Loading...
HomeMy WebLinkAbout2002-07-17; Planning Commission; Resolution 52291 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 5229 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING A NEGATIVE DECLARATION AND ADDENDUM TO DEVELOP A SERVICE STATION AND CAR WASH ON PROPERTY GENERALLY LOCATED ON THE NORTHEAST CORNER OF EL CAMINO REAL AND LA COSTA AVENUE IN LOCAL FACILITIES MANAGEMENT ZONE 6 CASE NAME: CARLSBAD GASOLINE FACILITY CASE NO. : SDP 97-O7(A)/CI.JP 97-03(A)/sI.JP 97-03(A) WHEREAS, 21st Century Oil, LLC, “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by American Stores Properties, Inc. a Delaware corporation, “Owner,” described as Lot 2 of Carlsbad Tract Map 97-09, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 14038, fded in the Office of the County Recorder of San Diego, September 15,2000 (“the Property”); and WHEREAS, a Negative Declaration and Addendum was prepared in conjunction with said project; and WHEREAS, the Planning Commission did on the 17th day of July, 2002, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning Commission hereby ADOPTS of the Negative Declaration and Addendum 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 according to Exhibit "ND" dated April 4,2002, and "PII" dated March 21,2002, attached hereto and made a part hereof, based on the following findings: Findings: 1. The Planning Commission of the City of Carlsbad does hereby find: A. B. C. D. It has reviewed, analyzed and considered the Negative Declaration and the environmental impacts therein identified for this project and any comments thereon prior to APPROVING the project; and The Negative Declaration and Addendum has been prepared in accordance with requirements of the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and It reflects the independent judgment of the Planning Commission of the City of Carlsbad; and Based on the EIA Part I1 and comments thereon, there is no substantial evidence the project will have a significant effect on the environment. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 17th day of July 2002, by the following vote, to wit: AYES: Chairperson Trigas, Commissioners Baker, Dominguez, Heineman, White, and Whitton NOES: None ABSENT: Commissioner Segall ABSTAIN: None - SEENA TRIGAS, Chairpersoh CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HOLmILkEk Planning Director PC RES0 NO. 5229 -2- - City of Carlsbad NEGATIVE DECLARATION Project AddressLocation: Northeast comer of El Camino Real and La Costa Avenue Project Description: An amendment to an approved conditional use permit to construct a gas station with mini-mart on .97 acres of property located on the northeast comer of El Camino Real and La Costa Avenue. The amendment includes relocating the fuel canopy, redesign of the Mini-mart building and the addition of an automatic drive through car wash. The City of Carlsbad has conducted an environmental review of the above-described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 1635 Faraday Avenue, Carlsbad, California 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within 20 days of date of issuance. If you have any questions, please call Van Lynch in the Planning Department at (760) 602-4613. DATED: APRIL 4,2002 CASE NO: CUP 97-03(A) CASE NAME: CARLSBAD GASOLINE FACILITY PUBLISH DATE: APRIL 4,2002 MICHAEL J. HOMMILXER Planning Director 1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us @ ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II CASE NO: CUP 97-03(A) DATE: March 21,2002 BACKGROUND 1. CASE NAME: CARLSBAD GASOLINE FACILITY 2. APPLICANT: 2 1 ST CENTURY OIL LLC 3. ADDRESSES AND PHONE NUMBER OF APPLICANT: 462 Stevens Avenue, Suite 105, Solana Beach, CA 92075 (858) 793-2708 Attn: Bob Davis 4. DATE EIA FORM PART I SUBMITTED: July 30.2001 5. PROJECT DESCRIPTION: An amendment to an amroved conditional use permit to construct a pas station with mini-mart on .97 acres of PropertY located on the northeast comer of El Camino Real and La Costa Avenue. The amendment includes relocating the fuel canopy. redesim of the Mini-mart and the addition of an automatic drive through car wash. SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” or “Potentially Significant Impact Unless Mitigation Incorporated” as indicated by the checklist on the following pages. Land Use and Planning u Population and Housing 0 Geological Problems 0 water Air Quality TransportatiodCirculation 0 Public Services 0 Biological Resources 0 Utilities & Service Systems Energy & Mineral Resources 0 Aesthetics Hazards 0 Noise 0 Cultural Resources 0 Recreation 0 Mandatory Findings of Significance 1 Rev. 03/28/96 DETERMINATION. I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have significant effect(s) on the environment, but at least one potentially significant effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative declaration is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier Master Environmental Impact Review (MEIR 93-01) pursuant to applicable standards and (b) have been voided or mitigated pursuant to that earlier Master Environmental Review (MEIR 93-01), including revisions or mitigation measures that are imposed upon the proposed project. Therefore, a Notice of Prior Compliance has been prepared. 3-2k03 Planner Signature Date +do2 Planning Directss Si&ture Date I 2 Rev. 03/28/96 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. A brief explanation is required for all answers except “NO Impact” answers that are adequately supported by an information source cited in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A “No Impact” answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. “Less Than Significant Impact” applies where there is supporting evidence that the potential impact is not adversely significant, and the impact does not exceed adopted general standards and policies. “Potentially Significant Unless Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect is significant. Based on an “EIA-Part 11”, if a proposed project could have a potentially significant effect on the environment, but potentially significant effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required (Prior Compliance). When “Potentially Significant Impact” is checked the project is not necessarily required to prepare an EIR if the significant effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a “Statement of Overriding Considerations” has been made pursuant to that earlier EIR. A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant effect on the environment. 3 Rev. 03/28/96 0 If there are one or more potentially significant effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate “Potentially Significant Impact Unless Mitigation Incorporated” may be checked and a Mitigated Negative Declaration may be prepared. 0 An EIR must be prepared if “Potentially Significant Impact” is checked, and including but not limited to the following circumstances: (1) the potentially significant effect has not been discussed or mitigated in an Earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the impact to less than significant; (2) a “Statement of Overriding Considerations” for the significant impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the impact to less than significant, or; (4) through the EIA-Part I1 analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation for impacts which would otherwise be determined significant. 4 Rev. 03/28/96 Issues (and Supporting Information Sources). I. LAND USE AND PLANNING. Would the proposal:. Conflict with general plan designation or zoning? (Source #l:Pgs 5.6-1 - 5.6-18) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? (#l:Pgs 5.6-1 - 5.6-18) Be incompatible with existing land use in the vicinity? Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? (#l:Pgs 5.6-1 - 5.6-18) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community) (#l:Pgs 5.6-1 - 5.6-18) (#l:PgS 5.6-1 - 5.6-18) 11. POPULATION AND HOUSING. Would the proposal: Cumulatively exceed official regional or local population projections? (#l:Pgs 5.5-1 - 5.5-6) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (#l:Pgs 5.5-1 - Displace existing housing, especially affordable 5.5-6) housing? (#l:PgS 5.5-1 - 5.5-6) 111. GEOLOGIC PROBLEMS. Would the Drouosal result in or expose people to potential impacts involving: Fault rupture? (#l:Pgs 5.1-1 - 5.1-15) Seismic ground shaking? (#l:Pgs 5.1-1 - 5.1-15) Seismic ground failure, including liquefaction? (#l:Pgs Seiche, tsunami, or volcanic hazard? (#l:Pgs 5.1-1 - Landslides or mudflows? (#l:Pgs 5.1-1 - 5.1-15) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (#l:Pgs Subsidence of the land? (#l:Pgs 5.1-1 - 5.1-15) Expansive soils? (#l:Pgs 5.1-1 - 5.1-15) Unique geologic or physical features? (#l:Pgs 5.1-1 - " 5.1-1 - 5.1.15) 5.1-15) 5.1-1 - 5.1-15) 5.1-15) IV. WATER. Would the proposal result in: Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff! (#l:Pgs 5.2-1 - 5.2- Exposure of people or property to water related hazards such as flooding? (#l:Pgs 5.2-1 - 5.2-1 1) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen orturbidity)? (#l:Pgs 5.2-1 - 5.2-11) 11) Potentially Significant Impact 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Potentially Significant Unless Mitigation Incorporated 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Less Than Significanf Impact 0 0 0 cl 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 No Impact IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI IXI 5 Rev. 03/28/96 Issues (and Supporting Information Sources). Changes in the amount of surface water in any water Changes in currents, or the course or direction of water movements? (#l:Pgs 5.2-1 - 5.2-11) Changes in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? (#l:Pgs 5.2-1 - 5.2-11) Altered direction or rate of flow of groundwater? Impacts to groundwater quality? (#l:Pgs 5.2-1 - 5.2- Substantial reduction in the amount of groundwater otherwise available for public water supplies? (#l:Pgs body? (#1 :PgS 5.2-1 - 5.2-1 1) (#1 :PgS 5.2-1 - 5.2-1 1) 11) 5.2-1 - 5.2-1 1) Potentially Significant Impact 0 0 0 I7 0 0 Potentially Significant Unless Mitigation Incorporated 0 0 0 0 0 0 Less Than Significant Impact 0 0 0 0 0 0 No Impact IXI IXI Ixl IXI IXI IXI V. AIR QUALITY. Would the proposal: Violate any air quality standard or contribute to an existing or projected air quality violation? (#l:Pgs 5.3- IXI 0 no 1 - 5.3-12) Expose sensitive receptors to pollutants? (#l:Pgs 5.3-1 Alter air movement, moisture, or temperature, or cause any change in climate? (#l:Pgs 5.3-1 - 5.3-12) Create objectionable odors? (#l:Pgs 5.3-1 - 5.3-12) - 5.3-12) 0 0 OIXI 0 0 om 0 0 OIXI VI. TRANSPORTATION/CIRCUTION. Would the a) Increased vehicle trips or traffic congestion? (#l:Pgs b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? (#l:Pgs 5.7-1 - 5.7-22) c) Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity on-site or off-site? e) Hazards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? (#l:Pgs 5.7-1 - proposal result in: 5.7-1 - 5.7-22) (#l:PgS 5.7-1 - 5.7-22) (#l:PgS 5.7-1 - 5.7-22) (#l:PgS 5.7-1 - 5.7-22) (#l:PgS 5.7-1 - 5.7-22) 5.7-22) VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, b) Locally designated species (e.g. heritage trees)? c) Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? (#l:Pgs 5.4-1 - 5.4-24) animals, and birds)? (#l:PgS 5.4-1 - 5.4-24) (#l:PgS 5.4-1 - 5.4-24) El 0 0 0 0 0 0 0 0 0 0 0 0 123 0 nu OEl nEl 0151 OIXI ON nIXI nIXI UIXI 6 Rev. 03/28/96 Issues (and Supporting Information Sources). Potentially Potentially Less Than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated Wetland habitat (e.g. marsh, riparian and vernal pool)? Wildlife dispersal or migration corridors? (#l:Pgs 5.4-1 (#1 :PgS 5.4-1 - 5.4-24) - 5.4-24) 0 0 OIXI 0 0 OH ENERGY AND MINERAL RESOURCES. Would the proposal: Conflict with adopted energy conservation plans? Use non-renewable resources in a wasteful and inefficient manner? (#l:Pgs 5.12.1-1 -5.12.1-5 & 5.13- Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? (#l:Pgs 5.12.1-1 - 5.12.1-5 (#l:PgS 5.12.1-1 -5.12.1-5 & 5.13-1 - 5.13-9) cl 0 OIXI 0 0 OIXI 0 0 OIXI 1 - 5.13-9) & 5.13-1 - 5.13-9) IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? (#l:Pgs 5.10.1-1 - 5.10.1-5) b) Possible interference with an emergency response plan or emergency evacuation plan? (#l:Pgs 5.10.1-1 - c) The creation of any health hazard or potential health d) Exposure of people to existing sources of potential e) Increase fire hazard in areas with flammable brush, 5.10.1-5) hazards? (#l:PgS 5.10.1-1 - 5.10.1-5) health hazards? (#l:Pgs 5.10.1-1 - 5.10.1-5) grass, or trees? (#l:Pgs 5.10.1-1 - 5.10.1-5) X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (#l:Pgs 5.9-1 - 5.9- b) Exposure of people to severe noise levels? (#l:Pgs 5.9- 15) 1 - 5.9-15) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (#l:Pgs 5.12.5-1 - 5.12.5-6) b) Police protection? (#l:Pgs 5.12.6-1 - 5.12.6-4) C) Schools? (#l:PgS 5.12.7.1 - 5.12.7-5) d) Maintenance of public facilities, including roads? e) Other governmental services? (#l:Pgs 5.12.1-1 - (#l:PgS 5.12.1-1 - 5.12.8-7) 5.12.8-7) XII. UTILITIES, AND SERVICES SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (#l:Pgs 5.12.1-1 - 5.12.1-5 & 5.13-1 - 5.13-9) 7 OIXI OIXI OIXI OIXI OIXI OH OH OH Rev. 03/28/96 Issues (and Supporting Information Sources). Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated 0 0 Less Than Significant Impact No Impact b) Communications systems? (#l:Pgs 5.12.1-1 - 5.12.8-7) c) Local or regional water treatment or distribution d) Sewer or septic tanks? (#l:Pgs 5.12.3-1 - 5.12.3-7) e) Storm water drainage? (#l:Pg 5.2-8) 9 Solid waste disposal? (#l:Pgs 5.12.4-1 - 5.12.4-3) facilities? (#l:Pgs 5.12.2-1 - 5.12.3-7) 0 0 IXI IXI 0 0 0 0 17 17 17 0 IXI IXI IXI IXI g) Local or regional water supplies? (#l:Pgs 5.12.2-1 - 5.12.3-7) XIII. AESTHETICS. Would the proposal: a) Affect a scenic or vista or scenic highway? (#l:Pgs b) Have or demonstrate a negative aesthetic effect? c) Create light or glare? (#l:Pgs 5.11-1 - 5.11-5) 5.11-1 - 5.11-5) (#l:PgS 5.1 1-1 - 5.1 1-5) 0 0 0 0 0 0 IXI Ixl IXI XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (#l:Pgs 5.8-1 - 5.8- b) Disturb archaeological resources? (#l:Pgs 5.8-1 - 5.8- c) Affect historical resources? (#l:Pgs 5.8-1 - 5.8-10) d) Have the potential to cause a physical change which would affect unique ethnic cultural values? (#l:Pgs e) Restrict existing religious or sacred uses within the 10) 10) 5.8-1 - 5.8-10) potential impact area? (#l:Pgs 5.8-1 - 5.8-10) 0 0 17 0 0 0 IXI IXI 0 0 0 0 0 0 IXI IXI 0 0 0 Ixl XV. RECREATIONAL. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (#l:Pgs 5.12.8-1 - b) Affect existing recreational opportunities? (#l:Pgs 5.12.8-7) 5.12.8-1 - 5.12.8-7) 0 0 0 0 0 IXI IXI XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 0 0 0 IXI 8 Rev. 03/28/96 Issues (and Supporting Information Sources). Potentially Potentially Less Than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of 0 0 om ” probable future projects) c) Does the project have environmental effects which will cause the substantial adverse effects on human beings, 0 0 om either directly or indirectly? 9 Rev. 03/28/96 XVII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)@). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site- specific conditions for the project. 10 Rev. 03/28/96 DISCUSSION OF ENVIRONMENTAL EVALUATION I. PROJECT DESCRIPTIONlENVIRONMENTAL SETTING The project is an amendment to an approved conditional use permit to construct a gas station with mini-mart on .97 acres of property located on the northeast corner of El Camino Real and La Costa Avenue. The amendment includes relocating the fuel canopy, redesign of the Mini- mart and the addition of a drive through car wash. The mini-mart is increased from 2,796 to 2,938 square feet (+142 sq. fit.); the fuel canopy is increased from 3,536 to 4,712 square feet (+ 1,176 sq. ft.) to accommodate eight versus six fuel-dispensing stations. The existing proposed traffic circulation plan is not being changed. Access is from El Camino Real and through the proposed shopping center that was part of the overall project. The site was previously developed with a commercial shopping center, which has since been removed. The site is now vacant with construction activities and no ground cover or floravfaunal habitats are present. The site is south of San Marcos Creek and east of Batiquitos Lagoon. The previous project depicted the 100-year flood plain on the property, which is not being changed by this project. The previous project analyzed the impacts of the development of the site as a gasoline station and mini-mart. The added impacts as related to increases in traffic and impervious surface are minor and insignificant in relation to the previous project. The previous project incorporated mitigation measures, that when implemented will mitigate the original project’s impacts and any additional increase in impacts from this project to a level of insignificance. No additional mitigation measures are required for the amended project. 11 Rev. 03/28/96 11. ENVIRONMENTAL ANALYSIS B. Environmental Impact Discussion Water The project will add an insignificant amount of impervious surfaces from the previous project. The previous project has mitigation measures to treat runoff and is adequate to handle the minor increase from the project. The car wash has the potential to conserve and improve water quality in that the car wash recycles water and traps pollutants that otherwise may not by private homeowners washing their own cars and allowing pollutants to flow into the storm water system. The project will require discharge permits from the local water authority (Encina Wastewater Authority) and will be conditioned to conform to the NPDES standards. Air Quality The implementation of subsequent projects that are consistent with and included in the updated 1994 General Plan will result in increased gas and electric power consumption and vehicle miles traveled. These subsequently result in increases in the emission of carbon monoxide, reactive organic gases, oxides of nitrogen and sulk, and suspended particulates. These aerosols are the major contributors to air pollution in the City as well as in the San Diego Air Basin. Since the San Diego Air Basin is a “non-attainment basin”, any additional air emissions are considered cumulatively significant: therefore, continued development to buildout as proposed in the updated General Plan will have cumulative significant impacts on the air quality of the region. To lessen or minimize the impact on air quality associated with General Plan buildout, a variety of mitigation measures are recommended in the Final Master EIR. These include: 1) provisions for roadway and intersection improvements prior to or concurrent with development; 2) measures to reduce vehicle trips through the implementation of Congestion and Transportation Demand Management; 3) provisions to encourage alternative modes of transportation including mass transit services; 4) conditions to promote energy efficient building and site design; and 5) participation in regional growth management strategies when adopted. The applicable and appropriate General Plan air quality mitigation measures have either been incorporated into the design of the project or are included as conditions of project approval. Operation-related emissions are considered cumulatively significant because the project is located within a “non-attainment basin”, therefore, the “Initial Study” checklist is marked “Potentially Significant Impact”. This project is consistent with the General Plan, therefore, the preparation of an EIR is not required because the certification of Final Master EIR 93-01, by City Council Resolution No. 94-246, included a “Statement Of Overriding Considerations” for air quality impacts. This “Statement Of Overriding Considerations” applies to all subsequent projects covered by the General Plan’s Final Master EIR, including this project, therefore, no further environmental review of air quality impacts is required. This document is available at the Planning Department. TransportatiodCirculation The implementation of subsequent projects that are consistent with and included in the updated 1994 General Plan will result in increased traffic volumes. Roadway segments will be adequate to accommodate buildout traffic; however, 12 full and 2 partial intersections will be severely 12 Rev. 03/28/96 impacted by regional through-traffic over which the City has no jurisdictional control. These generally include all freeway interchange areas and major intersections along Carlsbad Boulevard. Even with the implementation of roadway improvements, a number of intersections are projected to fail the City’s adopted Growth Management performance standards at buildout. To lessen or minimize the impact on circulation associated with General Plan buildout, numerous mitigation measures have been recommended in the Final Master EIR. These include measures to ensure the provision of circulation facilities concurrent with need; 2) provisions to develop alternative modes of transportation such as trails, bicycle routes, additional sidewalks, pedestrian linkages, and commuter rail systems; and 3) participation in regional circulation strategies when adopted. The diversion of regional through-traffic from a failing Interstate or State Highway onto City streets creates impacts that are not within the jurisdiction of the City to control. The applicable and appropriate General Plan circulation mitigation measures have either been incorporated into the design of the project or are included as conditions of project approval. Regional related circulation impacts are considered cumulatively significant because of the failure of intersections at buildout of the General Plan due to regional through-traffic, therefore, the “Initial Study” checklist is marked “Potentially Significant Impact”. This project is consistent with the General Plan, therefore, the preparation of an EIR is not required because the recent certification of Final Master EIR 93-01, by City Council Resolution No. 94-246, included a “Statement Of Overriding Considerations” for circulation impacts, This “Statement Of Overriding Considerations” applies to all subsequent projects covered by the General Plan’s Master EIR, including this project, therefore, no further environmental review of circulation impacts is required. A MEIR may not be used to review projects if it was certified more than five years prior to the filing of an application for a later project. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MEIR was certified more than five years ago, the City’s preliminary review of its adequacy finds that no substantial changes have occurred with respect to the circumstances under which the MER was certified. Additionally, there is no new available information, which was not known and could not have been known at the time the MEIR was certified. Therefore, the MEIR remains adequate to review later projects. The design of the project’s circulation system is adequate to handle the additional 680 average daily vehicle trips proposed for the development. Noise The project will not cause noise impacts any residential properties. The nearest residence is approximately 700 feet to the northeast. No significant noise is generated from the car wash per the noise study prepared for the project. Deliveries have been restricted from 12:OO PM to 6:OO AM for noise considerations. Aesthetics The project is located adjacent to a designated scenic roadway. The project conforms to the guidelines established within the El Camino Real corridor standards. The project is designed to match the architecture of the overall center design. The car wash component is setback further from the roadway and architecturally enhanced with entry tower and relief built into the side 13 Rev. 03/28/96 elevations to match the centers design. The site also incorporates landscaping to soften the look of the buildings. 111. EARLIER ANALYSES USED The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning Department located at 1635 Faraday Avenue, Carlsbad, California, 92008, (760) 602-4600. 1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update 2. Mitigated Negative Declaration - La Costa Lucky Sav-On, dated March 3, 1997, City of 3. Acoustical Analysis of the 21St Century Auto Wash and Foodmart at 7602 El Camino (MEIR 93-01), dated March 1994, City of Carlsbad Planning Department. Carlsbad Planning Department. Real in the City of Carlsbad, Colia Acoustical Consultants, dated April 18,2001 14 Rev. 03/28/96 Addendum to the Negative Declaration - CUP 97-03(A) This project also requires the processing of a Site Development Plan Amendment (SDP 97-07(A)) and a Special Use Permit Amendment (SUP 97-03(A)). The processing of these additional permits does not revise the project description and no new mitigation measures or project revisions were made from the processing of these permits.