HomeMy WebLinkAbout1998-04-01; Planning Commission; Resolution 4251I f q
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PLANNING COMMISSION RESOLUTION NO. 4251
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIAy RECOMMENDING
CERTIFICATION OF AN ENVIRONMENTAL IMPACT
HOLE CHAMPIONSHIP GOLF COURSE WITH CLUBHOUSE
AND PRACTICE FACILITIES, AND RECOMMENDING
APPROVAL OF A STATEMENT OF OVERRIDING
CONSIDERATIONS AND THE MITIGATION MONITORING
AND REPORTING PROGRAM ON PROPERTY GENERALLY
LOCATED NORTH OF PALOMAR AIRPORT ROAD AND
EAST AND WEST OF COLLEGE AVENUE IN LOCAL
FACILITIES MANAGEMENT ZONES 5 AND 8.
CASE NAME: CARLSBAD MUNICIPAL GOLF COURSE
REPORT, EIR 97-01 FOR THE DEVELOPMENT OF AN 18
CASE NO.: EIR 97-0 1
WHEREAS, The City of Carlsbad Municipal Projects Division, “De
has filed a verified application with the City of Carlsbad regarding property owned by
of Carlsbad, “Owner”, described as
Approximately 397 acres north of Palomar Airport Road and
west of Palomar Airport including Assessor’s Parcel Numbers
[5,7,11,12,13]
212-041-[12-37]; 212-081-[2-21]; 212-082-[1-10]; 212-201-
(the Property); and
WHEREAS, said application constitutes a request for approval
CARLSBAD MUNICIPAL GOLF COURSE (“Project”) as is more fully describt
Final Environmental Impact Report, EIR 97-01, dated November, 1997, as prc
Chapter 19.04 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 1st day of April 199
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duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all t
and arguments, if any, of all persons desiring to be heard, said Commission considered 2
relating to the project; and
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1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the
2 Commission of the City of Carlsbad as follows:
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A) That the foregoing recitations are true and correct.
B) That the Final Environmental Impact Report consists of thl
Environmental Impact Report, EIR 97-01, dated Novembe
appendices, written comments and responses to comments, as am
include the comments and documents of those testifying at the public
and responses thereto hereby found to be in good faith and re
incorporating a copy of the minutes of said public hearings into the repo
file in the Planning Department incorporated by this referen
collectively referred to as the “Report”.
C) That the Environmental Impact Report EIR 97-01, as so amended and e
is recommended for acceptance and certification as the final Envirc
impact Report and that the final Environmental Impact Report as recom
adequate and provides reasonable information on the project and all re
and feasible alternatives thereto, including no project.
D) That based on the evidence presented at the public hearing, the Cor
RECOMMENDS CERTIFICATION of Environmental Impact Report,
01; RECOMMENDS APPROVAL of the Candidate Findings
(“CEQA Findings”), attached hereto marked Exhibit “B” and incol
by this reference; RECOMMENDS APPROVAL of the State:
Overriding Considerations (“Statement”), attached hereto marked
“B” and incorporated by this reference; and RECOMMENDS APP
of the Mitigation Monitoring and Reporting Program (“Program”),
hereto marked Exhibit “C” and incorporated by this reference; bast
following findings and subject to the following conditions.
Findings:
1. The Planning Commission does hereby find that Final EIR 97-01, the C
Findings of Fact, the Mitigation Monitoring and Reporting Program, and the Stat
Overriding Considerations have been prepared in accordance with requiremen
California Environmental Quality Act, the State EIR Guidelines, and the Envirc
Review Procedures of the City of Carlsbad.
2. The Planning Commission of the City of Carlsbad has reviewed, analy
considered Final EIR 97-01, the environmental impacts therein identified for thi:
the Candidate Findings of Fact (“Findings” or “CEQA Findings”) and the Stat1
Overriding Considerations attached hereto as Exhibit “B”, the Mitigation Monitc
Reporting Program (“Program”) attached hereto as Exhibit “C”, I
RECOMMENDING APPROVAL of the project.
28 /I PC RES0 NO. 4251 -2-
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3. The Planning Commission finds that Final EIR 97-01 reflects the independent j
of the City of Carlsbad Planning Commission.
4. The Planning Commission does hereby RECOMMEND APPROVAL, acce
own, incorporate as if set forth in full herein, and make each and every one of the
contained in the “Candidate Findings of Fact” (Exhibit “B”).
5. As is more fully identified and set forth in Final EIR 97-01 and in the Candidate
of Fact, the Planning Commission hereby finds pursuant to Public Resourc
Section 21081 and CEQA Guidelines Section 15091 that the mitigation I
described as feasible in the above referenced documents, are feasible, and will
binding upon the entity assigned thereby to implement same.
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6. As is also noted in the above referenced environmental documents described in tl
finding number 4, each of the alternatives to the project which were idenl
potentially feasible in Final EIR 97-01 are found not to be feasible since they c
meet both the objectives of the project and avoid the identified significant enviro
effects through implementation of feasible mitigation measures, for the reasons !
in said Candidate Findings of Fact.
7. As required by the Public Resources Code Section 21081.6, the Planning Corn
hereby RECOMMENDS ADOPTION of the Mitigation Monitoring and RI
Program (“Program”) (Exhibit “C”). The Planning Commission hereby finds
Program is designed to ensure that during project implementation the Developer ,
other responsible parties implement the project components and comply with the
mitigation measures identified in the Candidate Findings of Fact and the Program.
8. Changes or alterations have been required in or incorporated into the projeci
mitigate or avoid each significant effect identified in the EIR.
9. Even after the adoption of all feasible mitigation measures and any feasible alter
certain significant or potentially significant environmental effects caused by the
will remain. Therefore, the Planning Commission hereby recommends that tl
Council of the City of Carlsbad issue, pursuant to Section 15093 of the
Guidelines, a Statement of Overriding Considerations set forth in Exhib
which identifies the specific economic, social, and other considerations that rer
unavoidable significant adverse environmental effects acceptable.
10. The Record of Proceedings for this project consists of the following:
a. The Report, CEQA Findings, Statement and Program;
b. All reports, applications, memoranda, maps, letters and other planning doc
prepared by the planning consultant, the project Applicant, the environ
consultant, and the City of Carlsbad that are before the decisionmd
determined by the City Clerk;
PC RES0 NO. 4251 -3 -
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c. All documents submitted by members of the public and public agc
connection with the EIR and the Addendum thereto on the project;
d. Minutes of all public meetings and public hearings; and
e. Matters of common knowledge to the City of Carlsbad which they l
including but not limited to, the Carlsbad General Plan, Carlsbad
Ordinance, and Local Facilities Management Plan, which may be fou:
office of the City Clerk located at 1200 Carlsbad Village Drive
Planning Department located at 2075 Las Palmas Drive in the custoc
City Clerk and the Planning Director.
Conditions:
1. The project shall implement the mitigation measures described in Exhil
Mitigation Monitoring and Reporting Program, for the mitigation measu
monitoring programs applicable to development of the Carlsbad MuniciI
Course Project.
PASSED, APPROVED AND ADOPTED at a regular meeting of the I
Commission of the City of Carlsbad, California, held on the 1st day of April 1998
following vote, to wit:
AYES: Chairperson Noble, Commissioners Compas, Heineman, N
Savary, and Welshons
NOES: Commissioner Monroy
ABSENT:
ABSTAIN:
I I Y
BAILEY NOB&, Chairperson
CARLSBAD PLANNING COMMISSION LJ
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ATTEST:
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" MICHAEL J. H~~ZMIL~R
Planning Director
PC RES0 NO. 425 1 -4-
* @ EXHIBIT "5"
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CARLSBAD i"CIPAL GOLF COURSE EIR
DRAFT CEQA FINDINGS OF FACT
and
STATEMENT OF OVERRIDING CONSIDERATIONS
APRIL 1,1998
Carlsbad Municipal Golf Cour ?a ' EIR e Table of Contt
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TABLE OF CONTENTS
Pa
I. INTRODUCTION ......................................................
11. PROJECT DESCRIPTION ................................................
111. RECORD OF PROCEEDINGS ...............................................
IV. TERMrNOLOGY/THE PURPOSE OF FINDINGS UNDER CEQA ...............
V. LEGAL EFFECT OF FINDINGS ...........................................
VI. MITIGATION MONITORING PROGRAM ..................................
VII. IMPACTS DETERMINED TO BE INSIGNIFICANT ...........................
VIII. DIRECT SIGNIFICANT EFFECTS OF THE PROJECT
AND MITIGATION MEASURES ......................................... 1
A. Biological Resources .............................................. 1 B. AirQuality ...................................................... 1
C. Hydrology/Water Quality. ......................................... .2
D. Public Services and Utilities ....................................... .2 E. Archaeological and Paleontological Resources ......................... .2
F. Landform AlteratiodGrading ........................... ~ .......... .2
IX. CUMULATIVE SIGNIFICANT EFFECTS AND
MITIGATION MEASURES .............................................. .2
A. Cumulative Traffic/Circulation ..................................... .2:
B. Cumulative Air Quality ........................................... .2(
X. FEASIBILITY OF POTENTIAL PROJECT ALTERNATIVES ................. .2r
XI. STATEMENT OF OVERRIDING CONSIDERATIONS. ...................... .3:
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Carlsbad Municipal Golf Course EIR ,e e Findings of FL u,
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(Dal
BEFORE THE CARLSBAD CITY COUNCIL
RE: Carlsbad Municipal Golf Course
FINDINGS OF FACT
I. INTRODUCTION
The Final Environmental Impact Report (FEIR) prepared on this project addressed the potenti; environmental effects of developing 397 acres of land with the Carlsbad Municipal Golf Cows
project. The Carlsbad Municipal Golf Course project includes an 18 hole championship golf tours(
club house, maintenance facility, driving range, conference center, and pads for planne
industrial/golf related uses. An existing outdoor police shooting range will be relocated from il
existing location in the northeastern portion of the site to a location in the western portion of the site
In addition to the Carlsbad Municipal Golf Course project, the FEIR evaluated four alternatives tc
the proposed project. These included the No Project/No Development Alternative, the Existin!
General PldApproved Specific Plan Alternative, Alternative Location, and Alternative Design.
11. PROJECT DESCRIPTION
,The Carlsbad Municipal Golf Course project site consists of approximately 397 acres of land. Tht
primary component of the proposed project is the development of an 18-hole championship goli
course. Table 1 summarizes the proposed project characteristics.
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CarIsbad Municipal Golf Cours 9 EIR e Findinns of FL "
TABLE 1
PROJECT CHARACTERISTICS
LAND USE APPROXIMATE CHARACTERISTICS
ACRES/SQUARE FEET
Golf Course
Club House
Parking Lot
Conference Center
Maintenance Building
Driving Range
Planned IndustriaYGolf Related
Planned IndustriaVGolf Related
Shooting Range Relocation
Palomar Oaks Way
354.74 ac.
.5 ac./22,000 sq. ft.
3 ac.
.5 ac./21,000 sq. fi.
1.6 ac./9,040 sq. ft.
1 1.5 ac.
5.1 ac./79,000 sq. ft.
14.3 ac./l96,000 sq. ft.
4 ac.
2 ac.
18-hole championship, fairways, tees, greens, maintenance structures
Clubhouse, cart storage, dining, pro shop
300 spaces
Conference Center padiparking to be provided per City standards
Single-story maintenance facility
Driving range with night lighting
Future development of golf related and/or Planned Industrial uses as permitted within the Planned Industrial zone.
Future development of golf related and/or Planned Industrial uses as permitted within the Planned Industrial zone.
Relocation of existing shooting range to western boundary of project site, 14 parking spaces
Vacation of a planned segment of Palomar Oaks Way
Notes: ac. = acres sq. ft. = square feet
Golf Course
An 18-hole championship golf course which consists of tees, fairways, two comfort stations and s
maintenance building will be developed on approximately 354.74 acres. The golf course fairways
will be irrigated utilizing reclaimed water. A dual irrigation system (reclaimed water and potable
water) will be utilized for all tees and greens.
Club House
The golf course clubhouse will be located in the western portion of the project site and will be
accessed by Hidden Valley Road. The clubhouse will be approximately 22,000 square feet in size, and will provide cart storage, casual dining and pro shop. A snack bar kiosk will also be constructed
adjacent to the clubhouse. A 300 space parking lot will be located adjacent to the clubhouse.
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Carlsbad Municipal Golf Cows 'P EIR a Findings of Facts
Conference Center
The City will develop an approximately' .5 acre site along the western boundary of the project for
an, as yet, unspecified use. The most likely use of the site will be for a 21,000 square foot
conference center. Parking will be provided per City standards consistent with the ultimate use of
this parcel.
Maintenance Building
A golf course maintenance facility is proposed at the eastern boundary of the project site. The maintenance facility will be approximately 9,040 square feet qnd is proposed on a 1.6 acre pad.
Parking for this facility will meet City standards.
Driving Range ,.
A "double-ended" driving range, which will allow golf balls to be hit fiom both ends of the range,
is proposed on approximately 1 1.5 acres in the western portion of the project site in close proximity
to the clubhouse. Lighting is proposed for the driving range to allow nighttime use. The driving
range will be lighted with a low-mounted bunker lighting system.
Planned IndustriaYGolf Related
A 5.1 -acre pad will be created at the northeast comer of Hidden Valley Road and Palomar Airport Road which will accommodate future Planned Industrial/golf related development in this location.
The approximate maximum square footage of development that can occur in this location is 79,000
square feet.
Two pads will also be created on 'either side of College Boulevard in the northeastern portion of the
project site to accommodate Planned Industrial/golf-related uses consistent with the Planned
Industrial zone. These pads total 14.3 acres, with an approximate maximum development potential
of 196,000 square feet.
Shooting Range Relocation
A component, of the proposed project .involves the relocation of the existing outdoor shooting range
from the northeastern portion of the project site to a location in the western portion of the project site. Approximately 14 parking spaces will be provided at the r~ge.
Cart Crossings
Several. cart crossings will be required for project implementation. A bridge is proposed to cross
College Boulevard to provide access for golf carts and maintenance vehicles to the eastern portion
of the golf course and maintenance facility. Four cart crossings are proposed in the northern portion
of the site, which will cross a riparian area. The cart crossings over the riparian area will each be approximately 14 to 15 feet wide feet wide. ,
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CarIsbad Municipal Golf Cours %I? e Findings of FG "
Restrooms "
Two restrooms (comfort stations) are proposed which will serve golf patrons only. The propos
restroom at the eastern portion of the site will tie into existing sewer facilities. The proposed statil
in the northern portion of the site will utilize a septic system until sewer facilities become availat
at the time Faraday Avenue is extended.
Trail Head
Trail head parking will be provided in the golf course parking area. Ths trail head will serve t:
City's trail system.
Vacation of a portion of Palomar Oaks Way
A component of the proposed project involves the vacation of a segment of Palomar Oaks WL
which is required to accommodate the golf course use in the eastern portion of the project site. A
proposed, the project will eliminate the planned segment of Palomar Oaks Way that extends fro1
its current northern terminus to its intersection with College Boulevard.
The project will preserve up to a 72 foot wide right-of-way from College Boulevard to the Jim Hiea
property-
Project Objectives
The Project objectives are set forth in the FEIR (FEIR, p.3-10 through 3-1 1) and again set forth o
page 30 herein. In arriving at its final decision, the decision makers took into consideratior
objectives set forth in the FEIR.
Project Phasing
The golf course, driving range, clubhouse and shooting range are anticipated to be open for use b~
late 1999. Development of the planned industrial/golf related pads is anticipated to follow the initial
opening of the golf course by individual discretionary actions.
Intended Uses of the EIR
The following provides a list of the actionslapprovals that will be under consideration by the City
Council as part of the proposed project:
1. Conditional Use Permit. The proposed project will require a Conditional Use
Permit for the Golf Course. Golf courses are allowed within the Planned Industrial
and Open Space zoning designations subject to approval of a Conditional U.se Permit.
2. Hillside Development Permit. Proposed grading of the project site must be in
conformance with the City's Hillside Development Ordinance.
3. Coastal Development Permit. A portion of the project site is located within the
California Coastal Zone, thereby necessitating a Coastal Development Permit.
Because the project does not involve an amendment to the City's Local Coastal
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Carlsbad Municipal Golf Course e EIR 0 Findings of Fa
Program, the City of Carlsbad is the permitting authority for the Coas
Development Permit.
4. Special Use Permit. A portion of the project site is located in a floodplain, there:
necessitating a Special Use Permit as defined in Section 2 1.1 10.130 of the Carlsb; - Zoning Code.
5. Industrial Uses. Future development of golf related and/or Planned Industrial USI
as permitted within the Planned Industrial zone.
111. RECORD OF PROCEEDINGS
For the purposes of CEQA and the findings set forth below, the administrative record of the Cil
Council decision on the environmental analysis of this Project shall consist of the following:
- The Draft and Final EIR for the Project, including appendices and technical report
e All reports, applications, memoranda, maps, letters and other planning document
prepared by the project engineering, design, and architecture consultants, th
environmental consultant, and the City of Carlsbad that are before the decisio
makers as determined by the City Clerk;
- All documents submitted by members of the public and public agencies in connectio-
- Minutes of all workshops, public meetings and public hearings held by the City o
- Any documentary or other evidence submitted at workshops, public meetings an(
with the EIR on the Project;
Carlsbad;
public hearings; and
- Matters of common knowledge to the City of Carlsbad which they consider
including but not limited to, the following:
- Carlsbad General Plan - Carlsbad Zoning Ordinance - Local Facilities Management Plan for Zones 5 and 8 - Local Coastal Program
The City has received five comment letters on the Draft EIR. Those comments are set forth in
Section 9.0 of the final EIR together with the responses thereto. In addition, certain of the comments have been addressed in margin notes to the text of the EIR. The City has considered all the
comments to the EIR and has addressed those comments adequately and properly in accordance with CEQA. The City’s responses represent a good faith and reasonable analysis, supported by factual
information in the record.
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Carlsbad Municipal GolfCours 4IR 0 Findinns of Fa -"
The City's responses to the comments are proper and as required under CEQA. There is no need f
re-circulation of the EIR, nor is there any requirement that it be re-circulated. First, the comer
do not disclose any new significant environmental impacts or any new mitigation measures propos
to be implemented. Rather, the environmental impacts raised in the comments, if any, have all be
previously raised, analyzed and addressed in the EIR. Further, no new mitigation measures ha
been proposed to be implemented.
Second, the comments do not show that there would be a substantial increase in the severity of 2
environmental impact. Rather, each of the significant environmental impacts was addressed in tl
EIR, and appropriate mitigation measures and/or alternatives have been identified to reduce suc
impacts, where feasible, to below a level of significance. All project specific impacts can 1
mitigated to below a level of significance. The cumulative impact of traffic circulation and a quality will remain significant and unavoidable. The comments do not show a substantia1 increa:
in the severity of any environmental impact analyzed in the EIR.
Third, no feasible project alternatives or mitigation measures, which are considerably different fro1
those analyzed in the body of the EIR, have been proposed which would clearly lessen the significa
environmental impacts of the project. Again, as stated above, no new or different feasibl
alternatives or mitigation measures, which are considerably different from others previous1
analyzed, have been suggested.
Fourth, the EIR was proper and adequate and provided an opportunity for meaningful public revie\;
and comment. This is shown by, among other things, the text of the EIR, the analysis set fort1
therein, and the range and depth of comments that were actually received.
The comments do not present significant new information to be added to the EIR. In response to tht
comments, the EIR has not changed, nor should it be changed, in a way that has deprived or woulc
deprive the public of a meaningful opportunity to comment upon a substantial adverse environmenta
effect of the project or a feasible way to mitigate or avoid such an effect. There is no substantia.
adverse impact of the project that has been shown for the first time in the comments. Nor has there
been suggested a feasible way to mitigate or avoid such an effect. Further, the public has had a full,
complete and meaningfhl opportunity to comment upon the EIR including the environmental effects
set forth therein. The EIR was properly circulated for a period of 45 days, and the City has received
five comment letters to the EIR. Additionally, the Planning Commission held a hearing on March
18, 1998, at which people could appear and testify on the project andor EIR. Finally, the EIR ha:
not been changed in a way that would deprive the public of such a meaningful opportunity to
comment. In sum, the comments do not require the circulation of the EIR or any significant changes
to it.
IV. TERMINOLOGYffHE PURPOSE OF FINDINGS UNDER CEOA
Section 15091 of the CEQA Guidelines requires that, for each significant environmental effect
identified in an EIR for a Project, the approving agency must issue a written finding reaching one
or more of the three allowable conclusions. The first is that "[clhanges or alterations have been
required in, or incorporated into, the Project which avoid or substantially lessen the significant
environmental effect as identified in the final EIR." (emphasis added.) The second potential finding
is that "[sluch changes or alterations are within the responsibility and jurisdiction of another public
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Carlsbad Municipal Golf Cour @IR e Findings of Fa "
agency and not the agency making the finding. Such changes have been adopted by such otl
agency or can and should be adopted by such other agency." The third permissible conclusion is tl
"[s]pecific economic, social or other considerations make infeasible the mitigation measures
Project alternatives identified in the frnal EIR."
Regarding the first of three potential fmdings, the CEQA Guidelines do not define the differen,
between "avoiding" a significant environmental effect and merely "substantially lessening" such :
effect. The meaning of these terms, therefore, must be gleaned from other contexts in which th,
are used. Public Resources Code Section 21 081, on wfich CEQA Guidelines section 15091
based, uses the term "mitigate",rather than "substantially lessen." The CEQA Guidelines, therefol
equate "mitigating" with "substantially lessening." Such an understanding of the statutory term
consistent with Public Resources Code section 21001, which declares the Legislature's polic
disfavoring the approval of projects with significant environmental effects where there are feasib:
mitigation measures or alternatives that could "avoid or substantially lessen" such significant effect
For purposes of these findings, the term ''avoid'' shall refer to the ability of one or more mitigatic
measures to reduce an otherwise significant effect to a less-than-significant level. In contrast, ti,
term "substantially lessen" shall refer to the ability of such measures to substantially reduce th
severity of a significant effect, but not to reduce the effect to a level of insignificance. Althoug
CEQA Guidelines section 15091 requires only that approving agencies specifl that a. particul:
significant effect is "avoid[ed] or substantially lessen[ed]," these findings, for purposes of clarit]
will specify whether the effect in question has been fully avoided (and thus reduced to a level c
insignificance) or has been substantially lessened (and thus remains significant).
The purpose of these findings is to systematically restate the significant effects of the Project on th environment identified in the Final EIR, and determine the feasibility of mitigation measures anc
Project alternatives identified in the Final EIR which would avoid or substantially lessen thost
significant effects. Once the City has adopted sufficient measures to avoid a significant impact, th~
City does not need to adopt every mitigation measure brought to its attention or identified in tht
Final EIR.
It is the policy of the State of California and the City of Carlsbad to not approve a Project if therc
are available feasible mitigation measures or project alternatives which would substantially lesser that Project's significant environmental effects. Only when such mitigation measures or Projeci alternatives are found to be infeasible because of specific economic, social or other conditions set
forth in these findings may the City approve a Project in spite of its significant effects.
Another purpose of these findings is to bring focus on Project alternatives in the ultimate decision maker's decision whether to approve or disapprove the Project. If, after application of all feasible
mitigation measures to the Project, significant impacts remain, Project alternatives identified in the
FEIR must be reviewed and determined to be feasible or infeasible. The findings set forth the
reasons, based on substantial evidence in the record, that the decision makers conclude any such
Project alternatives are infeasible (see further discussion in Feasibility of Alternatives Section).
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Carlsbad Municipal Golf Cours 6, * Findings of Fa -"
V. LEGAL EFFECT OF FINDINGS
To the extent that these findings conclude that proposed mitigation measures outlined in the Fin
EIR are feasible and have not been modified, superseded or withdrawn, the City of Carlsbad ("Cit-
or "decision makers") hereby binds itself and any other responsible parties, including the Applica
(in this case, also the City) and its successors in interest (hereinafter referred to as "Applicant"), .
implement those measures. These findings, in other words, are not merely informational (
hortatory, but constitute a binding set of obligations that will come into effect when the. City ador
the resolution(s) approving the Project.
The adopted mitigation measures are express conditions of approval. Other requirements a~
referenced in the mitigation monitoring program adopted concurrently with these findings, and wi
be effectuated through the process of implementing the Project.
VI. MITIGATION MONITORING PROGRAM
As required by Public Resources Code section 21081.6, the City of Carlsbad, in adopting thes
findings, also adopts a mitigation monitoring and reporting program as prepared by thc
environmental consultant under the direction of the City. The program is designed to ensure tha
during Project implementation, the Applicant and any other responsible parties comply with thc
feasible mitigation measures identified below. The program is described in the document entitle( "Carlsbad Municipal Golf Course Mitigation Monitoring Program."
VII. IMPACTS DETERMINED TO BE INSIGNIFICANT
The following summary briefly describes impacts determined to be insignificant in the preparation
of the EIR.
Land Use Compatibility
No impact associated with compatibility between on-site land uses is anticipated. (FEIR
5.1-9)
No land use compatibility impact is anticipated. (FEIR 5.1-1 0)
No impact to consistency with the General Plan is anticipated. (FEIR 5.1-1 0)
No impact to consistency with the Zoning Ordinance is anticipated. (FEIR 5.1 - 10)
No impact to consistency with LFMP 5 and 8 zone plans is anticipated. (FEIR 5.1-10)
No impact to consistency with the Local Coastal Program is anticipated. (FEIR 5.1-1 1)
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Carlsbad Municipal Golf Cows @lR 0 Findings of Fc "
No noise impact associated with the McClellan-Palomar Airport is anticipated. (FE
5.1-11)
Traffic/Circulation
The proposed project will not result in a significant impact to intersection level
service. (FEIR 5.3-1 7)
The proposed project will not result in a significant impact to street segment level
service. (FEIR 5.3-17)
No impact to access is anticipated. (FEIR 5.3-17)
Air Quality
The impact of the proposed project to sensitive receptors will be less than significa
(FEIR 5.4-5)
Water Resources
The demand for potable water is not significant. (FEIR 5.6-2)
No impact to reclaimed water facilities is anticipated. (FEIR 5.6-2)
Public Services and Utilities
The impact of the proposed project to the demand on fire protection services is less ~
significant. (FEIR 5.7-2)
No significant impact to police protection services is anticipated. (FEIR 5.7-3)
No impact to sewer facilities is anticipated. (FEIR 5.7-6)
No impact to wastewater treatment facilities is anticipated. (FEIR 5.7-6)
Implementation of the proposed project will result in a less than significant demand 1 school services. (FEIR 5.7-7)
The proposed project will result in a less than significant impact on the demand for ga
and electrical services. (FEIR 5.7-8)
Landform AlteratiodGrading
No significant visual impact as a result of construction activity is anticipated.
(FEIR 5.9-6)
No impact to compliance with the City of Carlsbad's Scenic Corridor Guidelines wi.
result from development of the proposed project. (FEIR 5.9-7)
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Carlsbad Municipal Golf Cows dE, e Findinns of Fa, "
As proposed, the project design does not include any feature that would result in adver
visual impacts as defined in the City of Carlsbad Local Coastal Program. (FEIR 5.9-
HazardsEMF
No significant impact related to EMF is anticipated. (FEIR 5.10-2)
No significant hazard impact as a result of relocating the shooting range is anticipate
(FEIR 5.10-3)
No significant impact is anticipated as a result of locating the proposed project within tl
McClellan-Palomar Area of Influence or within the Flight Activity Zone. (FEIR 5.10-
Agricultural Resources
No significant impact to prime agricultural land is anticipated. (FEIR 5.1 1-5)
No significant impact to the conversion of coastal agriculture is anticipated. (FEIR 5.1
5)
No significant impact to Williamson.Act agricultural preserves is anticipated. (FEI
5.1 1-5)
No impact to indirect conversion of adjacent agricultural uses is anticipated. (FEIR 5.1
6)
No long-term soil erosion impact is anticipated. (FEIR 5.1 1-6)
VIII. DIRECT SIGNIFICANT EFFECTS OF THE PROJECT AND MITIGATIO
MEASURES
The Final EIR identified the following direct significant environmental effects (or "impacts") thr
the Project will cause; all can be fully avoided through the adoption of feasible mitigation measure:
Biological Resources
Implementation of the proposed project will result in the removal of 40.66 acres of Diega
Coastal Sage Scrub, 3.2 acres of Southern Mixed Chaparral, and 1.5 acres of Nativ
Grasslands. The impacts to Diegan Coastal Sage Scrub and Native Grasslands is considere
a significant impact as these have been identified as sensitive resources. (FEIR 5.2-1 1)
The proposed project will also result in impacts to 0.82 acres of Southern Willow Scrub, 1.2(
acres of Mule Fat Scrub, 0.24 acres of Riparian Herb, 0.03 acres of Freshwater Marsh, an
0.66 acres of Non-Wetland Waters. (FEIR 5.2-17)
The proposed project may result in an impact to Blochman's Dudleya, Thread-leaf Brodiae:
San Diego Thornmint and Orcutt's spineflower. Any impact to Blochman's Dudley:
10
CarIsbad Municipal Golf Course a IR e Findings of Fa "
Thread-leaf Brodiaea, San Diego Thommint and Orcutt's spineflower is consider
significant. (FEIR 5.2-17)
Implementation of the proposed project will result in loss of foraging and potential nesti
habitat of the Burrowing Owl. The project will also result in the loss of a majority of coas - sage scrub habitat, which supports approximately eleven gnatcatcher locations. Otk species potentially occurring on-site include the Quino checkerspot butterfly and San Die
Fairy shrimp (FEIR 5.2-17)
The project will require 401 Regional Water Quality Control. Board certification, a Secti
1601 Streambed Alteration Agreement with the California Department of Fish and Gan
and a U.S. Army Corps of Engineers 404 permit, due to activity proposed within I
jurisdictional wetlands. (FEIR 5 -2- 1 8)
Habitat for sage scrub animals and corridor utility for this specific group is expected to
significantly impacted by the design, given the impacts to large areas of sage scrub vegetati
in concert with substantially increased edge effects from course activity. (FEIR 5.2-1 8)
Air Quality
The proposed project will result in the generation of short-term emissions which
considered a significant impact. (FEIR 5.4-4)
Because the project site is located in a non-attainment air basin for ozone and PMl 0, t:
proposed project would result in air emissions that would exacerbate the cumulative regior
air pollution situation. (FEIR 5.4-5)
Hydrology/Water Quality
The proposed project will alter existing hydrology conditions in the area. (FEIR 5.5-4)
Grading of the project site will expose soils and may result in increased erosion 8
sedimentation, resulting in short-term impacts to surface water quality. (FEIR 5.5-4)
The proposed project has the potential to create long-term impacts as a result of the use
fertilizers on the golf course. (FEIR 5.5-4)
Public Services and Utilities
The proposed project will impact fire/emergency service if adequate emergency vehic
access is not provided to all portions of the golf course. (FEIR 5.7-2)
Archaeological and Paleontological Resources
Paleontology
The project site is underlain by potentially significant fossil areas of both the Quaternary a
the Tertiary age. Development of the project site will require earthwork which may res1
in impacts to paleontological resources. This is a significant impact. (FEIR 5.8-5)
I1
e Carlsbad Municipal Golf Course EIR 0 Findings of Fa "
Archaeology
Implementation of the proposed project will require grading with approximately 1.7 milli
cubic yards of cut and fill activity which will impact cultural resources on-site. (FEIR 5.8.
Landform AlteratiodGrading
Grading
As indicated in the grading plan, an excessive amount of fill is proposed adjacent to Colle
Boulevard for the creation of one of'the future planned industrial/golf related developme
pads. This amount of fill, and the creation of a 70 foot fill slope is inconsistent with t
Hillside Ordinance, and the impact is considered significant. (FEIR 5.9-3)
Mitigation
The following sub-sections describe specific project impacts, setting forth either the reasons w
they are significant and unavoidable and the mitigation measures adopted to substantially lessen
avoid them.
A. BIOLOGICAL RESOURCES
Significant Effect: Implementation of the proposed project will result in the removal
40.66 acres of Diegan Coastal Sage Scrub, 3.2 acres of Southern Mixed Chaparral, and 1
acres of Native Grasslands. The impacts to Diegan Coastal Sage Scrub and Nati Grasslands is considered a significant impact as these have been identified as sensitil
resources. (FEIR 5.2-1 1)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes 1
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measur
would reduce the impact to below a level of significance.
The proposed mitigation for impacts as a result of the golf course project shall be consiste
with the guidelines and standards of the City's proposed Habitat Management Plan (HMI
The 'mitigation plan developed for the proposed golf course shall be prepared to tl
satisfaction of the California Department of Fish and Game and the U.S. Fish and Wildli
Service and shall ensure that, should the golf course be approved prior to the approval of tl
HMP, the Citywide and LFMZ conservation goals for LFMZs 5 and 8 as identified in t
draft HMP (December 1 , 1997) can be achieved. The proposed project shall meet MHC
standards and guidelines for all species impacted by the proposed project.
A Draft Mitigation Plan has been prepared for the proposed golf course project. TI
mitigation plan is subject to further refinement and review between the City, the Departme of Fish and Game and U.S. Fish and Wildlife Service. As currently proposed, the mitigatic
plan will meet the mitigation ratios for project impacts to coastal sage scrub, natil
grasslands, and wetlands impacts within the context of €3" approval. The mitigation pl;
provides over 60 acres of revegetation of coastal sage scrub, 9 acres of native grasslands, a
12
Carlsbad Municipal Golf Course B IR e Findings of Fa(
4.3 acres of wetland revegetation. The following measures identify the specific requiremen
of the mitigation plan for the proposed project:
1. ’ Sage scrub impacts shall be revegetated at a 1 : 1 basis on-site as part of the approv
of the HMP, or at a 3:l ratio outside approval of the HMP (which may necessita
off-site mitigation). One possible location for sage scrub restoration is within a bro;
area of non-native grasslands in the southeastern corner of the site which is proposr
for biological open space. The non-native grasslands at this location shall 1
converted to sage scrub. Impacts to native grasslands can be ameliorated 1
including grassland components in the sage ,scrub restoration. Native grassla
mitigation shall consist of in-kind creation in suitable soils, with monitoring an
success criteria, preservation at a ratio of at least 2: 1, or mitigation that is consistel
with the final approved Carlsbad HMP.
Significant Effect: The proposed project will also result in impacts to 0.82 acres of sou the^
Willow Scrub, 1.26 acres of Mule Fat Scrub, 0.24 acres of Riparian Herb, 0.03 acres (
Freshwater Marsh, and 0.66 acres of Non-Wetland Waters. (FEIR 5.2-17)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measurc
would reduce the impact to below a level of significance.
1. An area north of Macario Creek has been set aside for Cannon Road wetland habit;
creation. If Non Wetland Waters of the U.S. are required to be mitigated at a 1: 1 ratj
(0.66 acre), and Southern Willow Scrub is mitigated at a 2:l ratio (impacts 0.82 c
1.64 acres of mitigation), the total wetland mitigation needs of the project would b
3.83 acres. The mitigation area shall be expanded along the northern side of Macari
Creek to accommodate this additional wetland mitigation need generated by thj
project (3.83 acres). If either the least bell’s vireo or southwestern willow flycatchc
are detected on-site through focused surveys conducted in Spring 1998, then impacl
to riparian habitat shall be mitigated at a 3: 1 ratio.
2. Prior to grading or clearing, the City shall obtain applicable resource agency permi
which include the 401 Regional Water Quality Board certification, a Section 160
Streambed Alteration Agreement (Department of Fish and Game), and a U.S. Arm
Corps of Engineers 404 permit. An on-site conservation plan shall also be prepare(
and approved by the City if the City’s pending HMP is approved.
3. Focused Least Bell’s Vireo &d southwestern willow flycatcher surveys shall 1
conducted on the project site. If the results of the surveys indicate,the presence c
nesting vireos or flycatchers, then impacts to nesting pairs shall be avoided, an
impacts to riparian habitat shall be mitigated at a 3: 1 basis. Impacts to these specie
as a result of grading and construction noise and disturbance shall be mitigated b
restricting grading in these areas during the breeding season as identified in the dra:
HMP.
13
Carlsbad Municipal Golf Cows am Findings of Fa’ ”
Significant Effect: The proposed project may result in an impact to Blochman’s Dudle!
Thread-leaf Brodiaea, San Diego Thornmint, and Orcutt’s spineflower. Any impact
Blochman’s Dudleya, Thread-leaf Brodiaea, San Diego Thornmint or Orcutt’s spinefloM
is considered significant. (FEIR 5.2-17)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes
alterations are required in, or incorporated into, the Project which will avoid the signific;
environmental effect as identified in the Final EIR. The following mitigation measure wou
reduce the impact to below a level of significance.
1. Prior to grading or clearing of the project site, a focused survey shall be conduct1
by a qualified biologist to determine the presence/absence of thread-leaf brodiae
San Diego thornmint, orcutt’s spineflower, and blochman’s dudleya. The surve
shall begin in March and extend to approximately early- to mid-May and shall cok
the portions of the project site where each species is likely to occur. If present, t
brodiaea, thornmint, spineflower, or dudleya could necessitate relocation (if foul
in very limited numbers) or avoidance (if a substantial population is found to
present on-site). A substantial population shall be defined as it is within the MHC
Recommendations shall be provided by the biologist as part of the survey and sh;
be implemented by the City prior to issuance of a grading permit.
Significant Effect: Implementation of the proposed project will result in loss of foraging x
potential nesting habitat of the Burrowing Owl. The project will also result in the loss of
majority of coastal sage scrub habitat, which supports approximately eleven gnatcatch
locations. (FEIR 5.2-17)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes I
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measur1
would reduce the impact to below a level of significance.
1. Sage scrub impacts shall be revegetated at a 1 : 1 basis on-site as part of the approv;
of the HMP, or at a 3: 1 ratio outside approval of the HMP (which may necessita1
off-site mitigation). One possible location for sage scrub restoration is within a broa
area of non-native grasslands in the southeastern corner of the site which is propose
for biological open space. The non-native grasslands at this location shall 1:
converted to sage scrub. Impacts to native grasslands can be ameliorated 1
including grassland components in the sage scrub restoration. Native grasslar
mitigation shall consist of in-kind creation in suitable soils, with monitoring an
success criteria, preservation at a ratio of at least 2: 1, or mitigation that is consistel
with the final approved Carlsbad HMP.
2. Prior to grading or clearing of the project site, focused surveys shall be conducted I
a qualified biologist to determine the presence/absence of Burrowing Owls, whic
are potentially nesting on-site. The presence of nesting birds could require relocatio
of owls and/or other measures to reduce the impact to a level less than significant
The focused survey shall be able to determine if the area is actively utilized by tk
owls, or has been recently abandoned. Recommendations shall be provided by th
biologist as part of the focused survey and shall be implemented by the City prior 1
~~ ~~ ~~~~
I4
Carlsbad Municipal Golf Course EIR e e Findings of Fa, "
a.
b.
C.
d.
3.
4.
issuance of a grading permit. These recommendations shall be consistent with t
following if burrowing owls are found to occupy the site and conservation on-site
not deemed feasible:
Occupied burrows shall not be disturbed during the nesting season (Febrw
through August 3 1).
To offset the loss of foraging habitat and burrow habitat, a minimum of 6.5 acr
of foraging habitat per pair or unpaired resident bird shall be acquired a~
permanently protected. The protected lands shall be adjacent to occupil burrowing owl habitat and shall be at a location acceptable to the Department
Fish and Game.
If owls must be moved from the disturbance area, passive relocation techniqu
shall be used rather than trapping. At least one or more weeks will be necessa
to accomplish this and allow the owls to acclimate to alternate burrows.
The project sponsor shall provide funding for long-term management a~
monitoring of the protected lands.
Prior to grading or clearing of the project site, a survey shall be conducted by
qualified biologist to update the Coastal California Gnatcatcher distribution ar
identify occupied sage scrub patches. The purpose of the survey is to identify sal
scrub patch occupancy to ensure that open space sage scrub restoration can t
directed at maximizing continuity and expansion of occupied sage scrub remainir
within project open space. If necessary, recommendations to enhance the use are;
through coastal sage scrub revegetation of existing non-native grasslands shall t
provided by the biologist as part of the survey and shall be implemented by the Ci
prior to issuance of a grading permit.
Open space design and connectivity shall focus on retaining and creating as broad
riparian corridor as possible along the.site's primary drainage which intersects tl
peripheral salt marsh. habitat around the southern periphery of Agua Hedionc
Lagoon. Potential constrictions (i.e., a narrowing of existing native habitat) on go
holes #12 and #13, #15 and #16, and #16 and #17, were noted based on the currel
golf course design. Some potential exists to enhance these narrower locations 1
ameliorate corridor widths:
Between the fairways for holes #16 and #17 is a constriction of approximately 15
feet. The northernmost portion of hole #17 requires manufactured slope which ca
be enhanced when completed by planting sage scrub and thereby addir
approximately another 100 feet of habitat to the width of the corridor at th
constriction. Broadening the habitat area here will reduce the "edge effects" 1
wildlife habitat associated with irregular boundaries.
Open space connectivity to off-site areas south of Palomar Airport Road shall b
improved by planting sage scrub in the sizeable tracts of non-native grasslands show
as biological open space in the design.
15
Carlsbad Municipal Golf Course B IR 0 Findings of Fad "
Between fairways for holes #12 and #13 is an existing constriction of the ripari;
corridor of approximately 200 feet in width in Macario Canyon Creek. Planting
native trees flanking the fairways and abutting the wetlands will add additional cov(
A similar situation occurs between holes #15 and #16 where the existing corrid
narrows to 100 feet.
8 The corridor connection crossing College Boulevard is approximately 300 feet
width on the south side of the road. Use of barrier fencing shall be discouraged (
either side of College at this juncture, and native vegetation shall be enhanced (
both sides to provide additional cover. This corridor is primarily planned for avi:
use.
The green for hole #12 does encroach into riparian habitat and shall be mitigatt
through restoration of habitat at another location on-site.
The northern golf cart crossing through riparian woodlands between holes #12 ar
#13 shall be located at its least impactive route, while maintaining feasibility of tl
golf course design.
The use of golf course lighting might restrict nocturnal mammal and reptile activitit
in areas of biological open space. Such impacts shall be ameliorated throug
appropriate engineering design.
Use of herbicides, pesticides, and fertilizers on the golf course shall be addresse
within a maintenance plan which identifies specific Best Management Practict
(BMPs) to ensure that' minimal impacts occur to the riparian habitat in Macarj
Canyon, as well as immediately downstream in Aqua Hedionda Lagoon.
Significant Effect: The project will require 401 Regional Water Quality Control Boa
certification, a Section 1601 Streambed Alteration Agreement with the Californ
Department of Fish and Game, and a U.S. Army Corps of Engineers 404 permit, due
activity proposed within the jurisdictional wetlands. (FEIR 5.2-18)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes c
alterations are required in, or incorporated into, the Project which will avoid the significar
environmental effect as identified in the Final EIR. The following mitigation measurc
would reduce the impact to below a level of significance.
1. An area north of Macario Creek has been set aside for Cannon Road wetland habit:
creation. If Non Wetland Waters of the U.S. are required to be mitigated at a 1: 1 rati
(0.66 acre), and Southern Willow Scrub is mitigated at a 2:l ratio (impacts 0.82 c
1.64 acres of mitigation), the total wetland mitigation needs of the project would k
3.83 acres. The mitigation area shall be expanded along the northern side of Macari
Creek to accommodate this additional wetland mitigation need generated by thi
project (3.83 acres). If either the least bell's vireo or southwestern willow flycatche
are detected on-site through focused surveys conducted in Spring 1998, then impaci
to riparian habitat shall be mitigated at a 3: 1 ratio.
16
Carlsbad Municipal Goy Course I IR e Findinps of Fad -*
~~
2. Prior to grading or clearing, the City shall obtain applicable resource agency perm
which include the 401 Regional Water Quality Board certification, a Section 161
Streambed Alteration Agreement (Department of Fish and Game), and a U.S. Am
Corps of Engineers 404 permit. An on-site conservation plan shall also be prepare
and approved by the City if the City's pending HMP is approved.
3. Focused Least Bell's Vireo surveys and Southwestern willow flycatcher surveys sh
be conducted on the project site. If the results of the surveys indicate the presen
of nesting vireos or flycatchers, then impacts to nesting pairs shall be avoided, a
impacts to riparian habitat shall be mitigated at a 3:l basis. Impacts to these speci
as a result of grading and construction noise and disturbance shall be mitigated 1
restricting grading in these areas during the breeding season as identified in the ~IX
HMP .
Significant Effect: Habitat for sage scrub animals and corridor utility for this specific grol
is expected to be significantly impacted by the design, given the impacts to large areas sage scrub vegetation in concert with substantially increased edge effects from cour
activity. (FEIR 5.2-18)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes I
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measur'
would reduce the impact to below a level of significance.
1. Open space design and connectivity shall focus on retaining and creating as broad
riparian corridor as possible along the site's primary drainage which intersects tk peripheral salt marsh habitat around the southern periphery of Agua Hediond
Lagoon. Potential constrictions (i-e., a narrowing of existing native habitat) on go
holes #12 and #13, #15 and #16, and #16 and #17, were noted based on the curre1
golf course design. Some potential exists to enhance these narrower locations t
ameliorate corridor widths:
Between the fairways for holes # 16 and # 17 is a constriction of approximate1
150 feet. The northernmost portion of hole #17 requires manufactured slor
which can be enhanced .when completed by planting sage scrub and theret:
adding approximately another 100 feet of habitat to the width of the corridor i
this constriction. Broadening the habitat area here will reduce the "edge effects
to wildlife habitat associated with irregular boundaries.
Open space connectivity to off-site areas south of Palomar Airport Road shall 2:
improved by planting sage scrub in the sizeable tracts of non-native grassland
shown as biological open space in the design.
Between fairways for holes #12 and #13 is an existing constriction of the riparia
corridor of approximately 200 feet in width in Macario Canyon Creek. Plantin
of native trees flanking the fairways and abutting the wetlands will add addition:
cover. A similar situation occurs between holes #15 and #16 where the existin
corridor narrows to 100 feet.
17
Carlsbad Municipal Golf Course e IR 0 Findings of Fa -"
The corridor connection crossing College Boulevard is approximately 300 fi
in width on the south side of the road. Use of barrier fencing shall
discouraged on either side of College at this juncture, and native vegetation sh
be enhanced on both sides to provide additional cover. This conidor is primar
planned for avian use.
The green for hole #12 does encroach into riparian habitat and shall be mitigatl
through restoration of habitat at another location on-site.
The northern golf cart crossing through riparian woodlands between holes #
and #13 shall be located at its least impactive route, while maintaining feasibilj
of the golf course design.
The use of golf course lighting might restrict nocturnal mammal and rept
activities in areas of biological open space. Such impacts shall be ameliorat.
through appropriate engineering design.
Use of herbicides, pesticides, and fertilizers on the golf course shall be address
within a maintenance plan which identifies specific Best Management Practicl
(BMPs) to ensure that minimal impacts occur to the riparian habitat in Macar
Canyon, as well as immediately downstream in Aqua Hedionda Lagoon.
Significant Effect: Any impact to Quino checkerspot butterfly is considered significa
(FEIR 5.2-24)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measure wou:
reduce the impact to below a level of significance.
1. Prior to grading or clearing of the project site, a focused survey shall be conduct(
(Spring 1998) to determine the presence/absence of the Quino checkerspot butterf on-site. The presence of this species would necessitate avoidance of impacts to tl
butterfly's use area, and creation of a buffer to keep use areas from human intrusio:
or mitigated through off-site replacement. Recommendations shall be provided 1:
the biologist as part of the survey and shall be implemented by the City prior 1
issuance of a grading permit.
Significant Effect: Any impact to San Diego Fairy Shrimp is considered significant. (FEI
5.2-24)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measure woul
reduce the impact to below a level of significance.
1. Prior to grading or clearing of the project site, a focused survey shall be conducte
to determine the presence/absence of San Diego Fairy shrimp on site. Impacts to thj
species (if present on-site) can be avoided by placing the area in open space, c
18
Carlsbad Municipal Golf Course B IR e Findinas of Fa, -_I
mitigated through off-site replacement. Recommendations shall be provided by t
biologist as part of the survey and shall be implemented by the City prior to issuan
of a grading permit.
B. AIR OUALITY
Significant Effect: The proposed project will result in the generation of short-term emissiol
which is considered a significant impact. (FEIR 5.4-4)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes I
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measur
would reduce the impact to below a level of significance.
1. During grading and construction, the project developer shall comply with tl
following:
a. During grading, clearing, earth moving or excavation, maintain equipme]
engines in proper tune.
b. After clearing, grading, earth moving, or excavation:
1) Wet area down, sufficiently enough to form a crust on the surfac
with repeated soakings, as necessary to maintain the crust and prevel dust pick up by the wind.
2) Spread soil binders; and
3) Implement street sweeping as necessary.
C. During construction:
. 1) ' Use water trucks or sprinkler systems to keep all areas where vehicle
move damp enough to prevent dust raised when leaving the site;
2) Wet down areas in the late morning and after work is completed fo the day;
3) Use low sulfur fuel (-05% by weight) for construction equipment.
2. Revegetation of exposed soils on-site due to grading activity shall take place as earl
as feasible in order to minimize wind erosion.
Significant Effect: Because the project site is located in a non-attainment air basin for ozon and PM10, the proposed project would result in air emissions that would exacerbate th
cumulative regional air pollution situation. Due to the project's location in a non-attainmen
air basin, the long-term cumulative air quality impact will remain significant. (FEIR 5.4-5
I9
Carlsbad Municipal GovCourse Q IR e Findings of Fac -~
, Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measur
would reduce the impact to below a level of significance.
1. The following measures shall be implemented and incorporated into project desig
Provide shade trees to reduce buildingheating cooling needs;
Use energy efficient and automated controls for air conditioning;
Use energy-efficient low-sodium parking lot lights.
Additionally, measures have been incorporated into project design that will reduce projec
specific air quality impacts. The proposed golf course will utilize electric golf carts whit
will avoid mobile emissions associated with gas powered golf carts. Additionally, the Ci
will encourage the provision of shuttle service to and from the golf course from adjace: tourist serving uses such as hotels and timeshares.
The proposed project’s design will incorporate and be consistent with several air quali
mitigation measures identified in the City’s General Plan Master EIR. These desig
components include: The provision of a trail head that will provide access to the City’s tra
system;
Accommodation of the City’s trail system along College Boulevard and Palomar Airpo
Road by accommodating public sidewalks that tie into the network of public tra systems.
The project is designed so that planned industridgolf related areas are situated adjace1 to existing roadways, providing convenient access to these uses;
/ The project site is centrally located within the City and oriented near adjace~
resort/recreation areas;
The project complies with adopted Growth Management performance standards fc
circulation facilities.
C. HYDROLOGYNATER OUALITY
Significant Effect: The proposed project will alter existing hydrology conditions in the are:
(FEIR 5.5-4)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes c
alterations are required in, or incorporated into, the Project which will avoid the significar
environmental effect as identified in the Final EIR. The following mitigation measure
would reduce the impact to below a level of significance.
1. The recommendations contained in the “Preliminary Hydrology Study for the Carlsba
Municipal Golf Course” (P&D/CTE Engineers, September 10, 1997) shall bl
implemented. These recommendations consist of the following measures:
20
Carlsbad Municipal Golf Course c IR 0 Findings of Fa1
a. A final drainage report shall be completed in conjunction with final gradil
and drainage plans. This report shall perform a hydraulic grade line analyr
for all proposed storm drains, and a confirmation of adequacy for existi]
storm drain to remain.
b. In the Macario Canyon, proposed bridges and/or culverts shall be analyz,
using the HEC-I1 water surface profile computer program to determi:
culvert sizes and bridge heights. A one foot minimum freeboard shall t provided from the 100 year water surface.
c. Improvements to existing storm drains as indicated in the prelimina
hydrology study shall’ be completed with the final grading plans
improvement plans, whichever is applicable.
d. Any storm runoff during construction shall be in conformance with tl
NPDES permit for the City of Carlsbad.
Significant Effect: Grading of the project site will expose soils and may result in increasc
erosion and sedimentation, resulting in short-term impacts to surface water quality. (FEI 5.5-4)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significar
environmental effect as identified in the Final EIR. The following mitigation measurc
would reduce the impact to below a level of significance.
1. The recommendations contained in the “Preliminary Hydrology Study for tl
Carlsbad Municipal Golf Course” (P&D/CTE Engineers, September 10, 1997) sha
be implemented. These recommendations consist of the following measures:
a. A fmal drainage report shall be completed in conjunction with final gradir
and drainage plans. This report shall perform a hydraulic grade line analys:
for all proposed storm drains, ‘and a confirmation of adequacy for existin
storm drain to remain.
b. In the Macario Canyon, proposed bridges and/or culverts shall be analyze
using the HEC-I1 water surface profile computer program to determin
culvert sizes and bridge heights. A one foot minimum freeboard shall b
provided from the 100 year water surface.
c. Improvements to existing storm drains as indicated in the preliminx
hydrology study shall be completed with the final grading plans (
improvement plans, whichever is applicable.
d. Any storm runoff during construction shall be in conformance with th
NPDES permit for the City of Carlsbad.
Significant Effect: The proposed project has the potential to create long-term impacts as
result of the use of fertilizers on the golf course. (FEIR 5.5-4)
21
Carlsbad Municipal Golf Course (2 IR e Findings of Fa, "
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measw
would reduce the impact to below a level of significance.
1. A program of "Best Management Practices" that implement the guidelines identifi
in "Environmental Principles for Golf Courses in the United States" for t
elimination and reduction of pollutants which enter into and/or are transported with
storm drainage facilities shall be implemented .for the golf-related commercii planned-industrial, club house, and conference center portions of the project.
BMPs shall include:
Employ the principles of Integrated Plant Management (IPM), a system that relies or
combination of common sense practices of preventing and controlling pests (e.g., weec
diseases, insects) in which monitoring is utilized to identi6 pests, damage thresholds a
considered, all possible management options are evaluated and selected control(s) a
implemented. IPM involves a series of steps in the decision-making process:
a. Through regular monitoring and record keeping, identify the pest problem, analy:
the conditions causing it, and determine the damage threshold level below which t€
pest can be tolerated.
b. Devise ways to change conditions to prevent or discourage recurrence of the probler
Examples include: utilizing improved (e.g., drought resistant, pest resistant) turfgra.
varieties, modifying microclimate conditions, or changing cultural practic
management programs.
c. If damage thresholds are met, select the combination of control strategies to suppre the pest populations with minimal environmental impact, to avoid surpassir
threshold limits. Control measures include biological, cultural, physical, mechanic;
and chemical methods. Biological control methods must be environmentally soun and shall be properly screened and tested before implementation.
Non-chemical control measures shall focus on practices such as the introduction (
natural pest enemies (e.g. parasites and predators), utilizing syringing technique
improving air movement, soil aerification techniques, and mechanical traps. TE selection of chemical control strategies shall be utilized only when other strategit are inadequate.
Always read and follow label directions when using plant protectant products. Tre,
problems at the proper time and under the proper conditions to maximize effectivene:
with minimal environmental impact. Spot treatments may provide early, effectil
control of problems before damage thresholds are reached.
Store and handle all pest control and nutrient products in a manner that minimize
worker exposure andor the potential for point or non-point source pollution. Emplo
proper chemical storage practices and use suitable personal protective equipment an
handling techniques.
22
Carlsbad Municipal Golf Course c IR e Findings of Fa( "
Use nutrient products and practices that reduce the potential for contamination of grou
and surface water. Strategies include: use of slow-release fertilizers, selected organ
products, andor fertilization.
Test and monitor soil conditions regularly and modify practices accordingly. Choo . nutrient products and time applications to meet, not exceed, the needs of the turfgras
All plant protectant products shall only be applied by or under the supervision of
trained, licensed applicator or as dictated by law.
Maintain excellence in the continuing education of applicators (including state licensin
professional association training and IPM certification). Training for non-Engli:
speaking applicators shall be provided in the worker's native language.
Debris basins shall be incorporated into project design to catch all run-off debris as
result of high runoff during storm events.
D. PUBLIC SERVICES AND UTILITIES
Significant Effect: The proposed project will impact fire/emergency service if adequa
emergency vehicle access is not provided to all portions of the golf course. (FEIR 5.7-2:
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measurt
would reduce the impact to below a level of significance.
1. An emergency vehicle access plan shall be prepared and submitted to the City t
Carlsbad Fire Department for approval. The plan shall identify the location (
available access points onto the course from Palomar Oaks Way, College Boulevar
Palomar Airport Road, Hidden Valley Road and Faraday Avenue and ensure th
emergency vehicle access is maintained for all portions of the course.
E. ARCHAEOLOGICAL ArND PALEONTOLOGICAL RESOURCES
Paleontology
Significant Effect: The project site is underlain by potentially significant fossil areas of bo1
the Quaternary and the Tertiary age. Development of the project site will require earthwor
which may result in impacts to paleontological resources. This is a significant impact. (FEI:
5.8-5)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will avoid the significan
environmental effect as identified in the Final EIR. The following mitigation measure
would reduce the impact to below a level of significance.
1. Prior to issuance of a grading permit for any portion of the project site, a qualifie
paleontologist shall be retained by the City to carry out an appropriate mitigatio
23
Carlsbad Municipal GoIf Course c IR 0 Findinrs of Fa "
program. (A qualified paleontologist is defined as an individual with an MS or Ph.
in paleontology or geology who is familiar with paleontological procedures a
techniques.)
2. A qualified paleontologist shall be present at the pre-construction meeting to cons1
with the grading and excavation contractors.
3. A paleontological monitor shall be on-site a minimum of half-time during tl
original cutting of previously undisturbed sediments to inspect cuts for contain1
fossils. In the event that fossils are discovered, it may be necessary to increase t:
per/day in field monitoring time. Conversely, if fossils are not being found then t
monitoring should be reduced. (A paleontological monitor is defined as 1
individual who has experience in the collection and salvage of fossil materials. T:
paleontological monitor shall work under the direction of a qualified paleontologis
4. When fossils are discovered the paleontologist (or paleontological monitor) shr
recover them. In most cases, this fossil salvage can be completed in a short peric
of time. However, some fossils specimens (such as a complete large mamm
skeleton) may require an extended salvage period. In these instances tl
paleontologist (or paleontological monitor) shall be allowed to temporarily dire( divert, or halt grading to allow recovery of fossil remains in a timely mannc
Because of the potential for the recovery of small fossil remains, such as isolatc
mammal teeth, it may be necessary in certain instances, to set up a screen-washix
operation on the site.
5. Fossil remains collected during the monitoring and salvage portion of the mitigatia
program shall be cleaned, repaired, sorted, and cataloged.
6. Prepared fossils, along with copies of all pertinent field notes, photos, and map
shall either be deposited (as a donation) in a scientific institution with permaner
paleontological collections such as the San Diego Natural History Museum (
retained by the City and displayed to the public at an appropriate location such as
library or City Hall.
7. A final summary report shall be completed and retained on file at the City th
outlines the results of the mitigation program. This report shall include discussion
of the methods used, stratigraphic section (s) exposed, fossils collected, an
significance of recovered fossils.
Archaeology
Significant Effect: Implementation of the proposed project will require grading wit
approximately 1.7 million cubic yards of cut and fill activity which will impact CUltWi
resources on-site. (FEIR 5.8-4)
Finding :Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes o
alterations are required in, or incorporated into, the Project which will avoid the significm
environmental effect as identified in the Final EIR. The following mitigation measure
would reduce the impact to below a level of significance.
24
Carlsbad Municipal Goif Course Q IR 0 Findings of Fa( -~
1. a. Prior to site grading, a qualified archaeologist shall be retained by the City
determine the significance/importance of the portion of sites SC.-8303 A/
SC1.-6833, SC1.-8694, SC1.-8797, GC-S-3 and GC-S-4 that will be impact
. by grading activity. The determination of significance/importance shall
made through a testing program and shall be consistent with City of Carlsb
and CEQA criteria. The testing program shall consist of surface collectil
of artifacts, recording of milling features, excavation of shovel test pits a 1x1 meter units to determine site size, depth, content, integrity and potenti
to address important research questions. A report shall be prep=(
summarizing the results of the testing program. The report shall conta
recommendations for data recovery for sites that are determined to 1
significanthmportant under City of Carlsbad and CEQA criteria.
b. A data recovery program shall be implemented for any sites determined to significant based on the results of the testing program for sites SCI.-83(
A/H, SC1.-6833, SC1.-8694, SC1.-8797, GC-S-3, and GC-S-4. The dz
recovery program shall be implemented in accordance with t:
recommendations for data recovery as provided in the testing report requirl
under Mitigation Measure 1 a.
F. LANDFORM ALTERATION/GRADING
Significant Effect: As indicated in the grading plan, an excessive amount of fill is proposc
adjacent to College Boulevard for the creation of one of the future planned industrial/go
related development pads. This amount of fill, and the creation of a 70 foot fill slope
inconsistent with the Hillside Ordinance, and the impact is considered significant. (FEI
5.9-3)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes I alterations are required in, or incorporated into, the Project which will 'avoid the significa
environmental effect as identified in the Final EIR. The following mitigation measurz
would reduce @e impact to below a level of significance.
1. The proposed project shall comply with the hillside development and desig
standards as set forth in Section 21.95.060 of the City's zoning code by incorporatir
contour grading techniques to provide a variety of both slope percentage and slor
direction in a three-dimensional undulating pattern similar to existing, adjacer
natural terrain. In no case shall a straight, flat, cut or filled slope face greater tha
thirty feet in height or two hidred feet in length be created.
IX. CUMULATIVE SIGNIFICANT EFFECTS AND MITIGATION MEASURES
A. CUMULATIVE TRAFFICKIRCULATION
Significant Effect:' Project-specific impacts will be less than significant. However, a
indicated in the City's General Plan Master EIR, the implementation of subsequent projecl
25
Carlsbad Municipal Golf Course c IR 0 Findings of Fa’ ”
(i.e. the golf course project) that are consistent with and included in the updated 19’
General Plan will result in increased traffic volumes. Roadway segments will be adequ; to accommodate buildout traffic; however, 12 full and 2 partial intersections will be severe
impacted by regional through-traffic over which the City has no jurisdictional contr
Regional related circulation impacts are considered cumulatively significant because oft failure of intersections at buildout of the General Plan due to regional through-traff
therefore, the proposed project’s contribution, although minor, will still contribute tc
significant cumulative impact. (FEIR 7-4,7-5)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes
alterations are required in, c)r incorporated into, the Project which will substantially less1
the significant environmental effect as identified in the Final EIR. The cumulative impa
is anticipated to remain significant. Pursuant to Section 15091 (a) (3) of the State CEQ
Guidelines, there are no feasible measures that would mitigate the impact below a level
significance. As described in the Statement of Overriding Considerations, the City Counc
has determined that this impact is acceptable because of specific overriding consideratior
The proposed project’s design will incorporate and be consistent with several traffick
quality mitigation measures identified in the City’s General Plan Master EIR. These desi:
components include the provision of a trail head that will provide access to the City’s tra
system, and accommodation of the City’s trail system along College Boulevard and Palom
Airport Road by accommodating public sidewalks that tie into the network of public trz systems. Additionally, the project is designed so that planned industrial/golf related are;
are situated adjacent to existing roadways, providing convenient access to these uses.
B. CUMULATIVE AIR QUALITY
Significant Effect: Implementation of the proposed project will result in an increase in a
emissions in the area. Since the San Diego Air Basin is a “non-attainment basin”, ar
additional air emissions are considered cumulatively significant: therefore, continut
development to buildout as proposed in the updated General Plan will have cumulatil
significant impacts on the air quality of the region. Cumulative air quality impacts a
anticipated to remain significant and unavoidable. (FEIR 7-5)
Finding: Pursuant to Section 15091 (a) (1) of the State CEQA Guidelines, changes (
alterations are required in, or incorporated into, the Project which will substantially lesse
the significant environmental effect as identified in the Final EIR. The cumulative impac
is anticipated to remain significant. Pursuant to Section 15091 (a) (3) of the State CEQ,
Guidelines, there are no feasible measures that would mitigate the impact below a level (
significance. As described in the Statement of Overriding Considerations, the City Counc
has determined that this impact is acceptable because of specific overriding consideration
Short-Term Mitigation
1. During grading and construction, the project developer shall comply with th
following:
a, During grading, clearing, earth moving or excavation, maintain equipmer
engines in proper tune.
26
Carlsbad Municipal Golf Course B IR e Findings of Fa(
b. After clearing, grading, earth moving, or excavation:
1) Wet area down, sufficiently enough to form a crust on the surfa
with repeated soakings, as necessary to maintain the crust and preve dust pick up by the wind.
2) Spread soil binders; and
3) Implement street sweeping as necessary.
c. During construction:
1) Use water trucks or sprinkler systems to keep all areas where vehicll
move damp enough to prevent dust raised when leaving the site;
2) Wet down areas in the late morning and after work is completed fc
the day;
3) Use low sulfur fuel (.05% by weight) for construction equipment.
2. Revegetation of exposed soils on-site due to grading activity shall take place as earl
as feasible in order to minimize wind erosion.
Long-Term Mitigation
3. The following measures shall be implemented and incorporated into project desigr
Provide shade trees to reduce buildingiheating cooling needs;
Use energy efficient and automated controls for air conditioning;
Use energy-efficient low-sodium parking lot lights;
Additionally, measures have been incorporated into project design that will reduce project-specifi
air quality impacts. The proposed golf course will utilize electric goff carts which will avoid mobil
emissions associated with gas powered golf carts. Additionally, the City will encourage th
provision of shuttle service to and from the golf course from adjacent tourist serving uses such a
hotels and timeshares.
The proposed project’s design will incorporate and be consistent with several air qualit mitigation measures identified in the City’s General Plan Master EIR. These desig:
components include; The provision of a trail head that will provide access to the City’s trai
system;
Accommodation of the City’s trail system along College Boulevard and Palomar Airpol
Road by accommodating public sidewalks that tie into the network of public trai
systems.
27
Carlsbad Municipal Golfcourse (F IR e Findings of Fa1
The preject is designed so that planned industriaVgolf related areas are situated adjace
to existing roadways, providing convenient access to these uses;
The project site is centrally located within the City and oriented near adjace.
resorthecreation areas;
The project complies with adopted Growth Management performance standards fi
circulation facilities.
X. FEASIBILITY OF POTENTIAL PROJECT ALTERNATIVES
Because the Project will cause some unavoidable cumulative significant environmental effects, s
outlined above (see Section IX), the City must consider the feasibility of any environmental!
superior alternative to the Project, as finally approved. The City must evaluate whether one or mol of these alternatives could avoid or substantially lessen the unavoidable significant environment;
effects. Citizens for quality Growth v. City of Mount Shasta (1988) 198 Cal. App.3d 433 [243 Ca
Rptr. 7271; see also Pub. Resources Code section 21002. Because it is a judgment call whether a
alternative is environmentally superior these findings contrast and compare all of the alternativc
analyzed in the FEIR.
In general, in preparing and adopting findings a lead agency need not necessarily address th feasibility of both mitigation measures and environmentally superior alternatives whe:
contemplating the approval of a project with significant impacts. Where the significant impacts ca
be mitigated to an acceptable (insignificant) level solely by the adoption of mitigation measures, th
agency, in drafting its findings, has no obligation to consider the feasibility of environmental1
superior alternatives, even if their impacts would be less severe than those of the Project a mitigated, Laurel Heights Improvement Association v. Regents of the Universitv of Californi
(1988) 47 Cal.3d 376 [253 Cal Rptr. 4261; Laurel Hills Homeowners Association v. City Councl
(1978) 83 Cal.App.3d 515 [147 Cal. Rptr. 8421 see also Kings County Farm Bureau v. City o
Hanford (1990) 221 Cal.App.3d 692 [270 Cal. Rptr. 6501. Accordingly, for this Project, in adoptinl
the findings concerning Project alternatives, the City Council considers only those environmenta
impacts, that for the finally approved Project, are significant and cannot be avoided or substantiall:
lessened through mitigation.
Where as, in this Project, significant environmental effects remain even after application of a1 feasible mitigation measures identified in the Final EIR, the decision makers must evaluate thc
Project alternatives identified in the Final EIR. Under these circumstances, CEQA requires findings
on the feasibility of Project alternatives. If no Project alternatives are feasible, the decision maker: must adopt a Statement of Overriding Considerations with regard to the Project. If there is a feasiblc
alternative to the Project, the decision makers must decide whether it is environmentally superior tc
the Project. Proposed Project alternatives considered must be ones which "could feasibly attain thc
basic objectives of the Project." However, the Guidelines also require an EIR to examinc
alternatives "capable of eliminating" environmental effects even if these alternatives "would impedc
to some degree the attainment of the project objectives." [CEQA Guidelines Section 15 126 subd.(d)I
CEQA provides the following definition of the term "feasible" as it applies to the findings
requirement: "'Feasible' means capable of being accomplished in a successful manner within a
28
Carlsbad Municipal GoIfCourse e IR a Findings of Fac "
reasonable period of time, taking into account economic, environmental, social, and technologic
factors." Pub. Resources Code, $21 061.1. The CEQA Guidelines provide a broader definition 1
"feasibility" that also encompasses "legal" factors. CEQA Guidelines, 15364 ("The lack of leg
powers of an agency to use in imposing an alternative or mitigation measure may be as great
limitation as any economic, environmental, social, or technological factor."). According?
"fezsibility" is a term of art under CEQA and thus is afforded a different meaning as may t provided by Webster's Dictionary or any other sources.
Moreover, Public Resources Code section 21081 governs the "findings" requirement under CEQ
with regard to the feasibility of alternatives. It states in relevant part:
'I. . . F]o public agency shall approve or carry out a project for which an environment;
impact report has been certified which identifies one or more significant effects on the environmer
that would occur if the project is approved or carried out unless the public agency makes one or mor
of the following findings:
(a)(3) Specific economic, legal, social, technological, or other considerations, includin
considerations for the provision of employment opportunities for highly trained workers, mak infeasible the mitigation measures or alternatives identified in the environmental impact report."
The concept of "feasibility," therefore, as it applies to findings, involves a balancing of variou
economic, environmental, social, legal, and technological factors. & Pub. Resources Cod1
521061.1; CEQA Guidelines, $15364; Pub. Resources Code, $21081,; see also City of Del Mar \
City of San Diego (1992) 133 Cal.App.3rd 401,414-417.
In Citv of Del Mar v. City of San Diego (1992) 133 Cal.App.3d 401,415-41 7, the Court of Appea
found that the City of San Diego had It. . . considered and reasonably rejected . . . [certain] projec
alternatives . . . as infeasible in view of the social and economic realities in the region." l_d. at 4 17 The court determined that San Diego had attempted to accommodate the feasibility factors basec
upon its growth management plan which included the proposed development project. Accordingly
the court concluded:
"Assuming this acSommodation is a reasonable one (citation omitted), San Diego is entitlecl
to rely on it in evaluating various project alternatives. The cost-benefit analysis which let
to the accommodation is of course subject to review, but it need not be mechanically stated
at each stage of the approval process. In this sense. 'feasibility' under CEOA encomDassez
'desirability' to the extent that desirability is based on a reasonable balancing of the relevanl
economic. environmental, social, and technoloFica1 factors. We accordingly conclude thai
San Diego did not abuse its discretion under CEQA in rejecting various project alternatives
as infeasible." a. (emphasis added).
These Findings contrast and compare the alternatives where appropriate in order to demonstrate that
the selection of the finally approved Project, while still resulting in significant environmental
impacts, has substantial environmental, planning, fiscal and other benefits. In rejecting all of the
alternatives, the decision makers have examined the finally approved Project objectives and weighed
the ability of the various alternatives to meet the objectives. The decision makers believe that the
Project best meets the finally approved Project objectives with the least environmental impact. The
objectives considered by the decision makers are:
~ ~~ ~~ ~ ~~ ~~ ~
29
Carlsbad Municipal GovCourse 1 IR a Findings of Fac -~
Develop and operate an 1 8-hole "championship" length, high quality public golf facilit
including all necessary amenities, on City-owned property.
Follow the direction from the Carlsbad voters' approved 1989 transient occupancy t:
increase to finance the development of the public golf facility.
Implement the 1989 mandate to develop public recreation including a golf course.
Identify and facilitate the development of other compatible land uses and financi
opportunities on the property which are directly related to creating a fee' structure whic
will include reduced rates for'Carlsbad residents.
Identify and preserve, to the greatest extent practical, the known environmental resourcl
on the property.
Develop a golf course routing plan that identifies and eliminates current and futu
conflicts with the known and planned utility facilities traversing the property owned t: SDG&E, Carlsbad Municipal Water District, City of Carlsbad, and others.
Retain a minimum of 100 acres of parkland north of the planned extension of Farada
Avenue, satisfying the Growth Management-Plan standard of 25 acres per quadrant fc
Veterans Memorial Park.
Create the opportunity to develop a conference center on-site.
Maintain the use of the property for a police shooting range by relocating the existin
range on-site.
Design the golf course to maximize the compatibility and preservation of natura
resources on-and off-site.
Design the golf course to accommodate the avian corridor through the site, as previous1
identified by resource agencies.
Provide trail head parking within the golf course parking area to provide an opportunit
for access to planned trails systems in the area as part of the city-wide trail plan.
Design the golf course to accommodate the planned extension of Faraday Avenue at tht
northern portion of the project site.
NO PROJECT/NO DEVELOPMENT ALTERNATIVE
Description of Alternative
CEQA requires the analysis of the No Project Alternative (Public Resources Code Section 15 126)
This alternative assumes that the site would not be developed with the proposed project, and the sitc
would remain in its existing condition.
30
Carlsbad Municipal Golf Course e IR 0 Findings of Fa( -~
Finding
Specific economic, social, or other considerations make infeasible this project alternative identific
in the Final. EIR. '
Facts in Support of Finding
A. This alternative would not meet the City of Carlsbad planning and design objectives for tl
proposed project, which includes the development of an 18-hole municipal golf course.
EXISTING GENERAL PLAN/APPROVED SPECIFIC PLAN ALTERNATIVE
Description of Alternative
This alternative assumes that the project site would be developed under the existing approve
General PldSpecific Plan land uses for the site. The project site is located within the boundaric
of two previously approved specific plans: Carlsbad mort Centre Phase 111; and College Busines
Park. The northern portion of the project site is designated as Open Space in the City's General Plar
The specific plans allow for the development of industrial uses. The following describes th
development potential of the project site based on existing General PldApproved Specific Pla
land uses for the project area.
Carlsbad Airport Centre Specific Plan
Allowed uses: light and medium industrial uses, research and development, industrial support an(
services, business and professional oflice, limited commercial and open space. Phases I and I1 havc
been developed. The remaining portion (Phase 111) consists of approximately 120 acres, with 21 acres planned as open space, and 100 acres of planned industrial uses.
College Business Park Specific Plan
The Specific Plan is located entirely within the golf course project site. Approximately 82
developable acres of planned industrial uses could occur under this ,alternative.
Open Space
The remaining portion of the project site located outside of the specific plans (approximately 15(
acres) would remain in open space uses. This area has been planned for (although not formallj
approved) development of a regional park that would include both active and passive recreationa
activities.
Finding
Specific economic, social, or other considerations make infeasible this project alternative identified
in the Final EIR.
A. This alternative would not meet the City of Carlsbad planning and design objectives for the
proposed project, which includes the development of an 18-hole municipal golf course.
31
Carlsbad Municipal Golf Cours 91R .) Findings of Fac
"
B. This alternative would result in greater impacts associated with biological resources.
C. This alternative would result in greater impacts associated with traffic generation.
D. This alternative would result in greater impacts associated with air quality emissions.
E. This alternative would result in greater impacts associated with demand on public servict
and utilities.
F. This alternative would result in greater impacts associated with landform alteratiodgradin,
ALTERNATIVE LOCATION
Description of Alternative
This alternative assumes the development of the proposed project at an alternative location. In ordf
to develop the golf course portion of the project, a site acreage of a minimum of 350 acres would b
required.
An alternative location that could accommodate the minimum required acreage exists at th
northeastern comer of El Camino Real and Palomar Airport Road. This area is planned for bot
industrial and open space uses and could accommodate approximately 350 acres of contiguou
property.
Finding
Specific economic, social, or other considerations make infeasible this project alternative identifiec
in the Final EIR.
A. This alternative is infeasible as it is located on property that is not owned by the City. Thl
City is unable to condemn this property as it is not privately owned (it is owned by thl
County).
B. This site'is environmentally constrained to a much greater degree than the proposed projec
site.
ALTERNATIVE DESIGN
Description of Alternative
This alternative assumes the development of the golf course under an alternative design. Under thi:
alternative, the same level of development will occur on the site, however, the golf course would bt
developed as a 9-hole course consisting of hole #'s 1 through 9 as proposed for the proposed project In developing this alternative, the City examined the feasibility of constructing 9 holes on the Ci!
property and 9 holes on the privately owned Carltas property (Carlsbad Ranch) located to the wes
of the project site. Such an alternative was determined to be infeasible as the property is not publicl!
controlled and is too far removed from efficient maintenance and operation. The limits of grading
would be reduced by approximately 40-50% from the proposed project.
__~~~~~~~~~~ ~ ~
32
~~ ~~ ~ ~~
Carlsbad Municipal Golf Cours d-F, e Findings of Fat
Finding
Specific economic, social, or other considerations make infeasible this project alternative identifit
in the Final EIR.
A. This alternative would not meet the City of Carlsbad planning and design objectives for t]
proposed project, which includes the development of an 18-hole municipal golf course.
XI. STATEMENT OF OVERRIDING CONSIDERATIONS
The Project would have significant, unavoidable impacts on the following areas, described in deta
in Section X of these Findings of Fact (Cumulative Significant Effects and Mitigation Measures
- Air Quality (Cumulative) - Traffic (Cumulative)
The City has adopted all feasible mitigation measures with respect to these impacts. Although i
some instances these mitigation measures may substantially lessen these significant impact
adoption of the measures will not fidly avoid the impacts.
The City has examined a reasonable range of alternatives to the Project. Based on this examination
the City has determined that none of these alternatives both (1) meets Project objectives, and (2) i
environmentally preferable to the finally approved Project.
As a result, to approve the Project the City must adopt a "statement of overriding considerations
pursuant to CEQA Guidelines Sections 15043 and 15093. This statement allows a lead agency tc cite a project's general economic, social or other benefits as a justification for choosing to allow thc
occurrence of specified significant environmental effects that have not been avoided. The statemen
explains why, in the agency's judgment, the Project's benefits outweigh the unavoided significan
effects.
CEQA does not require lead agencies to analyze "beneficial impacts" in an EIR. Rather, EIRs arc
to focus on potential "significant effects on the environment," defined to be "adverse". (Pub
Resources Code, Section 2 1068). The Legislature amended the definition to focus on "adverse"
impacts after the California Supreme Court had held that beneficial impacts must also be addressed.
(& Wildlife Alive v. Chickering (1976) 18 Cal. 3d 190,206 [132 Cal.Rptr.3771.) Nevertheless,
decision makers benefit from information about Project benefits. These benefits can be cited, if
necessary, in a statement of overriding considerations. (See CEQA Guidelines, Section 15093.)
The City finds that the Project would have the following substantial social, environmental and
economic benefits:
1. The proposed project is consistent with and implements the goals and objectives of the City
of Carlsbad General Plan by increasing the recreational opportunities within the City. The
proposed project provides a unique recreational opportunity to the City of Carlsbad by
providing a municipal golf course, while at the same time providing a compatible mixture
of land uses. In addition to the provision of an 18 hole championship length golf course, the
33
Carlsbad Municipal Golf Cours RR 6 Findings of Fal ”
project inelvdes non-recreational uses such as a city conference center, planne
industrial/golf related uses, commercial uses, and the relocation of the existing poli shooting range.
2. The planned-industriallgolf related and commercial uses proposed as part of the golf cour
project will provide a revenue base which will provide economic support for the municip
golf course. The provision of these components of the golf course will also facilita
repayment of long-term debt for the site and allow a “buydown” in residential rates.
3. The proposed golf course project is very compatible with the other approved and develop(-
land uses in the area, including the adjacent Carlsbad Ranch and LEGOLAND themepar:
The visitor serving nature of many of these projects will cause a natural influx of visitors 1
the area which will utilize recreational facilities within Carlsbad including the municipal go
course. Other uses of the site, such as the planned industrial/golf related commercial pad
will be compatible with the existing and planned industrial development located within tf
surrounding industrial park.
4. The proposed project will generate fewer average daily and peak hour trips than the existin
planned industrial subdivision for the project site. The existing approved industrial uses fc
the project site would generate 21,600 daily vehicle trips compared with 4,420 for th
proposed project. The existing approved industrial uses for the project site would generat
2,380 AM and 2,595 PM peak hour volumes. In comparison, the proposed project wi
generate 3 10 AM and 455 PM peak hour trips. The overall impacts to circulation ar
generally reduced by the proposed project.
5. The proposed project implements the goals of the voter-approved 1989 transient occupanc:
tax increase to finance the development of a public golf facility.
34
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FINAL
ENVIRONMENTAL IMPACT REPORT
for the
CARLSBAD MUNICIPAL GOLF COURSE
SCH # 9707 1054
MARCH 1998
Prepared for:
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Prepared by:
Cotton/Beland/Associates, Inc.
6336 Greenwich Drive, Suite F
San Diego, California 92 122
747 East Greet Street, Suite 300
Pasadena, California 9 1 10 1
984.00
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CARLSBAD MUNICIPAL GOLF COURSE EIR MITIGATION MONITORING PROGRAM
PURPOSE OF THE MONITORING PROGRAM
The Mitigation Monitoring Program is written in accordance with Section 21081.6 of fl
Public Resources Code, which was added by Assembly Bill 3180 and became effective (
January 1, 1989. The purpose of the program is to ensure that the mitigation measun
required by the Environmental Impact Report (EIR) for the Carlsbad Municipal Go
Course project are properly implemented. The City will monitor the mitigation measurc
required for development and operation of the Carlsbad Municipal Golf Course projec
The Mitigation Monitoring Checklist provides a mechanism for monitoring the mitigatic
measures in compliance with the EIR, and general guidelines for the use ar
implementation of the monitoring program are described below.
MITIGATION MONITORING CHECKLIST
The Mitigation Monitoring Checklist is organized by categories of environmental impacts (e.g., Biological Resources, Air Quality, Archaeology). For each impact area, th
impacts identified in the EIR are summarized and the required mitigation measures ar listed. The following items are identified for each mitigation measure to ensure prope
implementation and to establish a monitoring system: When Applied
Monitoring/Reporting Agency, Monitoring Mechanism, Status and Frequency tc
Monitor/Report. A description of these items is provided below.
When Applied
The mitigation measures required for the Carlsbad Municipal Golf Course project will br implemented at various times as development proceeds and during operation. Somt
measures must be implemented during construction activities, while others must be
implemented when the land use is developed and in operation. For each mitigatior
measure, the implementation schedule is identified as Pre-Construction, During
Construction and Post Construction (during operation).
Monitoring/Reporting Agency
For each mitigation measure, the Monitoring Agency is identified. The monitoring agency
is responsible for ensuring that the mitigation measures are properly implemented. City
departments charged with community development, resource management, infrastructure and public services are typically assigned monitoring responsibilities. If mitigation
measures have been requested by an agency that has jurisdiction by law over some component of the environment, the City can request the agency to prepare a mitigation
monitoring program for those mitigation measures.
Carisbad Municipal Golf Course City of Carisbad Final EIR I March 1998
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Monitoring Mechanism (i.e., shown on plans, installed on-site)
The Monitoring Mechanism identifies the specific step in the development regulato~
process where implementation of the measure will be required. For example, completic
of archaeological studies may be required prior to approval of a grading permit. Tk
information in this column tells the Monitoring Agency how specific measures will t:
incorporated into the development process and when monitoring should occur.
Status (verified datehnitialed)
The Status column of the checklist has been intentionally left blank. City staff will use th
column to make notes about the progress made in implementing each measure. Upon fk
implementation of the measure, the completion date will be entered and initialed.
Frequency to MonitorlReport
Measures will need to be monitored prior to construction, throughout construction, o
completion, during operation, or on violation. The checklist identifies the monitorin
frequency for each measure. Reporting frequency will also vary and will occur once o
completion, on violation, or ongoing. The checklist identifies the reporting frequency.
HOW TO USE THE MONITORING PROGRAM
The EIR for the Carlsbad Municipal Golf Course project identifies a number of mitigatiol
measures to reduce significant environmental impacts. Some of the mitigation measure
apply to the entire project site and must be implemented before any development occurs
Other mitigation measures will be implemented during project operations. As a result, th(
implementation schedule for each measure varies as described in the table.
Curlsbud Municipal Golf Course City of Carlsbad Final EIR 2 March I998
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