. The developer shall authorize the deposit of any resources fol project site in an institution staffed by qualified professionals as may be determined by th Director. The contractor shall be aware of the random nature of fossil and artifact occur the possibility of a discovery of resources of such scientific and/or educational irnport~ might warrant a long term salvage operation or preservation. Any conflicts rezarding the paleontological and archeological monitors and/or recovery times shall be resoh Planning Director. c. Prior to occupancy of any buildings. paleontological and archeological monitoring repol submitted to the Planning Director and the City's Historic Preservation Commission. r shall describe all the materials recovered, assess their significance. and provide a tabula number of hours spent bv the monitors on the site. 3. CARLSBAD BOULEVARD-SCENIC HIGHWAY To mitigate the loss of two mature Monterey Cypress trees due to the construction of a new h of Carlsbad Boulevard with Avenida Encinas, replacement Cypress trees as specified on th landscape plan will be planted on the north side of the new intersection to the satisfacl Planning Director. These replacement trees will consist of up to six (6) 24 inch box Monter specimens. The landscape plans required before final map approval shall indicate these tn trees are to be planted and in place before the pads and grading associated with the master mass grading are certified by the City's Engineering Department. -18- 0 @ ~4. WEST SIDE DESILTATION BASIN To mitigate the potential biological impacts resulting from the construction of the proposed C basin on the project's west side the followina shall be completed Drior to the issuance of permit for the basin's construction: (1) consult with the California Department of Fish and ( the U.S. Fish and Wildlife Service regarding the impact to the 0.18 acres of coastal sage sc necessary permits shall be obtained or determinations of no impact shall be obtained. It is PO: a re-design of the basin may be presented to avoid any potential mitigations. In addition, an^ to schedule construction activities so as not to impact least tern breeding and nesting seasor approved and in place prior to grading permit issuance; (2) a qualified biologist shall docu report with appropriate maps, to the satisfaction of the Planning Director, the salva, transplanting of the small population of southwestern spiny rush (a List 4 sensitive plant SI the California Native Plant Society); (3) review and approval by the State Lands Commissio California Coastal Commission. ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE1 -19- I 0 w Y APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OFYTRES TO THE PXOJECT. " AxgT c" 'SigXB?dT'? ENM:vd -20- vu* v*r OV 1v. " ci w -"" --m- - - -- 7 . APPLICANT CONCURRENCE WTTH MITIGANG MEASURES THIS 1s TO CERm THAT I HAVE KEYlEWED THE ABOVE MITIGAmG MEASURES AND CONCUR wR)I THE ADDITKIN OF THESE MEASURES TO THE PROJECT. .qqqy Dat Sip= SEABLUFF ASSOCIATES, A California General Partnershi ENM:vd By: Hackett Management Corporation, a California corporation General Partner I TO'd PSPTSS6PTL -20- PS :60 P66T-SB-