HomeMy WebLinkAbout2006-09-20; Planning Commission; Resolution 61051 PLANNING COMMISSION RESOLUTION NO. 6105
A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
CERTIFICATION OF A PROGRAM ENVIRONMENTAL
4 IMPACT REPORT, EIR 03-03, FOR THE ROBERTSON
RANCH MASTER PLAN, AND RECOMMENDING
ADOPTION OF THE CANDIDATE FINDINGS OF FACT, A
6 STATEMENT OF OVERRIDING CONSIDERATIONS, AND A
MITIGATION MONITORING AND REPORTING PROGRAM
7 ON PROPERTY GENERALLY LOCATED NORTH OF
EL CAMINO REAL, EAST OF TAMARACK AVENUE, EAST
8 AND WEST OF COLLEGE BOULEVARD, AND EAST AND
a WEST OF CANNON ROAD IN LOCAL FACILITIES
MANAGEMENT ZONE 14.
10 CASE NAME: ROBERTSON RANCH MASTER PLAN
CASE NO.: EIR 03-03
11
WHEREAS, Calavera Hills II, LLC, "Developer," has filed a verified
13 application with the City of Carlsbad regarding property owned by Calavera Hills II, LLC, and
14 Gary Robertson and Brian Robertson, as co-successor trustees of the Robertson Family
^ 1995 Trust dated April 19,1995, as to an undivided one-half interest; Gary Robertson and
Brian Robertson, co-successor trustees under Declaration of Trust dated October 8, 1976,
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as to an undivided 7% interest; and Gary Robertson and Brian Robertson, co-successor
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trustees of the Elsie M. Kelly Irrevocable Trust dated June 19, 1989, as to an undivided
20 43% interest, "Owners," described as:
21 Those portions of Lots D and E of Rancho Agua Hedionda, in
the City of Carlsbad, County of San Diego, State of California.
22 According to Map thereof No. 823, filed in the Office of the
_- County Recorder of San Diego County, November 16, 1896,
described as follows:
24
Parcel 1:
25 Parcel 1 on Certificate of Compliance recorded November 28,
2001, as File No. 2001-0865064 of Official Records.26
27 Parcel 2:
Parcel 2 on Certificate of Compliance recorded November 28,
28 2001, as File No. 2001-0865065 of Official Records.
Parcel 3:
2 Parcel 1 and the remainder parcel of Carlsbad Minor
Subdivision 02-10 as shown on Parcel Map No. 19804 recorded
3 August 3,2005, as File No. 2005-0659805 of Official Records.
4 ("the Property"); and
WHEREAS, a Program Environmental Impact Report (EIR 03-03) was
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prepared in conjunction with said project; and
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WHEREAS, the Planning Commission did on the 31st day of May, 2006, hold a8
9 duly noticed public hearing as prescribed by law to consider said request; and
10 WHEREAS, after hearing the staff presentation for the Robertson Ranch
) 1 Master Plan and public testimony on the project, the Planning Commission did continue
12 the public hearing to June 21,2006; and
13
WHEREAS, after hearing the additional staff presentation for the Robertson
14
Ranch Master Plan and public testimony on the project, the Planning Commission did
jg continue the public hearing to a date uncertain; and
17 WHEREAS, the Planning Commission did on the 20th day of September,
18 2006, hold a duly noticed public hearing on the continued Robertson Ranch Master Plan
project; and
20 WHEREAS, at said public hearing, upon hearing and considering all testimony
21
and arguments, examining the Program EIR, Candidate Findings of Fact, Statement of22
9- Overriding Considerations and Mitigation Monitoring and Reporting Program, analyzing
24 the information submitted by staff, and considering any written comments received, the Planning
25 Commission considered all factors relating to the Program EIR.
26 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
27 Commission as follows:
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A) That the foregoing recitations are true and correct.
PCRESONO. 6105 -2-
B) That the Final Environmental Impact Report consists of the Final Program
2 Environmental Impact Report, EIR 03-03, dated April 2006, appendices,
written comments and responses to comments, as amended to include the
3 comments and documents of those testifying at the public hearing and responses
thereto hereby found to be in good faith and reason by incorporating a copy of the
4 minutes of said public hearing into the report, all on file in the Planning
s- Department incorporated by this reference, and collectively referred to as
the "Report."
6
C) That the Environmental Impact Report, EIR 03-03, as so amended and evaluated
7 is recommended for acceptance and certification as the final Environmental
Impact Report and that the final Environmental Impact Report as recommended is
adequate and provides reasonable information on the project and all reasonable
g and feasible alternatives thereto, including no project.
10 D) That based on the evidence presented at the public hearing, the Planning
Commission hereby RECOMMENDS CERTIFICATION of the Environmental
11 Impact Report, EIR 03-03; RECOMMENDS ADOPTION of the Candidate
Findings of Fact ("CEQA Findings"), and the Statement of Overriding
Considerations ("Statement"), attached hereto marked as Exhibit "EIR-A"
13 and incorporated by this reference; and of the Mitigation Monitoring and
Reporting Program ("Program"), attached hereto marked as Exhibit
14 "EIR-B" and incorporated by this reference; based on the following findings
and subject to the following conditions.
jg Findings;
17 1. The Planning Commission of the City of Carlsbad does hereby find that the Final
Program EIR 03-03, the Candidate Findings of Fact, the Mitigation Monitoring and
18 Reporting Program, and the Statement of Overriding Considerations have been prepared
in accordance with requirements of the California Environmental Quality Act, the State
EIR Guidelines, and the Environmental Review Procedures of the City of Carlsbad.
20 2. The Planning Commission of the City of Carlsbad has reviewed, analyzed, and
21 considered Final Program EIR 03-03, the environmental impacts therein identified for
this project; the Candidate Findings of Fact ("Findings" or "CEQA Findings") and the
22 Statement of Overriding Considerations attached hereto as Exhibit "EIR-A," and the
«- Mitigation Monitoring and Reporting Program ("Program") attached hereto as Exhibit
J "EIR-B," prior to RECOMMENDING APPROVAL of this project.
24
3. As evidenced in the discussion included in the staff report dated September 20,
25 2006, the Tamarack Connection will not result in any new significant impacts and,
therefore, would not constitute a significant change in the project description or
2" significant new information requiring an amendment and recirculation of the Final
27 EIR. If approved, the Tamarack Connection would lessen traffic in the Colony
neighborhood, thus reducing the overall effects of the project. The Tamarack
28 Connection, therefore, could be considered an appropriate project modification that
is made in response to new insights gained during the public discussion of the
project.
PCRESONO. 6105 -3-
1
2 4. The Planning Commission finds that Final Program EIR 03-03 reflects the
independent judgment of the City of Carlsbad Planning Commission.
3
5. The Planning Commission does accept as its own, incorporate as if set forth in full
herein, and make each and every one of the findings contained in the CEQA Findings
(Exhibit "EIR-A"), including feasibility of mitigation measures pursuant to Public
Resources Code 21081 and CEQA Guidelines 15091, and infeasibility of project
6 alternatives.
7 6. The Planning Commission hereby finds that the Program (Exhibit "EIR-B") is
designed to ensure that during project implementation, the Developer and any other
responsible parties implement the project components and comply with the feasible
mitigation measures identified in the CEQA Findings and the Program.
10 7. Although certain significant or potentially significant environmental effects caused by the
project will remain, even after the adoption of all feasible mitigation measures and any
11 feasible alternatives, there are specific economic, social and other considerations that
render the unavoidable significant adverse environmental effects acceptable, as set forth
in the Statement.
13
8. The Record of Proceedings for this project consists of The Report, CEQA Findings,
14 Statement and Program; all reports, applications, memoranda, maps, letters and
other planning documents prepared by the planning consultant, the project
* Applicant, the environmental consultant, and the City of Carlsbad that are before
*,- the decision makers as determined by the City Clerk; all documents submitted by
members of the public and public agencies in connection with the Program EIR;
17 minutes of all public meetings and public hearings; and matters of common
knowledge to the City of Carlsbad which they may consider, including but not
18 limited to, the Carlsbad General Plan, Carlsbad Zoning Ordinance, and Local
Facilities Management Plan which may be found at 1200 Carlsbad Village Drive in
the custody of the City Clerk, and 1635 Faraday Avenue in the custody of the Director
20 of Planning.
21 Conditions:
1. The Developer shall implement the mitigation measures described in Exhibit
"EIR-B," the Mitigation Monitoring and Reporting Program, for the mitigation
measures and monitoring programs applicable to development of the Robertson
24 Ranch Master Plan.
25 2. The Program EIR Errata labeled as Attachment 16 of the staff report (dated
September 20,2006) shall be incorporated into the Final Program EIR (EIR 03-03).26
27
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PCRESONO. 6105 -4-
1 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
2
Commission of the City of Carlsbad, California, held on the 20th day of September, 2006, by
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the following vote, to wit:
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c- AYES: Chairperson Montgomery, Commissioners Baker, Cardosa,
Dominguez, Heineman, Segall, and Whitton
6
NOES:
7
ABSENT:
9 ABSTAIN:
10
11
12 MARTELL B. MONT<fOMERY|fliairperson
13 CARLSBAD PLANNING COMMISSION
14 „ATTEST:15
16
17 DONNEU
Assistant Planning Director
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PCRESONO. 6105 -5-
CEQA Findings and Statement of Overriding Considerations
Exhibit "EIR-A"
City of Carlsbad Planning Commission Resolution
No.6105
California Environmental Quality Act
i
Findings of Fact
(Public Resource Code § 21081 CEQA Guidelines § 15091)
and
Statement of Overriding Considerations
(CEQA Guidelines § 15093)
for the
Final Program Environmental Impact Report (EIR 03-03)
Robertson Ranch Master Plan
(SCH No. 2004051039)
1.0 Introduction
A Final Program Environmental Impact Report (hereafter "Final Program EIR" or "FPEIR") has been prepared
pursuant to the California Environmental Quality Act to address the potential environmental effects of the
proposed Robertson Ranch Master Plan and associated actions (hereafter "Proposed Project") and
considered by the City in connection with its public consideration of requested approvals for the Proposed
Project. While the full scope of the Proposed Project and associated approvals are detailed further in
Section 1.4 Description of fhe Proposed Project, the Proposed Project generally consists of the Robertson
Ranch Master Plan, which would provide a comprehensive set of guidelines, regulations, and
implementation programs intended to ensure the orderly development of a 398-acre community, and the
conservation of open space areas in accordance with the City's General Plan, amended Local Facilities
Management Plan for Zone 14, the City's Habitat Management Plan, and applicable policies and
regulations.
The Final Program EIR also analyzed the environmental effects of a range of project alternatives as well.
The Final Program EIR and its separately bound technical appendices are incorporated herein by
reference as though fully set forth.
Robertson Ranch Master Plan Final EIR 1 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
1.1 Purpose of CEQA Findings; Terminology
CEQA Findings play an important role in the consideration of projects for which an EIR is prepared. Under
PRC §21081 and Guidelines §15091 above, where a final EIR identifies one or more significant
environmental effects, a project may not be approved until the public agency makes written findings
supported by substantial evidence in the administrative record as each of the significant effects. In turn,
the three possible findings specified in Guidelines §15091 (a) are:
(1) Changes of 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. '
(2) Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by
such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the final EIR.
In turn, Guidelines §15092(b) provides that no agency shall approve a project for which an EIR was
prepared unless either:
(1) The project as approved will not have a significant effect on the environment, or
(2) The agency has:
(A) Eliminated or substantially lessened all significant effects on the environment
where feasible as shown in the findings under Section 15091, and
(B) Determined that any remaining significant effects on the environment found to be
unavoidable under Section 15091 are acceptable due to overriding concerns as
described in Section 15093.
Based on the foregoing, the Guidelines do not provide a bright distinction between the meaning of
"avoid" or "substantially lessen." The applicable Guidelines are based on PRC §21081, which uses the
phrase "mitigate or avoid," and hence it is generally considered that to "avoid" is to include changes or
alterations that result in the significant effect being reduced to below a level of significance. In contrast,
the phrase "substantially lessen" is used to describe changes or alterations that materially reduce the
significant effect, but not below a level of significance, thus, while mitigated, the effect remains significant.
These Findings will distinguish, for the purposes of clarity, between effects that have been "avoided"
(thereby reduced below a level of significance) and those that have been "substantially lessened" (and
thus remain significant).
Robertson Ranch Master Plan Final EIR 2 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
In combination with the mitigation and monitoring program discussed immediately below, the following
Findings and Statement of Overriding Considerations are binding obligations of the project to implement all
required mitigation measures.
1.2 Purpose and Legal Authorities
The California Environmental Quality Act (hereafter "CEQA") was adopted in 1970 and is codified in
California Public Resources Code §§ 21000 et.seq. (hereafter "PRC §21000"). CEQA is an important
environmental law applicable to mos! public agency decisions to carry out, authorize or approve projects
that could have adverse effects on the environment. CEQA does not directly regulate project
implementation or approvals through substantive standards or prohibitions, but rather CEQA generally
requires only that agencies inform themselves about the potential environmental effects of a Proposed
Project, carefully consider all pertinent environmental information effects of a Proposed Project, carefully
consider all pertinent environmental information before they act, provide the public an opportunity to
review and comment on any environmental issues, and include conditions or other requirements to avoid
or reduce potential significant adverse effects of the project or action when feasible.
The City has codified environmental protection procedures implementing CEQA and the state
administrative guidelines issued pursuant to CEQA in Carlsbad Municipal Code, Chapter 19.04. Chapter
19.04 provides for the protection and enhancement of the environment by establishing principles,
objectives, criteria, definitions and procedures for evaluation of both public and private projects,
implementing CEQA and the state guidelines and providing for the preparation and evaluation of
environmental documents in accordance therewith. The City's consideration of Findings of Fact and a
Statement of Overriding Considerations are key steps in the process of considering the approval of the
Proposed Project while concurrently protecting and enhancing the environment. The applicable
standards and scope of the City's responsibilities are detailed in the following excerpts from the State
CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, §§ 15000 et. seq.; hereafter
"Guidelines §15000").
Guidelines §15091. Findings.
The purpose of this resolution is to adopt the findings required by this CEQA Guideline section and the
underlying California Public Resource Code § 20181.
(a) No public agency shall approve or carry out a project for which an EIR has been certified
which identifies one or more significant environmental effects of the project unless the
public agency makes one or more written findings for each of those significant effects,
accompanied by a brief explanation of the rationale for each finding. The possible
findings are:
(1) Changes 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.
Robertson Ranch Master Plan Final EIR 3 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
(2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted by such other
agency.
(3) Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or project alternatives identified in the final EIR.
/
(b) The findings required by subsection (a) shall be supported by substantial evidence in the
record.
(c) The finding in subsection (a) (2) shall not be made if the agency making the finding has
concurrent jurisdiction with another agency to deal with identified feasible mitigation
measures or alternatives. The finding in subsection (a) (3) shall describe the specific reasons
for rejecting identified mitigation measures and project alternatives.
(d) When making the findings required in subsection (a)(l), the agency shall also adopt a
program for reporting on or monitoring the changes, which it has either required in the
project or made a condition of approval to avoid or substantially lessen significant
environmental effects. These measures must be fully enforceable through permit
conditions, agreements, or other measures.
(e) The public agency shall specify the location and custodian of the documents or other
materials which constitute the record of the proceedings upon which its decision is based.
(f) A statement made pursuant to Section 15093 does not substitute for the findings required
by this section.
1.3 Program Environmental Impact Report Process
In accordance with CEQA, the Guidelines and Chapter 19.04, the City considered an Initial Study. Based
on the Initial Study, the City concluded that the Proposed Project could have a significant impact on the
environment and that preparation of an environmental impact report was necessary and issued its Notice
of Preparation ("MOP") on May 7, 2004. The NOP was mailed to city, county, and state and federal
agencies, other public agencies, and various interested private organizations and individuals. A number of
written responses were received, and the City held two public scoping meetings in order to increase
opportunities for public input. The scoping meetings took place on May 18 and 26, 2004. At the scoping
meetings, the public was invited to ask questions regarding the proposed project and environmental
review process, and to comment on the scope and content of the EIR. The meetings were attended by a
combined total of approximately 360-380 people. A copy of the Initial Study, NOP, the written comments
Robertson Ranch Master Plan Final EIR 4 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
received in response to the NOP and public scoping session are included in Volume IA, Appendix A to the
Final Program EIR.
After consideration of the Initial Study, comments from the Scoping meetings, and other comments in
response to the NOP, the City identified that the Draft Program EIR should analyze the potential for
environmental impacts associated with the following fourteen substantive potential impact areas in the
Environmental Impact Analysis section:
i
Land Use
Traffic/Circulation '
Air Quality
Noise
Biological Resources
Cultural Resources
Geology/Soils
Paleontological Resources
Agricultural Resources
Hazardous Materials and Hazards
Grading and Aesthetics
Hydrology/Water Quality
Population/Housing
Public Services and Utilities
Additionally, the Draft EIR was directed to include other CEQA substantive sections including Executive
Summary, Project Description, Cumulative Effects, Effects Found Not to Be Significant, and Growth Inducing
Effects and Alternatives. Because of the scope of the Proposed Project, a Program EIR was determined to
be the most useful and appropriate form of EIR. Guidelines §15168 establishes the benefits of a Program
EIR.
On October 4, 2005 the Draft Program EIR was published and the City duly notified interested Responsible
and Trustee Agencies, as well as other interested agencies and sent out over 75 "Notice(s) of Completion
of a Draft Environmental Impact Report for the Robertson Ranch Master Plan" to all members of the public
who had signed on the interested party list at the scoping meeting or otherwise requested notification. The
"Notice of Completion" commenced an initial 60-day public review and comment period expiring on
December 1, 2005. The "Notice of Completion" advised that the Draft Program EIR was available, and it
was in fact available, for review at four locations: the City of Carlsbad Planning Department (1635 Faraday
Avenue, Carlsbad, CA 92008); the City Clerk's Office (1200 Carlsbad Village Drive, Carlsbad, CA 92008);
Georgina Cole Public Library (1250 Carlsbad Village Drive, Carlsbad, CA 92008); and the Carlsbad Main
Public Library (1775 Dove Lane, Carlsbad, CA 92009). Copies were available through the Planning
Department, upon payment of a reproduction charge.
Robertson Ranch Master Plan Final EIR 5 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
Following expiration of the public review and comment period to the Draft Program EIR, every written
comment letter was reviewed and written responses were prepared. The written public comments and the
written responses thereto are contained in the Final Program EIR, Volume IB.
On XXXX, 2006 the City Council held a duly noticed public hearing to consider, among other things,
Certification of the Final Program EIR in accordance with CEQA, the Guidelines and Chapter 19.04. By City
Council Resolution No. XXXX, the Council certified the Final Program EIR as complete. Resolution No. XXXX
is incorporated herein by reference as though fully set forth. «
1.4 Description of Proposed Project'
7.4.1 Project Description
The proposed Robertson Ranch Master Plan is envisioned as a balanced master planned community
integrating residential, commercial, community facilities, educational, recreational and open space land
uses, as well as supporting infrastructure and utilities.
The proposed Master Plan contains extensive design guidelines and implementation standards intended to
ensure high quality development and recognizable community identities, while providing the architectural
and landscape design flexibility necessary to accommodate future market demands. The project design
incorporates requirements of the City's Livable Neighborhood Policy and Livable Streets Ordinance and
reflects smart growth elements, as exemplified by the Ahwahnee Principles.
The Master Plan project site is owned by the Calavera Hills II, LLC and the Robertson Family Trust. The Master
Plan would create two distinct villages following the ownership of the property. A total of 1,383 dwelling
units are proposed1. These dwelling units would include a range of housing product types, densities and
prices, including multi-family neighborhoods and dwelling units provided as required by the City's
Inclusionary Housing Ordinance. Additionally, a total of 175,000 square feet of community commercial and
community facility uses would be provided within the Village Center. Other non-residential building square
footage on the project site would include school buildings and recreational facilities (e.g., recreation
center).
Easf Village. The East Village is owned by Calavera Hills II, LLC and comprises 178.6 acres of land. Land
uses proposed in the East Village include a mixture of residential uses, a portion of the school site,
recreation, and open space. Primary local access to the East Village will be provided by Cannon Road.
Wesf Village. The West Village is owned by the Robertson Family Trust and comprises 219.4 acres of land.
Land uses proposed in the West Village include a mixture of residential uses, village center (commercial
and community facilities), community park, a portion of the school site, recreational vehicle storage,
recreation, and open space. Primary access to the West Village will be provided via El Camino Real, with
1 A total of 1,176 residential units are proposed under the proposed project; however, the Master Plan
allows alternative uses, which if implemented, would allow a maximum of 1,383 residential units (See
Section 3.0 Project Description).
Robertson Ranch Master Plan Final EIR 6 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
local access also proposed via Tamarack Avenue and the proposed extensions of Glasgow Drive and
Edinburg Drive.
The Master Plan project site lies within Zone 14 of the City of Carlsbad Local Facilities Management Plan
(LFMP). The public services needed to serve the proposed project are addressed in the proposed
amendment to the Zone 14 LFMP and include city administration, library, wastewater treatment, parks,
drainage, circulation, fire, open space, schools, sewer and water. Additionally, the Robertson Ranch
Master Plan will accommodate and implement elements of the regional transportation system, including
improvements to El Camino Real, Cannon Road and College Boulevard. Proposed roadway
improvements include the construction of El Camino Real to its ultimate wfdth of a 63-foot right-of-way, as
well as providing setbacks, walls and landscaping as required by the City Landscape Manual, El Camino
Real Corridor development standards, and Scenic Corridor Guidelines. The Robertson Ranch Master Plan
project will also be responsible for completing College Boulevard and Cannon Road by constructing the
outside lanes, landscaping medians, and ultimate project landscaping components.
Access to the individual residential neighborhoods in both the East and West Villages will be provided by
collector and local streets constructed in accordance with the City's Livable Streets Policy. Additionally,
internal streets in the East Village have been designed in a grid pattern to achieve maximum circulation
connectivity in accordance with the City's Livable Streets Policy and the Ahwahnee Principles.
A primary feature of the proposed project is the proposed open space plan. The project site is located
within a "Standards Area" in the City of Carlsbad Habitat Management Plan (HMP). The Master Plan would
preserve approximately 146.3 acres of open space which would include re-vegetated manufactured
slopes, water quality treatment facilities, Diegan coastal sage scrub habitat, and riparian and wetland
habitats. In accordance with the standards for the project site contained in the City's HMP, the proposed
Master Plan would permanently preserve more than 70.4 percent of the existing 71.6 acres of Diegan
coastal sage scrub habitat on the site, and would establish a permanent HMP Hardline Map in
accordance with U.S. Fish and Wildlife Agency requirements. The proposed HMP Hardline would create a
wildlife corridor through the project site. The California Department of Fish and Game and United States
Fish and Wildlife Service have determined that the proposed project complies with the City's HMP and
establishes an acceptable hardline for resource protection under the HMP. This determination was reached
during extensive consultation with the Wildlife Agencies as required under the HMP as a prerequisite to
preparing and submitting the Master Plan. Volume II, Appendix E of the EIR provides the February 11, 2005
wildlife agency concurrence letter for the proposed hardline design.
/ .4.2 D/scref/onary Actions
The following discretionary actions must be taken by the City in order to approve the proposed project:
J. Master Plan (MP 02-03). The applicant is requesting approval of a Master Plan that will allow for the
phased development of the East and West Villages. The land uses, habitat preserve areas, open
space, and supporting infrastructure will be established as part of the Master Plan.
Robertson Ranch Master Plan Final EIR 7 May 8,2006
Findings of Fact/Statement of Overriding Considerations
Findings and Statement of Overriding Considerations
2. General Plan Amendment (GPA 02-04). An amendment to the City's General Plan is required in
order to designate the various types of development and to designate the proposed open space
preservation areas. The GPA is also required in order to cluster the allowable project density
provided for by the existing General Plan onto the developable portions of the site and to preserve
the HMP "hardline" as open space. The General Plan Land Use designations within the project site
will be amended to be consistent with the land uses proposed by the Master Plan document.
The project site has General Plan designations of "RM" (Medium Density, 4 t* 8 du/ac), and "RLM"
(Low Medium Density, less than 4 du/ac), as well as two "floating" designations, "L" (Local
Shopping Center) and "E" (Elementary School). The redistribution of land'uses proposed by the
General Plan Amendment would include the following designations: "OS" (Open Space), "RLM",
"RM," "RMH" (Medium High Density, 8-14 du/ac), "RH" (High Density, 15 to 23 du/ac), "E," "CF"
(Community Facilities) and "L."
3. Local Facilities Management Plan Amendment for lone 14 (LFMP 14(B). Pursuant to the
requirements of the City of Carlsbad's Growth Management Program, Title 21, Chapter 21.90 of the
Municipal Code, an amendment to LFMP Zone 14 is proposed in conjunction with the proposed
project. The amended LFMP will describe all public facilities requirements and set forth the timing
of installation and financing for all public facilities within the East and West Villages.
4. Tentative Map fCT 02-16). The applicant is requesting approval of a Tentative Subdivision Map (TM)
for the East Village. A subsequent TM will be required for the West Village. A TM is required for the
implementation of the proposed initial phase of development by the California Subdivision Map
Act (Government Code §66426 ef seq), as the initial step in subdividing the proposed project into
separate development parcels.
5. Tentative Map for Residential Subdivision (CT 04-26). A Tentative Subdivision Map has been
submitted for the East Village (Phase I). Although this application may be processed concurrently
with the Master Plan, it is anticipated that it will not go forward to Planning Commission and City
Council until after the Master Plan is approved.
6. Site Development Plan. A Site Development Plan will be required for the affordable housing
components and will be required to be processed concurrently with any residential subdivisions.
7. Planned Development Permit (PUD 02-08). A Planned Development Permit will be required for any
condominium or small-lot planned developments and will need to be processed concurrently with
any residential subdivisions.
8. Hillside Development Permit (HDP 02-07). Grading within the proposed project is controlled by the
City's Hillside Development Ordinance. Because grading within the project site would disturb some
natural slopes with gradients of 15 percent or greater and elevation differentials greater than 15
feet, Hillside Development Permits are required. The purpose of these permits is to regulate grading
conformance with the City's Hillside Development Ordinance (Municipal Code §21.95.010)
Robertson Ranch Master Plan Final EIR 8 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
standards and policies. The Hillside Permit application currently under review for this project is for
the East Village only. The West Village Hillside Permit will follow at the time the West Village
proceeds with a development application.
9. Scenic Corridor Special Use Permit. Scenic Corridors, as designated within the City of Carlsbad
Scenic Corridor Guidelines, consist of selected arterial streets which the City has determined are
worthy of special treatment in order to improve or protect scenic viewscapes and traffic safety.
Although segments of three scenic corridors lie within or adjacent to the proposed project
boundaries, currently the City has only finalized scenic corridor standards for El Camino Real. As a
condition of project approval, a Scenic Corridor Special Use Permit would be' required for
development within the project site adjacent to El Camino Real to ensure project consistency with
City scenic corridor adopted standards.
JO. Floodplain Special Use Permits (SUP 02-05). A Floodplain Special Use Permit is required before
construction or development begins within any area of special flood hazards, flood-related erosion
hazards or mudslide hazards, as established in §21.110.070 of the City Municipal Code. Floodplain
Special Use Permits would be required for portions of the project site where grading and/or
development is proposed within the 100-year floodplain as mapped by the Federal Emergency
Management Agency (FEMA). Construction of proposed drainage improvements in the project
site, including the 84" storm drain in Cannon Road, will modify existing floodplain boundaries.
Therefore it will not be necessary to process special use permits for those future projects that are
taken out of the floodplain by construction of the proposed Master Plan drainage improvements.
II. Conditional Use Permit. Approval of a Conditional Use Permit is required for the proposed RV
storage site in PA 2.
72. HMP Consistency Findings. The City will adopt HMP Consistency Findings as the project will result in
an impact to coastal sage scrub. With the adoption of the HMP, HMP consistency findings are
required of all projects affecting coastal sage scrub or other sensitive biological resources.
1.5 Environmental Setting
The proposed Robertson Ranch Master Plan project site comprises 398 acres of land located in the
northeastern quadrant of the City of Carlsbad in northern San Diego County. The City of Carlsbad is a
coastal city located approximately 30 miles north of downtown San Diego. The City is bordered to the
north by the City of Oceanside, to the south by the City of Encinitas, to the east by the cities of Vista and
San Marcos, and on the west by the Pacific Ocean. The project site is located approximately 1.5 miles east
of Interstate 5 and two miles south of State Route 78.
The majority of the project site is located north of El Camino Real, east of Tamarack Avenue, west of
Cannon Road, and south of College Boulevard; however, the project site also includes 39.7 acres of land
immediately north of College Boulevard. The northern site boundary is generally defined by The Colony, an
existing single-family residential development and the Calavera Hills II development. Existing access to the
Robertson Ranch Master Plan Final EIR 9 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
project site is available from numerous locations including a private road that extends onto the site from El
Camino Real, as well as dirt roads and informal trails throughout the site.
El Camino Real is designated as a "Primary Arterial" in the General Plan Circulation Element and as a
"Community Theme" Corridor in the City's Scenic Corridor Guidelines. College Boulevard and Cannon
Road are designated "Major Arterial" roadways by the General Plan Circulation Element, and as
"Community Scenic Corridors" in the City's Scenic Corridor Guidelines. Tamarack Avenue is designated as
a "Secondary Arterial" in the General Plan Circulation Element. »
The site presently contains two residential and two non-residential General Plan designations, as foll&ws:
Residential Low-Medium (RLM); Residential Medium (RM); Local Shopping Center (L), and Elementary
School (E).
The majority of the project site (approximately 283 acres) is currently used for agricultural purposes,
including the cultivation of field crops and flowers and the operation of a wholesale palm tree nursery.
Structures on the site include one single-family residence, several agricultural outbuildings and irrigation
infrastructure. Wetland restoration activities are also underway within the portion of the project site located
north of College Boulevard and adjacent to Calavera Creek. The project site is also traversed by two
SDG&E utility easements containing high voltage electrical transmission lines, poles and associated access
roads.
In addition to agricultural cropland, the site contains a variety of native vegetation including chamise
chaparral and Diegan coastal sage communities located on the higher slopes and canyons of the site,
with riparian habitat located within the natural drainages. Calavera Creek, an intermittent tributary of
Agua Hedionda Creek, runs north to south along the eastern boundary of the site within PA 23E and
through an existing box culvert under College Boulevard and Cannon Road. A variety of mammalian,
reptilian and avion species occur in the habitat of the site.
Topographically, the site varies considerably and ranges in elevation from approximately 40 feet to 225 feet
above mean sea level. The topography is dominated by high terraces and canyons crosscut by drainages
and is underlain by sedimentary layers of the Eocene-aged Santiago Formation and metavolcanic
bedrock. No active faults are known to exist on the project site or in the immediate vicinity of the project
site.
Land uses surrounding the project site vary considerably and include undeveloped/agricultural land to the
south and east, established residential subdivisions located to the north, west and south, and the Rancho
Carlsbad mobile home subdivision located along the Master Plan southeast property line. The Calavera
Hills II residential development is under construction adjacent to the eastern portion of the projects'
northern boundary. Directly to the east of the site is an undeveloped parcel which is owned by the
Carlsbad Unified School District. To the northeast is an undeveloped parcel under the ownership of the
State of California, which is part of the City's Habitat Management Plan (HMP). The project site is located
within Local Facilities Management Zone 14.
Robertson Ranch Master Plan Final EIR 10 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
More detailed information on the project area and its environs is provided in Sections 4.0 and 5.1 through
5.12 of the FPEIR and incorporated herein by this reference.
1.6 Mitigation Monitoring Program
Pursuant to PRC §21081.6, the City has also adopted a detailed mitigation and monitoring program
prepared by the EIR consultant under the direction of the City. The program is designed to assure that all
mitigation measures as hereafter required are in fact implemented on a timely basis as the Proposed
Project progresses through its development and construction phases. Compliance with the "Robertson
Ranch Master Plan Mitigation and Monitoring Program" (a copy of which is attached to this Resolution as
"Attachment B") is a condition of any City approvals and incorporated herein by this reference.
1.7 Record of Proceedings
For all purposes of CEQA compliance, including these Findings of Fact and Statement of Overriding
Considerations, the administrative record of all City proceedings and decisions regarding the
environmental analysis of the Proposed Project shall include but are not limited to the following:
• The Draft and Final Program EIR for the Proposed Project, together with all appendices and
technical reports referred to therein, whether separately bound or not;
• All final reports, letters, applications, memoranda, maps or other final planning and
engineering documents prepared by the City, planning consultant, environmental
consultant, project applicant or others presented to or before the decision-makers as
determined by the City Clerk;
• All final letters, final reports or other final documents submitted to the City by members of
the public or public agencies in connection with the City's environmental analysis on the
Proposed Project;
• All minutes of any public workshops, meetings or hearings, including the scoping session,
and any recorded or verbatim transcripts/videotapes thereof;
• Any final letters, final reports or other final documents or other evidence submitted into the
record at any public workshops, meetings or hearings; and
• Matters of common general knowledge to the City which they may consider, including
applicable state or local laws, ordinances and policies, the General Plan and all
applicable planning programs and policies of the City.
The custodian of the full administrative record shall be the City Clerk's Office, 1200 Carlsbad Village Drive,
Carlsbad, CA 92008 provided however, that portions of the record may be contained in other offices of the
City.
Robertson Ranch Master Plan Rnal EIR 11 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
2.0 Findings of Significant Impacts, Required
Mitigation Measures and Supporting Facts
2.1 Traffic/Circulation
2.1.1 Year 2010
Intersection #3: College Boulevard/Plaza Drive
A. Impact. In the Year 2010, Intersection #3 would operate at Level of Service (LOS) "F" during the PM
peak hours with or without the addition of project traffic. Since the increase in intersection delay resulting
from project traffic is less than two seconds the direct impacts resulting from the project are less than
significant; however, the cumulative impacts are significant.
B. Finding. (2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
C. Mitigation Measure T-1. The physical improvements require widening of southbound College
Boulevard to provide a third southbound thru-lane and widen westbound Plaza Drive to provide an
additional left-turn lane. The project applicant shall provide a fair-share contribution to the City of
Oceanside for the improvement of this intersection if the City of Oceanside adopts a program to accept
payments in lieu of construction. The fair-share methodology is provided as Appendix B to the MMRP. The
changes or alterations are within the responsibility and jurisdiction of the City of Oceanside. The City of
Oceanside does not appear to have adopted a program to construct such improvements and there does
not appear to be a program to accept payments in lieu of construction. Due to the fact that the subject
impacted intersection is located outside the jurisdiction and regulatory authority of the City of Carlsbad,
these impacts are considered significant and unmitigable.
D. Factual Support and Rationale. The changes or alterations are within the responsibility and
jurisdiction of the City of Oceanside. The project is required to participate, on a fair share basis, to
intersection improvement projects for College Boulevard between W. Vista Way and Lake Boulevard if the
City of Oceanside adopts a program to accept payments in lieu of construction. However, there is no
guarantee that the City of Oceanside will accept a fair share contribution or that adequate funding for the
mitigation will be available in Year 2010. Because there is no evidence that the City of Oceanside has
adopted such program or that the City of Oceanside will implement the necessary improvements if the
project makes a fair share payment or that the improvements are in fact physically feasible, the impact at
the subject intersection is considered significant and unavoidable.
In addition, the following improvements would be required in Year 2010:
Robertson Ranch Master Plan Final EIR 12 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
1. Intersection #14: El Camino Real/Tamarack Avenue
Mitigation Measure T-4. The developer of the West Village shall widen El Camino Real
northbound to provide three thru-lanes and a separate right-turn lane. This improvement shall also include
construction of a southbound shared thru/right-turn lane at Tamarack Ave. which is expected to be
accomplished through re-striping. These improvements shall be funded by the developer of the West
Village. Implementation of this measure shall be designed and secured as approved by the City Engineer
prior to recordation of the first master final map for the West Village.
2. El Camino Real - Tamarack Avenue to Canon Road
Mitigation Measure T-5. The developer of the West Village shall widen northbound El
Camino Real to provide a right-turn only lane at Tamarack Ave., and a third northbound thru-lane along
the entire project frontage, and re-stripe northbound El Camino Real north of the Tamarack/El Camino Real
intersection to allow for a transition from three to two lanes as required. These improvements shall be
funded by the developer of the West Village. Implementation of this measure shall be designed and
secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
3. Intersection #28: El Camino Real/West Village Driveway/Lisa Street
Mitigation Measure T-A. The developer of the West Village shall install a signal and provide
a northbound separate right-turn lane at the intersection of El Camino Real and the West Village Driveway
entrance. Implementation of this measure shall be designed and secured as approved by the City
Engineer prior to recordation of the first master final map for the West Village.
4. Intersection #25: El Camino Real/Kelly Drive
Mitigation Measure T-7. The developer of the West Village shall modify the traffic signal at
the intersection of El Camino Real and Kelly Drive and construct a third northbound lane and the PA 1
driveway and construction of a shared third southbound shared thru-right turn lane. These improvements
shall be funded by the developer of the West Village. Implementation of this measure shall be designed
and secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
5. Cannon Road - El Camino Real to College Boulevard
Mitigation Measure T-8. The developer of the East Village shall provide frontage
improvements along both sides of Cannon Road and install traffic signals at the time directed by the City
Engineer at new intersections (intersections #29, and #30). These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
6. College Boulevard
Mitigation Measure T-9. The developer of the East Village shall provide frontage
improvements along both sides of College Boulevard. These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
Robertson Ranch Master Plan Final EIR 13 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
Intersection #23: Cannon Road/El Camino Real
A. Impact. In the Year 2010, Intersection #23 would operate at LOS "E" during the PM peak hours with
or without the addition of project traffic. Since the increase in intersection delay resulting from project
traffic is more than two seconds, both direct and cumulative impacts resulting from the project are
considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure T-2. The developer of the West Village shall re-stripe northbound El Camino
Real after frontage improvements have been installed along the West Village (as part of the development
of the West Village) to allow for a shared thru/right turn lane. Implementation of this measure shall be
designed and secured as approved by the City engineer prior to the recordation of the first master final
map for the West Village.
D. Factual Support and Rationale. After implementation of Mitigation Measure T-2, the Cannon
Road/El Camino Real intersection would operate at LOS "D" during PM peak hours, which would reduce
direct and cumulative project impacts to a level less than significant.
In addition, the following mitigation measures would be required in Year 2010:
1. Intersection #14: El Camino Real/Tamarack Avenue
Mitigation Measure T-4. The developer of the West Village shall widen El Camino Real
northbound to provide three thru-lanes and a separate right-turn lane. This improvement shall also include
construction of a southbound shared thru/right-turn lane at Tamarack Ave. which is expected to be
accomplished through re-striping. These improvements shall be funded by the developer of the West
Village. Implementation of this measure shall be designed and secured as approved by the City Engineer
prior to recordation of the first master final map for the West Village.
2. El Camino Real - Tamarack Avenue to Canon Road
Mitigation Measure T-S. The developer of the West Village shall widen northbound El
Camino Real to provide a right-turn only lane at Tamarack Ave., and a third northbound thru-lane along
the entire project frontage, and re-stripe northbound El Camino Real north of the Tamarack/El Camino Real
intersection to allow for a transition from three to two lanes as required. These improvements shall be
funded by the developer of the West Village. Implementation of this measure shall be designed and
secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
3. Intersection #28: El Camino Real/West Village Driveway/Lisa Street
Mitigation Measure T-6. The developer of the West Village shall install a signal and provide
a northbound separate right-turn lane at the intersection of El Camino Real and the West Village Driveway
Robertson Ranch Master Plan Final EIR 14 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
entrance. Implementation of this measure shall be designed and secured as approved by the City
Engineer prior to recordation of the first master final map for the West Village.
4. Intersection #25: El Camino Real/Kelly Drive
Mitigation Measure T-7. The developer of the West Village shall modify the traffic signal at
the intersection of El Camino Real and Kelly Drive and construct a third northbound lane and the PA 1
driveway and construction of a shared third southbound shared thru-right turn lane. These improvements
shall be funded by the developer of the West Village. Implementation of this measure shall be designed
and secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
5. Cannon Road - El Camino Real to College Boulevard
Mitigation Measure T-8. The developer of the East Village shall provide frontage
improvements along both sides of Cannon Road and install traffic signals at the time directed by the City
Engineer at new intersections (intersections #29, and #30). These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
6. College Boulevard
Mitigation Measure T-9. The developer of the East Village shall provide frontage
improvements along both sides of College Boulevard. These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
Intersection #28: West Village Driveway/El Camino Real/Lisa Street
A. Impact. In the Year 2010, Intersection #28 would operate at LOS "F" during the AM peak hours with
the addition of project traffic. Both direct and cumulative impacts resulting from project traffic are
considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure T-3. The West Village developer shall add a third southbound lane on El
Camino Real from Tamarack Avenue to Cannon Rd. This improvement shall be funded by the developer
of the West Village and may be subject to reimbursement through formation of a financing district or other
public improvement funding mechanism. Implementation of this measure shall be designed and secured
as approved by the City Engineer prior to recordation of the first master final map for the West Village.
D. Factual Support and Rationale. After implementation of Mitigation Measure T-3, Intersection #28
would operate at an acceptable LOS "D" in the AM peak hour with project traffic added. As a result, the
project's direct and cumulative impacts would be mitigated to a level less than significant.
Robertson Ranch Master Plan Final EIR 15 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
In addition, the following mitigation measures would be required in Year 2010:
1. Intersection #14: El Camino Real/Tamarack Avenue
Mitigation Measure T-4. The developer of the West Village shall widen El Camino Real
northbound to provide three thru-lanes and a separate right-turn lane. This improvement shall also include
construction of a southbound shared thru/right-turn lane at Tamarack Ave. which is expected to be
accomplished through re-striping. These improvements shall be funded by the developer of the West
Village. Implementation of this measure shall be designed and secured as approved by the City Engineer
prior to recordation of the first master final map for the West Village.
2. El Camino Real - Tamarack Avenue to Canon Road
Mitigation Measure T-5. The developer of the West Village shall widen northbound El
Camino Real to provide a right-turn only lane at Tamarack Ave., and a third northbound thru-lane along
the entire project frontage, and re-stripe northbound El Camino Real north of the Tamarack/El Camino Real
intersection to allow for a transition from three to two lanes as required. These improvements shall be
funded by the developer of the West Village. Implementation of this measure shall be designed and
' secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
3. Intersection #28: El Camino Real/West Village Driveway/Lisa Street
Mitigation Measure T-A. The developer of the West Village shall install a signal and provide
a northbound separate right-turn lane at the intersection of El Camino Real and the West Village Driveway
entrance. Implementation of this measure shall be designed and secured as approved by the City
Engineer prior to recordation of the first master final map for the West Village.
4. Intersection #25: El Camino Real/Kelly Drive
Mitigation Measure T-7. The developer of the West Village shall modify the traffic signal at
the intersection of El Camino Real and Kelly Drive and construct a third northbound lane and the PA 1
driveway and construction of a shared third southbound shared thru-right turn lane. These improvements
shall be funded by the developer of the West Village. Implementation of this measure shall be designed
and secured as approved by the City Engineer prior to recordation of the first master final map for the West
Village.
5. Cannon Road - El Camino Real to College Boulevard
Mitigation Measure T-8. The developer of the East Village shall provide frontage
improvements along both sides of Cannon Road and install traffic signals at the time directed by the City
Engineer at new intersections (intersections #29, and #30). These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
6. College Boulevard
Mitigation Measure T-9. The developer of the East Village shall provide frontage
improvements along both sides of College Boulevard. These improvements shall be funded by the
Robertson Ranch Master Plan Final EIR 16 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
developer of the East Village. Implementation of this measure shall be designed and secured as approved
by the City Engineer prior to recordation of the first master final map for the East Village.
2.1.2 Year 2030
Intersection f 1: Vista Way/College Boulevard
A. Impact. In the Year 2030, Intersection #1 would operate at LOS "F" during the PM peak hours with
or without the addition of project traffic. Since the increase in intersection delay resulting from project
traffic is less than two seconds, the direct impacts resulting from the project are less than significant;
however, the cumulative impacts are significant.
B. Finding. (2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
C. Mitigation Measure T-10. The physical improvements would be to widen the College
Boulevard/Vista Way intersection. The project applicant shall provide a fair-share contribution to the City of
Oceanside for the improvement of this intersection if the City of Oceanside adopts a program to accept
payments in lieu of construction. The fair-share methodology is provided as Appendix B to -the MMRP. The
changes or alterations are within the responsibility and jurisdiction of the City of Oceanside. The City of
Oceanside does not appear to have adopted a program to construct such improvements and there does
not appear to be a program to accept payments in lieu of construction. Due to the fact that the subject
impacted intersection is located outside the jurisdiction and regulatory authority of the City of Carlsbad,
these impacts are considered significant and unmitigable.
D. Factual Support and Rationale. The changes or alterations are within the responsibility and
jurisdiction of the City of Oceanside. The project is required to participate, on a fair share basis, to
intersection improvement projects for the Vista Way/College Boulevard intersection if the City of
Oceanside adopts a program to accept payments in lieu of construction. However, there is no guarantee
that the City of Oceanside will accept a fair share contribution or that adequate funding for the mitigation
will be available in Year 2030. Because there is no evidence that the City of Oceanside has adopted such
program or that the City of Oceanside will implement the necessary improvements if the project makes a
fair share payment or that the improvements are in fact physically feasible, the impact at the subject
intersection is considered significant and unavoidable.
Cumulative impacts to the Vista Way/College Boulevard intersection will remain significant and
unmitigated in 2030
Intersection #4: College Boulevard/Lake Avenue
A. Impact. In the Year 2030, Intersection #4 would operate at LOS "F" during the PM peak hours with
or without the addition of project traffic only if Marron Road is extended westerly to connect with El
Robertson Ranch Master Plan Final EIR 17 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
Camino Real. If Marron Road is not extended, 2030 projections conclude an acceptable LOS at this
intersection. The direct and cumulative impacts associated with this intersection are considered significant.
B. Finding. (2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
C. 'Mitigation Measure T-11. The physical improvements would be to widen the College
Boulevard/Lake Avenue intersection. The project applicant shall provide a fair-share contribution to the
City of'Oceanside for the improvement of this intersection if the City of Oceanside adopts a program to
accept payments in lieu of construction. The fair-share methodology is provided as Appendix B to the
MMRP. The changes or alterations are within the responsibility and jurisdiction of the City of Oceanside.
The City of Oceanside does not appear to have adopted a program to construct such improvements and
there does not appear to be a program to accept payments in lieu of construction. Due to the fact that
the subject impacted intersection is located outside the jurisdiction and regulatory authority of the City of
Carlsbad, these impacts are considered significant and unmitigable.
D. Factual Support and Rationale. Necessary improvements would be to widen the College
Boulevard/Lake Avenue intersection. However, the changes or alterations are within the responsibility and
jurisdiction of the City of Oceanside. The project is required to participate, on a fair share basis, to
intersection improvement projects for the College Boulevard/Lake Avenue intersection if the City of
Oceanside adopts a program to accept payments in lieu of construction. However, there is no guarantee
that the City of Oceanside will accept a fair share contribution or that adequate funding for the mitigation
will be available in Year 2030. Because there is no evidence that the City of Oceanside has adopted such
program or that the City of Oceanside will implement the necessary improvements if the project makes a
fair share payment or that the improvements are in fact physically feasible, the impact at the subject
intersection is considered significant and unavoidable.
Therefore, if sufficient funds are not made available for the third southbound through lane, and if Marron
Road is extended, the project's direct and cumulative impacts to this intersection will remain significant
and unmitigated.
Intersection #14: El Camino Real/Tamarack Avenue
A. Impact. In the Year 2030, Intersection #14 would operate at LOS "F" during the AM and PM peak
hours, without intersection improvements with or without the project. The direct and cumulative impacts
associated with this intersection are considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure T-5. Implementation of Mitigation Measure T-5, as described above.
Robertson Ranch Master Plan Final EIR 18 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
D. Factual Support and Rationale. Mitigation Measure T-5 requires the developer of the West Village to
widen northbound El Camino Real to provide a right-turn only lane at Tamarack Avenue, and a third
northbound thru-lane along the entire project frontage, and re-stripe northbound El Camino Real north of
the Tamarack Avenue/El Camino Real intersection. Implementation of this mitigation measure would
reduce the project level and cumulative impacts to a level less than significant.
Intersection #25: El Camino Real/Kelly Drive
A. Impact. In the Year 2030, Intersection #25 would operate at LOS "F" during the AM peak hours and
LOS "E" during the PM peak hours, without intersection improvements beyond those described for Year
2010. The direct and cumulative impacts associated with this intersection are considered significant.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures T-3 and T-5. Implementation of Mitigation Measures T-3 and T-5, as described
above.
D. Factual Support and Rationale. Mitigation Measure T-3 requires the developer of the West Village to
provide a third southbound lane on El Camino Real from Tamarack Avenue to Cannon Road. Mitigation
Measure T-5 requires the developer of the West Village to widen northbound El Camino Real to provide a
right-turn only lane at Tamarack Avenue, and a third northbound thru-lane along the entire project
frontage, and re-stripe northbound El Camino Real north of the Tamarack Avenue/El Camino Real
intersection. Implementation of these mitigation measures would reduce project level and cumulative
impacts to a level less than significant.
Intersection #23: El Camino Real/Cannon Road
A. Impact. In the Year 2030, Intersection #23 would operate at LOS "F" during the PM peak hours,
with or without the project traffic added only if Cannon Road Reach 4 is extended easterly to connect with
Cannon Road in Oceanside. If Reach 4 is not extended, 2030 projections conclude an acceptable LOS at
this intersection. The direct and cumulative impacts associated with this intersection are considered
significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure T-12. The developers of the West Village shall make their fair share contribution
through the TIF program toward construction of a separate right-turn lane from northbound El Camino Real
to eastbound Cannon Road. This improvement shall be installed by the City of Carlsbad or their designee
and funded through the TIF program, when determined by the City to be needed. Implementation of this
measure shall be verified by the City of Carlsbad Engineering Department prior to recordation of the first
master final map for the West Village.
Robertson Ranch Master Plan Final EIR 19 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
Also, the developer of the West Village shall construct a second southbound left turn lane for southbound El
Camino Real to eastbound Cannon Road at the time that the West Village El Camino Real frontage
improvements and third northbound lane are constructed. It is anticipated that this improvement can be
accomplished through re-striping of the standard right-of-way section. Implementation of this measure
shall be designed and secured as approved by the City Engineer prior to recordation of the first master
final map for the West Village.
D. Factual Support and Rationale. The improvements identified in Mitigation Measure T-12 mitigate
this intersection to a leve"! less than significant. The applicant's contribution to their fair share through
payment of TIP fees represents their fair share and mitigates these impacts to a level of insignificance. The
City is in the process of updating their TIP program. If this project is included in the TIP program prior to
issuance of building permits for the West Village then the impact is considered mitigated to a level of
insignificance. If this project is not included for funding in the TIP program, then the impact is significant and
unmitigated in 2030. If sufficient funds are not made available for the separate right-turn lane and added
southbound left turn lane, and if Cannon Road Reach 4 is extended, the project's direct and cumulative
impacts to this intersection will remain significant and unmitigated in 2030.
Intersection #15: El Camino Real/Faraday Avenue
A. Impact. In the Year 2030, Intersection #15 would operate at LOS "F" during the PM peak hours and
LOS "E" during the AM peak hours. The direct and cumulative impacts associated with this intersection are
considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct and
cumulative significant impacts would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure T-13. The developers of the East and West Villages shall make their fair share
contribution toward construction of a westbound right-turn only lane and re-striping in the eastbound
direction of a single left-turn lane, one thru lane, one shared thru/right-turn lane, and a separate right-turn
lane at the intersection of El Camino Real and Faraday Avenue, all of which shall be installed by the City of
Carlsbad or their designee when determined by the City to be needed. Implementation of this measure
shall be verified by the City of Carlsbad Engineering Department prior to recordation of the first master final
map for the East and West Villages, respectively.
D. Factual Support and Rationale. The applicant's contribution to their fair share through payment of
TIP fees represents their fair share and mitigates these impacts to a level of insignificance. The City is in the
process of updating their TIP program. If this project is included in the TIP program prior to issuance of
building permits for the East and West Villages, then the impact is considered mitigated to a level of less
than significant. If this project is not included for funding in the TIP program, then the impact is significant
and unmitigated in 2030.
Robertson Ranch Master Plan Final EIR 20 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement ot Overriding Considerations
Intersection #33: Palomar Airport Road/Melrose Drive
A. Impact. In the Year 2030, Intersection #33 would operate at LOS "E" during the AM and PM peak
hours, with or without the addition of project traffic. Since the increase in intersection delay resulting from
the project traffic is less than two seconds, the direct impacts resulting from the project are less than
significant; however, the cumulative impacts are significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified cumulative
significant impacts would be avoided and thereby reduced below a level of significance.
/
C. Mitigation Measure T-14. The developers of the East and West Village shall make their fair share
contribution toward construction of a fourth northbound thru-lane, a separate eastbound right-turn only
lane and dual southbound right-turn only lanes at the intersection of Palomar Airport Road and Melrose
Avenue. This project may be funded through the TIP program. Implementation of this measure shall be
verified by the City of Carlsbad Engineering Department prior to recordation of the first master final map for
the East and West Villages, respectively.
D. Factual Support and Rationale. The applicant's contribution to their fair share through payment of
TIP fees represents their fair share and mitigates these impacts to a level of insignificance. The City is in the
process of updating their TIP program. If this project is included in the TIP program prior to issuance of
building permits for the East and West Villages, then the impact is considered mitigated to a level of less
than significant. There is no guarantee that adequate funding will be provided for the construction of the
fourth northbound thru-lane and second right turn lane on Melrose Drive. Therefore, if this project is not
included for funding in the TIP program, the cumulative impacts to this intersection will remain significant
and unmitigated in 2030.
2.2 Air Quality
A. Impact. A significant short-term impact to localized air quality is associated with grading and
earthwork activities for the proposed project. As depicted in Table 5.3-4 of the FPEIR, grading and
earthwork will generate 425.56 pound per day of NOx and 354.088 pounds per day of PMio. These values
exceed the SDAPCD Rule 20.2 construction emission thresholds.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
AQ-1. Prior to the issuance of grading permits, a construction dust abatement management program
shall be prepared and submitted to the City of Carlsbad for approval. Implementation of this measure shall
be verified by the City of Carlsbad Engineering Department on establishment of the program, and periodic
inspection during grading.
Robertson Ranch Master Plan Final EIR 21 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
Off-Road Mobile Source PMio Emission Reduction
• At a minimum, water active sites twice daily.
• Sweep streets at the end of the day if visible soil material is carried onto adjacent public
paved roads (recommended water sweepers with reclaimed water).
Fine Paniculate Matter (PMio) Emission Reduction
• In disturbed areas, replace gtound cover as quickly as possible.
• Enclose, cover, water twice daily, or apply non-toxic soil binders according to
manufactures' specification to exposed piles (i.e., gravel, sand, and dirt) with five percent
silt content.
• During construction, use water trucks or sprinkler systems to keep all areas of vehicle
movement damp enough to prevent dust from leaving the site. At a minimum, this should
include wetting down such areas in the late morning and after work is completed for the
day. Increased watering frequency shall be required whenever the winds exceed 15 mph.
Reclaimed water shall be used, as feasible.
• Suspend all excavating and grading operations when wind speeds exceed 25 mph.
• Builders and/or contractors shall designate a person or persons to monitor the dust control
program and to order increased watering, as necessary, to prevent transport of dust
offsite. The name and telephone number of such persons shall be provided to the Air
Pollution Control District prior to land use clearance for map recordation and land use
clearance for finish grading for the structure.
Paved Roads
• At a minimum, sweep streets at the end of each day if visible soil material is carried onto
adjacent streets.
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should
maintain at least two feet of freeboard (i.e., minimum vertical distance between top of
the load and the top of the trailer) in accordance with the requirements of California
Vehicle Code (CVC) Section 23114.
Gravel pads (construction entrances) must be installed at all access points to prevent
tracking of mud onto public streets.
UnpavedRoads
• Apply water a minimum of three times daily to all unpaved roads, parking and staging
areas.
• Traffic speeds on all unpaved roads to be reduced to 15 mph or less.
AQ-2. Prior to the issuance of grading permits, an off-road and on-road mobile source emission reduction
program shall be prepared and submitted to the City of Carlsbad for approval. Implementation of this
Robertson Ranch Master Plan Final EIR 22 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
measure shall be verified by the City of Carlsbad Engineering Department on establishment of the
program, and periodic inspection during construction of the project.
Off-Road Mobile Source NOx Emission Reduction
• Heavy-duty diesel-powered construction equipment manufactured after 1996 (with
federally mandated "clean" diesel engines) should be utilized wherever feasible.
• The engine size of construction equipment shall be the minimum practical size.
i
• The number of construction equipment operating simultaneously shall be minimized
through efficient management practices to ensure that the smallest practical numbers are
operating at any one time.
• Construction equipment shall be maintained in tune per the manufacturer's specifications.
• Construction equipment operating onsite shall be equipped with two to four degree
engine timing retard or precombustion chamber engines.
• Catalytic converters shall be installed on gasoline-powered equipment, if feasible.
• Diesel catalytic converters shall be installed, if available.
• Use electricity from power poles rather than temporary diesel or gasoline power
generators.
On-Road Mobile Source Emission Reduction
• Trip reduction plan to achieve a 1.5 average vehicle ratio (AVR) for construction
employees. By encouraging an AVR of 1.5, the criteria pollutant emissions identified would
effectively be reduced by roughly 33 percent.
• Construction worker trips should be minimized by requiring carpooling and by providing for
lunch onsite.
D. Factual Support and Rationale. The foregoing fugitive dust and dirt remedies will be effective in
reducing air born dust and particulate emissions from grading and earthwork operations. The combination
of on-site watering, sweeping of pavement, load requirement limitations, installing gravel pads at
construction entrances, suspension of excavation and grading activities when winds exceed 25 mph, and
trip reduction plans for construction employees have proven to be effective in mitigating construction dust
and particulate emissions. Implementation of the mitigation measures will reduce the short-term
construction related air quality impacts to a level of less than significant.
A. Impact. A significant operational impact has been identified with the operational emission levels
associated with the proposed project. The combined mobile source emission levels from the East and West
Villages are expected to exceed the thresholds established by the SDAPCD by 1,141.2 pounds per day for
CO, 205.7 pounds per day for NOx, and 11.4 pounds per day for ROGs. This is considered a significant
impact. In addition, fixed source emissions, associated with wood-burning fireplaces would exceed the
allowable threshold for PMioin a little over three hours.
Robertson Ranch Master Plan Final EIR 23 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
B. Finding. (3) Specific economic, legal, social technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible the mitigation measures
or project alternatives identified in the final EIR. Mitigation Measures AQ-3 and AQ-4 will reduce the impact
to the extent feasible; however, no feasible mitigation measures are available to mitigate this project-level
impact and the impact remains significant and unavoidable.
C. Mitigation Measures.
t
AQ-3. Prior to approval of site development plans for PA 11, the City shall assure that all of the
operational mitigation measures identified below are identified and included as part of the project
development plans, as applicable. These measures shall be implemented by the project applicant of
each individual project when development plans are proposed, and shall be verified by the City of
Carlsbad Planning Department.
• The City shall recommended that the proposed surrounding commercial facilities which
incorporate gas stations utilize pumps dispensing oxygenated gasoline (especially during
winter months, typically taken as November through February inclusive) in an effort to
reduce overall CO emissions within the air basin due to traffic traveling to and from the
project site. In addition, the City shall recommend that workers at surrounding commercial
facilities participate in ride-share programs and or seek alternate forms of transportation to
the site.
• Future onsite commercial land uses shall implement shuttle services for their employees
and patrons, as applicable.
• Future project specific developments shall implement design measures the promote the
use of alternative modes of transportation, such as:
— Mixed-use development (combine residential, retail, employment, and commercial).
— Sidewalks; safe street and parking lot crossings; showers and locker rooms; sheltered
transit stops; theft-proof well-lighted bicycle storage facilities with convenient access
to building entrance; carpools and vanpools.
— Onsite services to reduce need for offsite travel such as: child care; telecommute
center; retail stores; postal machines; and automatic teller machines.
— Commercial and retail businesses should schedule operations during off-peak travel
times; adjust business hours; and allow alternative work schedules, telecommuting.
— Provide preferential parking for carpool/vanpool vehicles.
— Construct transit facilities such as bus turnouts/bus bulbs, benches, shelters, etc.
— Provide direct, safe, attractive pedestrian access from project to transit stops and
adjacent development.
• Increase walls and attic insulation beyond Title 24 requirements.
• Plant shade trees in parking lots to reduce evaporative emissions from parked vehicles.
Robertson Ranch Master Plan Final EIR 24 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
• Use lighting controls and energy-efficient interior lighting, and built-in energy efficient
appliances.
• Use double-paned windows.
• Use energy-efficient low sodium parking lot and street lights.
AQ-4. Gas-burning "fireplaces," which would not be subject to the NSPS particulate emission requirements
shall be required for residential units that have fireplaces. This requirement shall be shown on building plans
and verified prior to the issuance of building permits. Implementation of this measure shall be verified by
the City of Carlsbad Building and Planning Departments. *
D. Factual Support and Rationale. The foregoing operational mitigation measures will reduce this
impact to the extent feasible. Mitigation Measure AQ-3 requires that future project land uses incorporate
methods to reduce mobile source emissions. These methods include, but are not limited to, the
implementation of shuttle services and ride-share programs, and design measures such as mixed-use
development and the provision of on-site services. Mitigation Measure AQ-4 requires gas-burning
fireplaces not subject to the NSPS particulate emission requirements be required for residential units that
have fireplaces.
Development of the proposed project would be incremental, over approximately 10 years. The mitigation
measures would reduce the proposed project's long-term CO, NOx, and ROG air quality impact, as a result
of vehicular emissions, to the extent feasible; however, based on the current non-attainment status of the
San Diego Air Basin, the CO, NOx, and ROG air quality impacts associated with the proposed project will
remain significant and unavoidable.
A. Impact. The potential for the proposed project to create VOC impacts is considered a significant
impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure AQ-5. Zero emission VOC paints shall be utilized for all architectural coatings
within the proposed Master Plan development.
D. Factual Support and Rationale. Mitigation Measure AQ-5 would ensure that only zero emission
VOC paints are used for architectural coatings within the proposed Master Plan development. As a result,
no significant VOC emissions would be released from the proposed project and the potential for VOC
impacts would be eliminated.
Robertson Ranch Master Plan Final EIR 25 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
2.3 Noise
A. Impact. Traffic associated with arterial roadway noise and future development within the
proposed Master Plan will result in a significant noise impact as noise levels in excess of the established 60
decibel (dBA) Community Noise Equivalent Level (CNEL) exterior standard could be exceeded.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance. '
C. Mitigation Measures.
N-1. Prior to determining that a discretionary review application is complete, a site-specific (e.g., per
Planning Area) acoustical assessment shall be prepared for future proposed residential projects in the East
and West Village Planning Areas that front Tamarack Avenue, El Camino Real, Cannon Road, and/or
College Boulevard (PA's 1, 7, 15, 17, 18, 21, and 22) and non-residential uses in PA's 11 and 22. This shall
occur at the time specific grading and site plans are available, in order to determine the specific
mitigation requirements for exterior and interior noise level compliance. The site-specific acoustical
mitigation shall be identified on, and included as part of the project development plans.
Mitigation based on the site-specific acoustical assessments may include installation of noise barriers
greater than 12 feet in height (with respect to the finished pad vs. final roadway elevation) along portions
of Tamarack Avenue, Cannon Road, College Boulevard, and El Camino Real to achieve a noise reduction
of up to 18 dB, which is necessary in order to achieve attainment of the City of Carlsbad exterior and
interior noise limits. City policy dictates that walls greater than six feet in height are not allowed. The
recommended barrier height could include a combination of berm, wall (not to exceed six feet in height),
plexiglass and/or elevational differential between the noise source and receptor. Compliance with this
measure shall be verified by the City of Carlsbad Planning Department in conjunction with review of
grading plans.
N-2 For residential uses within PA's 1,7, 15, 17, 18, 21, and 22 and non-residential uses in PA's 11 and 22,
architectural features needed to achieve the interior noise standard shall be noted on the building plans.
A statement certifying that the required architectural features have been incorporated into the building
plans, signed by the acoustical analyst/acoustician shall be located on the building plans. The architect
shall also include his registration stamp in addition to the required signature. All noise level reduction
architectural components shall be shown on the architectural building plans, and shall be approved. This
measure shall be implemented prior to the issuance of building permits for residential projects located
within PA's 1,7, 15, 17, 18, 21, and 22) and non-residential uses in PA's 11 and 22 and verified by the City of
Carlsbad Building and Planning Departments.
D. Factual Support and Rationale. Mitigation Measure N-1 requires that a site-specific acoustical
assessment be prepared for the above-mentioned Planning Areas when specific grading and site plans are
available. This will ensure proper mitigation of potential noise impacts through installation of various noise
barriers. Mitigation Measure N-2 requires that architectural features needed to achieve the interior noise
Robertson Ranch Master Plan Final EIR 26 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
standard be noted on the building plans for the above-mentioned Planning Areas. This will ensure proper
mitigation of potential interior noise impacts through architectural features. These mitigation measures
require that the noise impacts be mitigated prior to on-site development. Implementation of these
mitigation measures will ensure proper mitigation of potential impacts associated with on-site roadway
noise levels to a level less than significant.
A. Impact. The project site is located within the McClellan-Palomar Airport Noise Impact Notification
Area (NINA). The NINA includes a three-mile radius, where 90 percent of all overflight* noise related
complaints are received. The noise in this area typically occurs on an irregular basis, and although not
generally considered a health or safety issue, it may be a nuisance. A significant impact is 6ssociated with
the intermittent single-event aircraft overflight at the project site.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
N-3 New residents within the McClellan-Palomar Noise Impact Notification Area as defined by the
CLUP shall be notified as part of the sales disclosure package and through CC&Rs that the project area is
outside the 65 db(A) CNEL airport noise impact area, but still subject to intermittent single-event noise
impacts, sight and sound of aircraft operating from McClellan-Palomar Airport. This measure shall be
implemented concurrent with the sales disclosure package and prior to approval of CC&Rs. The City of
Carlsbad Planning Department shall be responsible for verification of implementation of this measure.
N-4 The following condition of approval shall be placed on all projects within the McClellan-Palomar
Airport Noise Impact Notification Area:
"Prior to the recordation of the first final (tract/parcel) map, or the issuance of the building permits,
whichever occurs first, the Developer shall prepare and record a notice that the property is subject to
overflight, sight and sound of aircraft operating from McClellan-Palomar Airport, in a form meeting the
approval of the Planning Director and City Attorney. (See Noise Form #2, on file in the Planning
Department)."
This measure shall be implemented prior to the recordation of the first neighborhood final (tract/parcel)
map, or the issuance of building permits. The City of Carlsbad Planning Department shall be responsible for
verification of implementation of this measure.
D. Factual Support and Rationale. The foregoing mitigation measures require all new residential
projects located within NINA to record a notice informing residents of the potential environmental impacts
related to the aircraft, and that the property is subject to overflight, sight and sound of aircraft operating
from McClellan-Palomar Airport. Implementation of these mitigation measures will reduce the potential
noise impact associated with intermittent single-event aircraft overflight to a level less than significant.
Robertson Ranch Master Plan Final EIR 27 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
2.4 Biological Resources
A. Impact. The proposed project would the following upland habitats: 21.22 acres of Diegan coastal
sage scrub and 0.14 acre of chamise chaparral.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
i
C. Mitigation Measures.
/
B-1 The primary mitigation for impacts to HMP Species under the HMP is the conservation and
management of habitat for the species in the preserve system. The HMP also states, "In addition, in
compliance with the Endangered Species Act requirements that the impacts of incidental take be
minimized and mitigated to the maximum extent practicable, measures to avoid and reduce impacts will
apply citywide on a project level basis."
This measure requires that the development configuration depicted on the Master Tentative Map for the
East and West Villages include a minimum of 70% of the on-site coastal sage scrub for preservation. A
conservation easement shall be established for the proposed open space conservation areas.
As a condition of project approval, the applicant must comply with the requirements of all regulatory
agencies having jurisdiction over the project and any mitigation requirements of the environmental
documents for the project. Pursuant to Government Code Section 65871 and Carlsbad Municipal Code
Title 20, Chapter 20.04, Section 20.04.140, the applicant shall grant a conservation easement for the
conservation, protection, and management of fish, wildlife, native plants and the habitat necessary for
biologically sustainable populations of certain species thereof, in accordance with the City's adopted
Habitat Management Plan.
As such, prior to recordation of the final map or prior to issuance of a grading permit, whichever occurs first,
the project applicant shall take the following actions to the satisfaction of the City of Carlsbad Planning
Director in relation to the open space lot(s). The Wildlife Agencies (U.S. Fish and Wildlife Service and
California Department of Fish and Game) shall review and approve the conservation entity, Property
Analysis Record, and conservation easement:
a. Select a conservation entity, subject to approval by the City, that possesses the necessary
qualifications to hold title to the open space lot(s) and manage it for conservation
purposes.
b. Prepare a Property Analysis Record (PAR) or other method acceptable to the City for
estimating the costs of management and monitoring of the open space lot(s) in
perpetuity.
c. Based on the results of the PAR, provide a non-wasting endowment or other financial
mechanism acceptable to the Planning Direct and Wildlife Agencies, to the selected
Robertson Ranch Master Plan Final EIR 28 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
conservation entity in an amount sufficient for management and monitoring of the open
space lot(s) in perpetuity.
d. The PAR analysis for the open space preserve shall account for all of the monitoring and
management items identified for all Carlsbad covered species, including the monitoring
strategy identified in MHCP Volume III (see Appendix A.3).
e. Prior to issuance of a grading permit or recordation of the first final map for each Phase,
provide evidence of transfer of fee title or easement over the open space lot(s) (for each
respective Phase) to the selected conservation entity.
Timing of Open Space Dedication:
East Village. An open space and/or conservation easement shall be recorded over PA 23D and
PA 23E with the first final map (master final map) for the East Village. At that time, title to the land and/or
beneficiary of the easement shall be transferred to the conservation entity or other management body
acceptable to the City of Carlsbad. The developer shall continue to hold maintenance responsibility for
restored or revegetated areas within these planning areas until the success criteria for the restored or
revegetated areas has been met, and maintenance responsibility has been transferred. An easement for
an area of coastal sage scrub restoration located within the habitat corridor on the West Village (which is
the responsibility of the East Village developer) shall also be provided with the first final map (master final
map) for the East Village.
West Village. An open space and/or conservation easement shall be recorded over PA 23A, PA
23B and PA 23C with the first final map (master final map) for the West Village. At that time, title to the land
and/or beneficiary of the easement shall be transferred to the conservation entity or other management
body acceptable to the City of Carlsbad. The developer shall continue to hold maintenance responsibility
for restored or revegetated areas within these planning areas until the success criteria for the restored or
revegetated areas has been met, and maintenance responsibility has been transferred.
B-2 Development and preservation areas shall be as shown on the exhibit labeled "HMP Hardline
Map" dated September 15, 2004 (as shown on Figure 3-6 of this FPEIR). No fuel modification is permitted
within the "hardline" open space areas depicted on Figure 3-7 (fuel modification is limited to those areas
shown on Figures 5.10-1 and 5.10-2 only).
A coastal sage scrub restoration program shall be implemented as shown on Figure 5.5-6. Restoration is
proposed under two separate restoration plans as follows:
All slopes within the wildlife corridor (East and West Villages) that are graded as part of the proposed
project shall be restored with coastal sage scrub vegetation. The restoration program shall be subject to a
five-year maintenance and monitoring program, with a requirement to meet agency-approved success
criteria. This restoration program shall be approved by the Wildlife Agencies prior to the commencement
of any clearing or grading associated with implementation of the proposed project (East and West
Villages). The restoration program shall include site preparation guidelines, implementation monitoring,
performance standards, long-term maintenance and monitoring methodology, and contingency
Robertson Ranch Master Plan Final EIR 29 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
measures with a commitment to funding. Such measure shall also be applicable to the ten (10) acres of
additional coastal sage scrub restoration Calavera Hills II LLC will implement within the preserve areas of
the project.
The revegetation of Area A (MMRP Table A, as provided in Appendix D to the MMRP) will be the
responsibility of the developer of the East Village and will be initiated prior to any clearing or grading of
existing coastal sage scrub for the Robertson Ranch development.
The revegetation of Area B (MMRP Table A, as provided in Appendix D to the MMRP) shall occur once
grading to an approximate 5:1 slope gradient has been completed. This grading will be accomplished by
the developer of the West Village upon expiration of the Parkway Nursery lease and vacation of the
property by the Nursery operation.
Wesf Village - PA 23C. A separate restoration plan shall be prepared and implemented for the portions of
the project site within the habitat corridor currently subject to agricultural activity and the Parkway Nursery
lease. The restoration program shall be subject to a five-year maintenance and monitoring program, with
a requirement to meet agency-approved success criteria. This restoration program shall be approved by
the Wildlife Agencies prior to the commencement of any clearing or grading associated with
implementation of the proposed West Village. The restoration program shall include site preparation
guidelines, implementation monitoring, performance standards, long-term maintenance and monitoring
methodology, and contingency measures with a commitment to funding. However, this component of the
restoration plan would be less extensive than that identified above (restored slopes and 10-acre restoration
area), consisting primarily of hydroseeding, and with limited plantings, with the goal to re-introduce native
vegetation into these areas. This program would be implemented upon the expiration of the Parkway
Lease (which expires in August 2006 and which will not be renewed).
Upon the expiration of the Parkway Nursery lease, the entire habitat corridor along the SDG&E easement
will be subject to a conservation easement and managed as open space, except for those specific
activities SDG&E undertakes within its utility easement consistent with SDG&E's operation and maintenance
requirements. Management of the corridor is anticipated to be performed by an independent private or
public conservation entity experienced in management of biological resource areas. The amount of funds
required to manage and ensure long-term biological integrity of the habitat corridor will be determined by
a property analysis record (PAR) based on the specific requirements and potential for urban stress on the
corridor. Standard protocol for funding of such corridors dictates that a non-wasting account
(endowment) be set up by the owner of each portion of the property (East Village, West Village) for their
respective portion of corridor to be managed.
The re-introduction of CSS vegetation to Area C (MMRP Table A, as provided in Appendix D to the MMRP)
will commence upon completion of grading within the corridor.
The Future West Village Revegetation (re-introduction of CSS at PA3/EI Camino Real) shall occur at the time
that grading for the future residential street between Planning Area 8/11 and Planning Area 10 in the West
Village is completed.
Robertson Ranch Master Plan Final EIR 30 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
B-3 Prior to the recordation of a final map or issuance of a grading permit, whichever occurs first, the
applicant shall contribute an In-lieu Mitigation Fee (Category F) consistent with Section E.6 of the City's
Habitat Management Plan and City Council Resolution No. 2000-223 as follows:
• Non-Native Vegetation Mitigation Fee: East Village = 0.76 acre; West Village = 0.52 acre
• Eucalyptus Woodland Mitigation Fee: East Village = 0.52 acre; West Village = 1.88 acre
• Agricultural Lands Mitigation Fee: East Village = 0.00 acre; West Village = 8.47 acre
• Agricultural Lands Mitigation Fee: East Village = 84.50 acre; West Village = 135.50 acre
B-4 To avoid impacts to adjacent open space habitats during construction all impacted-open space
interfaces will require construction fencing, which clearly delineates the edge of the approved limits of
grading and clearing and environmentally sensitive areas beyond. This fencing shall be maintained for the
duration of construction activity. Implementation of this measure shall be verified by the project Biological
Monitor and reported to the City of Carlsbad Planning Department concurrent with construction.
• The project applicant shall temporarily fence (with silt barriers) the limits of project impacts (including
construction staging areas and access routes) to prevent additional habitat impacts and prevent the spread of
silt from the construction zone into adjacent habitats to be avoided. Fencing shall be installed in a manner that
does not impact habitats to be avoided. The applicant shall submit to the Service for approval, at least seven
days prior to initiating project impacts, the final plans and photographs for initial clearing and grubbing of
habitat and project construction. These final plans shall include photographs that show the fenced limits of
impact and all areas (including riparian/wetland or CSS) to be impacted or avoided. If work occurs beyond the
fenced or demarcated limits of impact, all work shall cease until the problem has been remedied to the
satisfaction of the Service. Any upland habitat impacts that occur beyond the approved fenced shall be
mitigated at a minimum 5:1 ratio. Temporary construction fencing shall be removed upon project completion.
B-5 A Wildlife Agency-approved biological monitor shall be present to monitor clearing, grading, and
construction activities in the vicinity of biological open space areas. The biological monitor shall have the
authority to stop construction and require additional precautions or conservation measures to protect the
proposed open space preserve areas, including the wildlife movement corridor, as necessary.
Implementation of this measure shall be verified by the City of Carlsbad Planning Department prior to and
concurrent with construction.
B-16 The project's open space shall be included within (contribute to) the Carlsbad Habitat
Management Plan preserve areas. Management of the designated open space shall be undertaken by a
professional management entity (e.g., Center for Natural Lands Management) with experience in
managing biological open space in the Southern California region. An area specific management plan
shall be developed and a non-wasting endowment or other financial guarantee shall be established
(based upon a Property Analysis Record) by the developer to fund the management of the preserve
except where other management funds become available. The designated management entity would
ensure compliance with the HMP conditions of coverage for HMP species through implementation of the
approved area specific management plan. Specifically, suitable riparian habitat for least Bell's vireo and
yellow-breasted chat and suitable upland habitats for California gnatcatcher and southern California
Robertson Ranch Master Plan Rnal EIR 31 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
rufous-crowned sparrow within the open space will be managed to meet the conditions of coverage for
these species, if present.
In order to provide for the cost of the long-term maintenance and biological monitoring program for the
preserve, a long-term management program shall be defined and funded. The criteria for trail
development (e.g., fencing, signage) shall be included in the management program. The property
owner/on-site environmental manager will initially propose a scope of work for the long-term management
program. The scope of work shall then be subject to review by the City and Wildlife Agencies. Based upon
the scope of work and associated costs agreed to by the developer or their successors and the City, a
funding mechanism for the long-term maintenance can be a non-wasting endowment or other financial
guarantee acceptable to the City. The long-term maintenance program shall be a separate agreement
between the City and the property owner.
D. Factual Support and Rationale. The HMP provides conservation goals for LFMP Zone 14 that
include, "no net loss of wetlands and conserve through preservation, restoration, or enhancement, of 67
percent of Coastal Sage Scrub." As proposed the Master Plan will preserve more than 70 percent of the
existing coastal sage scrub habitat on-site. In addition to 70 percent preservation of existing coastal sage
scrub habitat on-site, an Upland Habitat Restoration Plan, to be prepared and implemented as approved
by the Wildlife Agencies, is proposed that would involve the restoration of coastal sage scrub habitat within
PA's 23C and 23D. The proposed restoration areas currently contain extensive agriculture and a palm tree
nursery. Restoration would involve revegetation of 17.4 acres and hydroseeding of 18.9 acres. In addition,
to avoid impacts to adjacent open space habitats during construction, all impact-open space interfaces
will require construction fencing, which clearly delineates the edge of the approved limits of grading and
clearing and environmentally sensitive areas beyond. This fencing will be maintained for the duration of
construction activity. A Wildlife Agency-approved biological monitor with the authority to stop work will be
present during grading and construction activities to ensure compliance with this measure.
Implementation of these mitigation measures would reduce the significant impact to coastal sage scrub
and chamise chaparral to a level less than significant.
A. Impact. The proposed project would impact the following wetland/riparian habitats: coastal
valley freshwater marsh (0.22 acre) and southern willow scrub (0.61 acre). Based on Master Plan design,
approximately 0.57 acre of wetlands and 0.29 acre of non-wetlands of ACOE jurisdiction will be impacted
and approximately 1.05 acres of riparian vegetation and 0.27 acre of unvegetated streambed of CDFG will
be impacted. These impacts are considered significant. These impacts would only be in the West Village.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure B-7. This measure requires that "no net loss" of wetlands will occur with
development of the proposed project. The development configuration of the Master Tentative Map for
the East Village shall include the proposed on-site restoration area, unless prior to this time some offsetting
mitigation credit is given by the Wildlife Agencies for biological enhancement within the West Village. A
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minimum of 0.22 acre of coastal and valley freshwater marsh and 0.61 acre of southern willow scrub shall
be provided. (Refer to EIR Table 5.5-7 provided in Appendix E of the MMRP).
A 100-foot buffer from wetland vegetation shall be provided where feasible. Any proposed reductions in
buffer widths for a specific site shall require sufficient information to determine that a buffer of lesser width
will protect the identified resources. Such information shall include, but is not limited to, the size and type of
the development and/or proposed mitigation (such as planting of vegetation or the construction of
fencing) that will also achieve the purposes of the buffer. The California Department of Fish and Game,
and the U.S. Fish and Wildlife Service staff shall be consulted in such buffer determinations.
Notwithstanding that all wetlands and riparian impacts (0.83 ac.) are a result of the West Village
development; the mitigation site is located within the boundaries of the East Village (within the panhandle,
adjacent to the existing Calavera Hills mitigation project), or within the on-site habitat corridor in a location
approved by the Resource agencies. As proposed, the restoration areas on the project site (PA 23E)
contains sufficient area so as to exceed normal mitigation requirements. Figure 5.5-7 [of the PEIR] depicts
the location of future on-site wetlands/riparian restoration areas. Also, prior to approval of a grading permit
for the West Village, the Planning Director shall confirm that a wetlands/riparian restoration plan has been
prepared and approved by the California Department of Fish and Game and the U.S. Army Corps of
Engineers. Further, enhancement or restoration within the Drainage A riparian corridor (between PA 1 and
PA 2) can also constitute mitigation credit for wetlands impacts.
D. Factual Support and Rationale. Proposed mitigation requires that "no net loss" of wetlands will
occur with development of the proposed project and that a restoration plan is prepared and approved by
the Wildlife Agencies. No wetland impacts are proposed in the East Village. Prior to approval of a grading
permit for the West Village, a wetlands/riparian restoration plan will be prepared and approved by the
Wildlife Agencies for proposed wetland impacts in the West Village. The impacts to wetlands in the West
Village will be mitigated for in the East Village. The development configuration of the Master Tentative
Map for the East Village will include the proposed on-site restoration area, unless prior to this time some
offsetting mitigation credit is given by the Wildlife Agencies for biological enhancement within the West
Village. Implementation of Mitigation Measure B-7 would reduce the impacts to wetlands to a level less
than significant.
A. Impact. There is the potential for a significant indirect impact to the gnatcatcher as a result of
noise generated during construction on the project site. In addition, loggerhead shrikes may also be
indirectly impacted as a result of construction noise because they nest in coastal sage scrub, the habitat of
the gnatcatcher.
B. Finding. (1) With incorporation of the following mitigation measures, the identified indirect
significant impact would be avoided and thereby reduced below a level of significance.
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C. Mitigation Measures
B-8 This measure requires, per the HMP, no clearing of occupied gnatcatcher habitat or construction
that would result in direct impacts to sage scrub or which occurs within 300 feet of occupied sage scrub
shall take place between February 15 and August 31st unless authorized by the Wildlife Agencies after
consultation. Since the project's focused gnatcatcher surveys were conducted in 2001, updated
protocol-level surveys shall be performed no longer than one year before the initiation of project
construction for the East Village, and subsequently, no longer than one year before the initiation of project
construction for the West Village, to provide an accurate mapping of current occupied habitat. Surveys
for loggerhead shrike shall also be conducted concurrently with gnatcatcher surveys.
If clearing and construction cannot be restricted to outside of the breeding season appropriate
conservation measures shall be implemented, subject to the approval of the Wildlife Agencies, to ensure
that no impact to this species occurs. Avoidance of noise-related impacts to occupied habitat can be
assured through implementation of noise reduction methods (e.g., a noise barrier or wall) to reduce noise
within occupied habitat to a level below 60 dBA and/or as allowed by the Wildlife Agencies.
Implementation of this measure shall be verified by the City of Carlsbad Planning Department concurrent
with construction.
B-17 A monitoring biologist approved by the Service shall be on site during initial clearing and grubbing
of habitat, which shall occur outside of the gnatcatcher breeding season, or as allowed pursuant to
Mitigation Measure B-8.
The monitoring biologist shall perform a minimum of three focused surveys, on separate days, to determine
the presence of gnatcatchers in the project impact footprint outside the gnatcatcher breeding season.
Surveys shall begin a maximum of seven days prior to performing vegetation clearing/grubbing and one
survey shall be conducted the day immediately prior to the initiation of remaining work. If any
gnatcatchers are found within the project impact footprint, the biologist shall direct construction personnel
to begin vegetation clearing/grubbing in an area away from the gnatcatchers. In addition, the biologist
shall walk ahead of clearing/grubbing equipment to flush birds towards areas of CSS to be avoided. It shall
be the responsibility of the biologist to ensure that gnatcatchers shall not be injured or killed by vegetation
clearing/grubbing.
The biologist shall also record the number and location of gnatcatchers disturbed by vegetation
clearing/grubbing. The applicant shall notify the Service at least seven days prior to vegetation
clearing/grubbing to allow the Service to coordinate with the biologist on bird flushing activities.
B-18 For subsequent construction work performed during the gnatcatcher breeding season, a
monitoring biologist shall be on site during significant noise-generating project construction activities (e.g.,
including but not necessarily limited to grading, drilling, blasting, etc.) within 300 feet of preserved habitat
to ensure compliance with all conservation measures. The biologist shall be knowledgeable of upland
biology and ecology. The applicant shall submit the biologists name, address, telephone number, and
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work schedule on the project to the Service at least 30 days prior to initiating project impacts. The biologist
shall perform the following duties:
• The project biologist shall determine the presence of gnatcatchers, nest building activities, egg
incubation activities, or brood rearing activities within 300 feet of the project impact limits
within the gnatcatcher breeding season. The applicant shall notify the Service within 24 hours
of locating any gnatcatchers. If a nest is found in or within 300 feet of initial vegetation
clearing/grubbing or project construction, work shall be postponed within 500 feet of the nest.
The applicant shall contact the Service to discuss: 1) the best approach to avoid/minimize
impacts to nesting birds (e.g., sound walls), and 2) a nest monitoring program. The surveys shall
begin a maximum of seven days, prior to vegetation clearing/grubbing or project construction
and one survey shall be conducted the day immediately prior to the initiation of work;
• Work may be initiated subject to implementation of the avoidance and/or minimization
measures and nest monitoring program approved by the Service. Nest success or failure shall
be established by regular and frequent trips to the site, as determined by the biologist and
through a schedule approved by the Service. The biologist shall determine whether bird
activity is being disrupted. If the biologist determines that bird activity is being disrupted, the
applicant shall stop work and coordinate with the Service to review the
avoidance/minimization approach. Coordination between the applicant and Service to
review the avoidance/minimization approach shall occur within 48 hours. Upon agreement as
to the necessary revisions to the avoidance/minimization approach, work may resume subject
to the revisions and continued nest monitoring. Nest monitoring shall continue until fledglings
have dispersed or the nest has been determined to be a failure, as approved by the Service;
• Inspect the fencing and erosion control measures within or up-slope of all restoration and/or
preservation areas a minimum of once per week and daily during all rain events to ensure that
any breaks in the fence or erosion control measures are repaired immediately;
• Train all contractors and construction personnel on the biological resources associated with this
project and ensure that training is implemented by construction personnel. At a minimum,
training shall include: 1) the purpose for resource protection; 2) a description of the
gnatcatcher and its habitat; 3) the conservation measures given in the draft subsequent EIR
that shall be implemented during project construction, including strictly limiting activities,
vehicles, equipment, and construction materials to the fenced project footprint to avoid
sensitive resource areas in the field (i.e., avoided areas delineated on maps or on the project
site by fencing); 4) environmentally responsible construction practices as outlined in measure 8;
5) the protocol to resolve conflicts that may arise at any time during the construction process;
and, 6) the general provisions of the Endangered Species Act, the need to adhere to the
provisions of the Endangered Species Act, the penalties associated with violating the
Endangered Species Act;
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• Halt work, if necessary and confer with the Service to ensure the proper implementation of
species and habitat protection measures. The biologist shall report any violation to the Service
within 24 hours of its occurrence;
• Submit weekly letter reports (including photographs of impact areas) to the Service during
clearing of habitat and/or project construction within 300 feet of avoided habitat. The weekly
reports shall document that authorized impacts were not exceeded, work did not occur within
* the 300-foot setback except as approved by the Service, and general compliance with all
conditions. The reports shall also outline the duration of gnatcatcher monitoring, the location of
' construction activities, the type of construction which occurred, and equipment used. These
reports shall specify numbers, locations, and sex of gnatcatchers (if present), observed
gnatcatcher behavior (especially in relation to construction activities), and remedial measures
employed to avoid, minimize, and mitigate impacts to gnatcatchers. Raw field notes shall be
available upon request by the Service; and,
• The biological monitor shall submit a final report to the Service within 60 days of project
completion that includes: as-built construction drawings with an overlay of habitat that was
impacted and avoided, photographs of habitat areas that were to be avoided, and other
relevant summary information documenting that authorized impacts were not exceeded and
that general compliance with all mitigation measures in the EIR was achieved.
B-22 The project shall comply with all applicable conditions of coverage for Carlsbad HMP covered
sensitive animal species observed on the project site, as identified in the MHCP Volume II, including:
a) Cooper's hawk;
b) Least Bell's vireo;
c) Yellow-breasted chat.
D. Factual Support and Rationale. The foregoing mitigation measures place restrictions on the
clearing of occupied gnatcatcher habitat or construction that would result in direct impacts to sage scrub
or which occurs within 300 feet of occupied sage scrub. If clearing of habitat and subsequent construction
cannot be restricted, appropriate conservation measures such as noise reduction methods (i.e., a noise
barrier or wall) will be identified and implemented, through agreement with the Wildlife Agencies to ensure
that no direct or indirect impact to gnatcatchers will occur. In addition, focused California gnatcatcher
surveys are required to be performed no longer than one year prior to the commencement of construction
in the East and West Villages. After implementation of Mitigation Measures B-8, B-17, B-18, and B-22, the
indirect impact to gnatcatchers would be reduced to a level less than significant.
Loggerhead shrike is a species that would potentially nest in coastal sage scrub, which is the same habitat
as the gnatcatcher. Therefore, implementation of Mitigation Measure B-8 would reduce the indirect
impact to loggerhead shrike to a level less than significant.
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A. Impact. The proposed project has the potential to indirectly impact the least Bell's vireo and
southwestern willow flycatcher as a result of construction noise during construction activity. This potential
indirect impact is considered significant.
B. Finding. (1) With incorporation of the following mitigation measures, the identified indirect
significant impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
Implementation of Mitigation Measure B-22, as described above, and Mitigation Measure B-9 as follows:
/
B-9 This measure requires that if sensitive nesting birds (e.g., least Bell's vireo or southwestern willow
flycatcher) are located outside of the project footprint, but within 300 feet of the proposed work area,
noise reduction measures (e.g., noise barrier/wall) shall be implemented to prevent noise impacts within
occupied habitat during the breeding season (April 15 through July 31) subject to approval of the Wildlife
Agencies. Focused surveys for the vireo and flycatcher were conducted in 2001. If work is proposed within
300 feet of suitable habitat during the breeding season, updated surveys are required to ensure that
current occupied habitat is identified and appropriate noise reduction measures are implemented as
necessary. Noise reduction measures will need to meet the minimum standard of reducing noise levels to
below 60 dBA within occupied habitat, unless otherwise agreed upon by the Wildlife Agencies. If
construction within 300 feet of riparian scrub or woodland habitat is not proposed during the breeding
season, updated surveys are not required. Implementation of this measure shall be verified by the City of
Carlsbad Planning Department.
D. Factual Support and Rationale. Comparable to the focused gnatcatcher surveys, vireo and
flycatcher surveys were conducted in 2001. Mitigation Measure B-9 requires that if sensitive nesting birds
are located outside of the project grading and clearing footprint, but within 300 feet of the proposed work
area, noise reduction measures (e.g., noise barrier/wall) will need to be implemented to prevent noise
impacts within occupied breeding season habitat. In addition, work is proposed within 300 feet of suitable
habitat during the breeding season, updated surveys are required to ensure that occupied habitat at the
time of construction activity is identified and appropriate noise reduction measures are implemented as
necessary. Mitigation Measure B-22 requires compliance with applicable conditions of coverage for the
Carlsbad HMP covered sensitive animal species observed on the project site. Implementation of Mitigation
Measures B-9 and B-22 would reduce the indirect impact associated with least Bell's vireo and
southwestern willow flycatcher to a level less than significant by avoiding the nesting birds to the greatest
extent feasible.
A. ' Impact. Although not detected during on-site surveys in Winter 2005, burrowing owls may utilize the
project site for wintering or breeding as suitable habitat exists on-site. These owls burrow and nest in
abandoned rodent holes, which have the potential to be impacted during grading activity on-site. The
potential for grading activity to impact the burrowing owl is considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
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CEQA Findings and Statement of Overriding Considerations
C. Mitigation Measures.
Implementation of Mitigation Measure B-22, as described above, and Mitigation Measure B-10 as follows:
B-10 This measure requires, per the HMP, that protocol surveys for burrowing owl shall be conducted in
all Standards Areas and any areas outside of the Focus Planning Areas that contain suitable habitat.
Winter surveys were conducted in 2005 and pre-grading surveys shall be conducted prior to any
construction. The surveys would serve to identify owl burrow locations for the purposes of avoidance
(where practicable) or passive relocation. Specifically, if burrowing owls are identified on-site, the following
HMP mitigation measured would be implemented:
• Development shall avoid direct impacts to the nest site to the maximum extent practicable. If
impacts are unavoidable, any impacted individuals shall be relocated to a conserved area of
suitable size and characteristics, using passive or active methodologies approved by the Wildlife
Agencies.
Implementation of this measure shall be verified by the City of Carlsbad Planning Department.
D. Factual Support and Rationale. As required in Mitigation Measure B-10, protocol surveys for
burrowing owls will be conducted, in the spring prior to construction, in all HMP Standards Areas (on the
project site) and any areas outside of the Focus Planning Areas that contain suitable habitat. If burrowing
owls are present on-site, the project would take the locations of the burrowing owls into consideration in
order to avoid (where practicable) or passively relocate the species. Mitigation Measure B-22 requires
compliance with applicable conditions of coverage for the Carlsbad HMP covered sensitive animal
species observed on the project site. Implementation of Mitigation Measures B-10 and B-22 will reduce the
potential impact associated with the burrowing owl to a level less than significant.
A. Impact. Raptors may nest on-site in large eucalyptus trees or other suitable nesting areas. The
impact to raptors would be considered significant if active nests are observed during construction.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
Implementation of Mitigation Measure B-22, as described above, and Mitigation Measure B-l 1 as follows:
B-11 Prior to the issuance of a grading permit for the East Village, and subsequently the West Village, a
biological survey shall be conducted of the project area (if grading is proposed during the breeding
season). If active raptor and/or migratory bird nests are observed during the construction phase of both
the East Village and subsequently the West Village, a buffer area of adequate width (typically 500 feet), as
determined by the monitoring biologist, shall be established between the construction activities and the
nest so that nesting activities are not interrupted. To avoid potential impacts, trees should be removed
outside of the breeding season of local raptor species (trees should be removed between September
through January). Noise attenuation and buffer (if required) shall remain in place until the construction
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activities are completed or the nest is no longer active. Implementation of this measure shall be verified by
the City of Carlsbad Planning Department.
D. Factual Support and Rationale. As required in Mitigation Measure B-ll, if grading is proposed
during the breeding season, a biological survey will be conducted in the project area prior to issuance of
the East and West Village grading permits. If active nests are observed during the construction phase, a
buffer will be required between the construction activities and the nest. The noise attenuation techniques
and/or buffer would remain in plate until the construction activities are completed or the nest is no longer
active. Mitigation Measure B-22 requires compliance with applicable conditions of coverage for the
Carlsbad HMP covered sensitive dnimal species observed on the project site. Implementation of Mitigation
Measures B-ll and B-22 will reduce the potential impact associated with raptors to a level less than
significant.
A. Impact. The northwesterly and northeasterly branches of Linkage B of the HMP are located within
the project site. Linkage B is a wildlife corridor. Development of the project site has the potential to disrupt
the corridor connection for Linkage B as envisioned in the HMP. The potential for this disruption is
considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure B-12. This measure requires avoidance and/or mitigation of impacts associated
with roadways (within Linkage B); additional measures (e.g., fencing, lighting restrictions) shall be required
to encourage the continued use of the corridor and use of the two under crossings. It shall be noted that
only the first of these criteria (i.e., the fencing) is a direct responsibility of the Robertson Ranch project
relative to the College Boulevard undercrossing. The required measures are described below:
• Where roads cross the corridor (Linkage B) a substantial fence shall be erected to funnel
wildlife toward appropriate underpasses. These fences shall be buried at least one foot
underground so animals cannot readily dig underneath. As stated previously, fencing is not
proposed along El Camino Real, where it would occur on one side of the road only and could
trap wildlife on the roadway. The ultimate design and specific location of the fencing will be
decided in coordination with the Wildlife Agencies. Also, natural vegetative cover shall be
established and maintained at either end of the wildlife underpasses. Concrete V-ditches
should be eliminated to allow for natural stream flows, and any water drainage area in the
base of each culvert should be as narrow as possible and placed to the side, rather than the
center.
• Installation of a 6 foot high (measured from the ground up) wing fencing on both sides of the
culvert. The fencing should have mesh that is smaller than 10 centimeters by 15 centimeters.
• Noise within the culverts should not exceed 60 dBA Leq. This could be accomplished by the
use of sound walls.
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• No artificial light should stray within the culvert openings.
• Use of skylight openings within the underpass (on any new underpass) to allow for vegetation
cover within the underpass.
• All undercrossings shall be surrounded by native vegetation.
Implementation of this measure shall be verified by the City of Carlsbad Planning and Engineering
Departments at the time specific plans for the proposed undercrossings are prepared and submitted to the
City for review. The proposed wildlife corridor design shall be reviewed by a qualified biologist.
/
D. Factual Support and Rationale. Mitigation Measure B-12 ensures that project site design standards
maintain a corridor connection for-Linkage B as envisioned in the HMP. The mitigation measure requires
avoidance and/or mitigation of impacts associated with roadways (within Linkage B) and additional
measures (e.g., fencing, lighting restrictions) will be required to encourage the continued use of the
corridor and use of the two roadway undercrossings. Implementation of Mitigation Measure B-12 will
reduce the potential disruption of Linkage B by ensuring compliance with design standards that will
maintain corridor connection for Linkage B on the project site.
A. Impact. Direct impacts to native vegetation communities usually result in indirect impacts to the
remaining, adjacent native vegetation and wildlife communities. The indirect effects of greatest concern
for the proposed project are increased potential for invasion of native habitats by invasive exotic floral
species (i.e., giant cane, pampas grass), potential for increased artificial lighting within adjacent, preserved
habitats, and edge effects on sensitive species, including edge effects from trails. These potential indirect
effects are considered significant impacts to the open space areas within and adjacent to the project site.
B. Finding. (1) With incorporation of the following mitigation measures, the identified indirect
significant impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
Implementation of Mitigation Measures B-17, B-18, and B-22, as described above, and Mitigation Measures
B-l 3, B-l 4, B-l 5, and B-l 9 as follows:
B-13 This measure requires that prior to approval of future building permits, each development shall be
inspected by the City's Parks and Planning Departments to determine that the lighting restrictions
established by the "Agreement" with the' Wildlife Agencies will avoid excess illumination of open space
areas through repositioning, redirecting (shielding, down-casting), and/or the use of low sodium lighting.
The sports park lighting, and any periphery lighting (including low-sodium lights) adjacent to the wildlife
habitat corridor shall be designed so that there is no measurable (shall not exceed 3 footcandles) light
spillover into the habitat corridor, and a small passive use area will be included in the park's design at the
top of slope to buffer the wildlife corridor. In areas where spillover exceeding 3 footcandles cannot be
avoided, trees shall be located near the light standards to filter the light spillover into the open space. The
following measures shall be implemented:
• Maximum light spillover shall not exceed 3 footcandles
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CEQA Findings and Statement of Overriding Considerations
• Use of full cut-off lighting fixtures
• Limit hours of operation to 10:00 p.m. (park use)
• Additional trees shall be planted between the open space and residential areas and the future
sports field light standards.
The Wildlife Agencies will provide further review of the lighting analysis prepared for the Robertson Ranch
Master Plan Program EIR and the proposed lighting plan to ensure that light spillover has been
appropriately attenuated. '
B-14 To ensure continued use of Linkage B and dll areas of biological open space by a variety of HMP
species, efforts to reduce detrimental edge effects shall be undertaken. Any linear vegetation feature has
an increased amount of edge relative to a large vegetation patch. If this increased amount of edge is
bordered by development or disturbed habitat the potential for detrimental edge effects is high. To
combat these effects the following measures are required:
• Residents whose lots back onto the Linkage lands, should be apprised through the
developments CC&R's of the sensitivity of the adjacent lands via signage and informed of
penalties for illegal intrusion (via uncontrolled access points or expansion of landscaping, etc.),
and/or illegal dumping (materials into biological open space).
• Fencing shall be installed to deter open access to the biological open space where the open
space lies adjacent to residential development, ancillary facilities, or a roadway. Fencing
should also preclude (to the extent feasible) access of the open space by domestic pets.
Access points to the biological open space should be carefully controlled to reduce habitat
degradation.
B-15 Two noxious plant species: giant cane (arundo donax) and pampas grass (cortaderia jubafa) shall
be eliminated from all areas of the property to be retained in open space. If identified, additional
significant noxious plant species currently growing within Linkage B, shall be flagged by a trained biologist
and carefully removed (if such a removal can practically be achieved) so that seeds are not dispersed.
In addition, the use of invasive exotic plants within landscaping areas adjacent to the proposed open
space areas shall be prohibited through the application of Covenants, Conditions, and Restrictions
(CC&R's). The list of invasives shall be those identified on List A and List B of the California Exotic Plant
Council's List of Exotic Plants of Greatest Ecological Concern in California, as of October, 1999, and
updated if applicable. Implementation of this measure shall be verified by the City of Carlsbad Planning
Department during review of proposed landscape plans.
B-19 The applicant shall ensure that, the following conditions are implemented during project
construction:
• Employees shall strictly limit their activities, vehicles, equipment and construction materials to
the fenced project footprint;
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• To avoid attracting predators of the gnatcatcher, the project site shall be kept as clean of
debris as possible. All food related trash items shall be enclosed in sealed containers and
regularly removed from the site;
• Pets of project personnel shall not be allowed on the project site;
• Disposal or temporary placement of excess fill, brush or other debris shall not be allowed in
waters of the United States or their banks; '
• All equipment maintenance, staging, and dispensing of fuel, oil, coolant, or any other such
activities shall occur in designated areas outside of waters of the United States within the
fenced project impact limits and in such a manner as to prevent any runoff from entering
waters of the United States, and shall be shown on the construction plans. Fueling of
equipment shall take place within existing paved areas greater than 100 feet from waters of
the United States. Contractor equipment shall be checked for leaks prior to operation and
repaired as necessary. "No-fueling zones" shall be designated on construction plans;
• Night lighting, if any, of construction staging areas shall be of the lowest illumination necessary
for human safety, selectively placed, shielded, and directed away from natural habitats;
• The project applicant shall temporarily fence (with silt barriers) the limits of project impacts
(including construction staging areas and access routes) to prevent additional habitat impacts
and prevent the spread of silt from the construction zone into adjacent habitats to be
avoided. Fencing shall be installed in a manner that does not impact habitats to be avoided.
The applicant shall submit to the Service for approval, at least seven days prior to initiating
project impacts, the final plans and photographs for initial clearing and grubbing of habitat
and project construction. These final plans shall include photographs that show the fenced
limits of impact and all areas (including riparian/wetland or CSS) to be impacted or avoided. If
work occurs beyond the fenced or demarcated limits of impact, all work shall cease until the
problem has been remedied to the satisfaction of the Service. Any upland habitat impacts
that occur beyond the approved fenced shall be mitigated at a minimum 5:1 ratio. Temporary
construction fencing shall be removed upon project completion;
• Landscaping shall not use plants that require intensive irrigation, fertilizers, or pesticides
adjacent to preserve areas and water runoff from landscaped areas shall be directed away
from the biological conservation easement area and contained and/or treated within the
development footprint, where feasible. The applicant shall submit a draft list of species to be
included in the landscaping to the Service for approval at least 30 days prior to initiating
project impacts. The applicant shall submit to the Service the final list of species to be included
in the landscaping within 30 days of receiving approval of the draft species list.
• The San Diego County Invasive Ornamental Plan Guide shall be used in developing the
landscape plan for the proposed project.
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• Restrictions on the use of invasive plant species shall be included in the project CC&R's.
• Coyote Roller devices shall be installed on fences that interface with the perimeter of
proposed open space preserve areas, to the extent feasible.
B-23 Proposed trails specifically allowed within the proposed Master Plan open space planning areas
shall be managed by the City of Carlsbad or by a conservation management entity with familiarity with the
specific Recreation and Public Access measures identified in MHCP Volume I. The Robertson Ranch Open
Space management program shall be consistent with these measures? including provision of litter control,
limiting use during the breeding season, discouraging trespass off of the trail, prohibiting equestrian uses on
the trail, erosion control, provision of signage, lighting restrictions, limitations on biking, and establishment of
patrols to monitor.
D. Factual Support and Rationale. Mitigation Measure B-13 requires that prior to approval of future
building permits, each development will be inspected by the City's Planning and Building Departments to
ensure that the lighting restrictions established by the "Agreement" with the Wildlife Agencies have been
implemented. The sports park lighting will be designed so there is no measurable light spillover into the
habitat corridor, and a small passive use area will be included in the park's design at the top of slope to
buffer the wildlife corridor. The Wildlife Agencies will provide further review of the lighting analysis prepared
for the project's EIR to ensure that light spillover has been appropriately attenuated. These restrictions
would avoid excess illumination of open space areas through repositioning, redirecting (shielding, down-
casting), and/or the use of low sodium lighting. The Master Plan requires shielding or redirecting all light
within 100 feet of open space away from the open space to avoid indirect impacts.
Mitigation Measure B-14 ensures continued use of Linkage B and all areas of biological open space by a
variety of HMP species through efforts to reduce detrimental edge effects. These efforts include appraisal
of residents through the Covenants, Conditions, and Restrictions (CC&Rs) of the sensitivity of the adjacent
lands and fencing to deter open access to biological open space where the open space lies adjacent to
residential development, ancillary facilities, or a roadway.
Mitigation Measure B-15 would ensure the proper removal of two noxious plant species: giant cane
(arundo donaxj and pampas grass (corfaderia jubafa), from all areas of the property to be retained in
open space.
Mitigation Measure B-19 contains general conditions that need to be met during and after construction.
Mitigation Measure B-22 requires compliance with applicable conditions of coverage for the Carlsbad HMP
covered sensitive animal species observed on the project site. Mitigation Measure B-23 contains general
conditions for management of proposed trails and open space within the proposed project site.
Implementation of Mitigation Measures B-13, B-14, B-15, B-19 B-22, and B-23 would reduce the significant
indirect impacts to adjacent native vegetation and wildlife communities to a level less than significant.
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A. Impact. Vernal pools are located within PA23E, which is proposed for open space. From a
hydrological standpoint, PA 23E is separated from the remainder of the project site. The existing
hydrological conditions in PA 23E will not change as a result of the proposed project; however, there is the
potential for the hydrology and watershed of the vernal pools to be degraded.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance. '
C. Mitigation Measure B-20. The following vernal pool management actions shall be incorporated
into the preserve management of PA 23E:
• Fencing around the vernal pool areas shall be installed to prevent potential impacts from foot
traffic and to prevent collection of any flowering plants or tadpoles, particularly in light of the
pools' location immediately down slope from a residential, landscaped area.
• Pool hydrology is likely to be effected by summer runoff from the off-site, upslope
development. Changes in drainage patterns and the possible addition of fertilizer or herbicide
runoff from the upslope landscaping may transform pools into more permanent wetlands or
transform the vegetative components of the pools by favoring invasive species. The preserve
manager shall work closely with the adjacent Calavera Hills homeowners association and their
landscape maintenance contractor to avoid application of excess drainage, herbicides and
pesticides upslope from the existing vernal pools.
• Exotic plant invasion shall be prevented through the use of selective weeding, appropriate
herbicide application, or designed grazing.
D. Factual Support and Rationale. The foregoing mitigation measure places ensures vernal pool
management efforts will be undertaken by the preserve manager to ensure that the hydrology and
watershed of the vernal pools remains properly protected within the context of the proposed open space.
After implementation of Mitigation Measure B-20, the potential for a significant impact to the vernal pools
will be reduced to a level less than significant.
A. Impact. The thread-leaved brodiaea (Brodiaea filifolia) is a federally threatened and state
endangered species and is listed on the California Native Plant Society's List IB. The thread-leaved
brodiaea was not observed on the project site during 2001 general biological surveys nor during the spring
2002 or 2003 focused thread-leaved brodiaea surveys; however, the potential remains for the thead-
leaved brodiaea to exist after high amounts of precipitation.
B. Finding. (1) With incorporation of the following mitigation measures, the identified indirect
significant impact would be avoided and thereby reduced below a level of significance.
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C. Mitigation Measure B-21.
East Village. Additional focused surveys for the Brod/aeo filifolia shall be conducted within the clay soil
regions of the East Village (clay soils are located only in locations south of Cannon Road) prior to grading
only if winter into spring 2005-2006 rainfall exceeds 10 inches. If rainfall exceeds 10 inches in the season prior
to grading, and if a new Brod/aea filifolia survey is necessary, and if Brod/aea filifolia is found, per HMP
narrow endemic conservation standards (HMP, pages D-89 and D-90) it would be subject to required
preservation of 80% of any newly discovered population. If precipitation is less than 10 inches, the results of
the 2003 surveys shall be considered the best available assessment of this species presence/absence status
on-site and no further action related to this species is necessary. t
West Village. If sufficient precipitation (greater than 10 inches) occurs prior to grading of the West Village,
surveys shall be conducted to provide an opportunity to identify Brod/aea filifolia under peak emergence
conditions. Surveys for the West Village should not necessarily be conducted immediately prior to ground
disturbance. The survey timing shall be dictated by optimal emergence conditions. If precipitation of
greater than 10 inches does not occur prior to grading for the West Village, then the results of the 2003
surveys shall be utilized to assess impacts to this species.
D. Factual Support and Rationale. Mitigation Measure B-21 requires focused surveys for the thread-
leaved brodiaea to be performed prior to grading only if seasonal precipitation exceeds 10 inches.
Implementation of Mitigation Measure B-21 ensures that no impact to the thread-leaved brodiaea occurs.
2.5 Cultural Resources
A. Impact. Five significant archaeological resources (SDI-10,609; SDI-10,610; SDI-10,611; SDI-16,135,
and SDI-16,138) will be impacted by proposed grading on the project site. The project's impact to these
archaeological resources is considered significant due to the potential of these sites to expand the
understanding of the subsistence patterns of the late prehistoric Luiseno people in the Carlsbad area.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
Prior to the issuance of grading permits for the East and West Villages, the following mitigation measure shall
be implemented:
CR-1 A phased data recovery system shall be completed for the significant archaeological sites
impacted by the proposed project in compliance with the City of Carlsbad's Cultural Resource Guidelines
Criteria and Methodology for completing a Data Recovery Program Phase III (City of Carlsbad, 1990). This
phased data recovery approach shall be employed to ensure that the scope of proposed sampling is valid
with respect to research questions that address data gaps of impact and interest. Data recovery provides
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for a sample of the site to be excavated, artifacts and ecofacts to be analyzed, special studies (i.e.
radiocarbon dating, residue analysis, obsidian hydration and sourcing) and a report of findings which
addresses the important research questions. A research design shall be prepared prior to data recovery,
subject to peer review, prior to initiation of data recovery.
In addition, monitoring of brushing, grading, and trenching shall be required during the construction of the
project in order to identify any significant components of each archaeological site that were not observed
during data recovery excavations. Monitoring will also focus on any potential to discover sites thtiit were
not identified in the previous surveys due to the resources being buried or masked from view. In the event
that any previously unrecorded sites are discovered during brushing, grading, or trenching, a significance
evaluation shall be performed, and, if found to be important, mitigation applied before grading can
resume at the location of the discovery. All archaeological resources, unless otherwise required by law and
other than burial-related artifacts, that are excavated or removed from prehistoric or historic sites during
testing, data recovery projects and all associated project data, including but not limited to field notes,
photos, catalogues and final reports will be permanently curated at a qualified repository as defined by
the "State of California Guidelines for the Curation of Archaeological Collections." Owner (project
developer) agrees additionally to execute a release of title form and to pay such fees as required for
curation that are in effect at such qualified repository at the time of curation. All curation shall be
accomplished within six (6) months from completion of project.
The applicant shall provide verification that a qualified archaeologist and/or archaeological monitor has
been retained to implement the archaeological construction monitoring and data recovery programs.
Verification shall be documented by a letter from the applicant and the archaeologist/archaeological
monitor to the City.
Additionally, the following mitigation measures shall be implemented prior to and during grading activities:
CR-2 As a means of mitigating cultural concerns of the Luiseno people, monitoring of grading in the
archaeological site locations shall be performed by either knowledgeable Luisenos or archaeologists. The
field monitors shall have the authority to temporarily halt grading and to examine prehistoric resources if
they are encountered. Prior to the commencement of grading for the East and West Villages, respectively,
the Construction Contractor shall meet with Archaeological Monitor to determine when grading and
archaeological monitoring would take place in proximity to archaeological sites.
CR-3 Prior to commencement of grading of the East and West Villages, the developer shall enter into a
pre-excavation agreement with a representative of the San Luis Rey Band of Mission Indians. The purpose
of the agreement will be to formalize procedures for the treatment of Native American human remains,
burial, ceremonial or cultural sites that may be uncovered during any ground disturbance activity.
In the event archaeological features are discovered, the archaeological monitor shall be empowered to
suspend work in the immediate area of the discovery until such time as a data recovery plan can be
developed and implemented. Work outside the area of the find shall proceed along with the continuation
of archaeological monitoring.
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D. Factual Support and Rationale. Mitigation Measure CR-1 requires that a data recovery program be
conducted for each significant archaeological site impacted by the proposed project. After the data
recovery program is conducted, the archaeological resources will no longer be significant. In addition,
Mitigation Measures CR-2 and CR-3 ensure proper monitoring during grading of the archaeological sites
and proper handling of archaeological features in the event that they are discovered. Thus,
implementation of the above-mentioned mitigation measures will reduce the impact to a level less than
significant.
2.6 Geology/Soils
A. Impact. According to the geotechnicai report, the project site has earth materials that are
unsuitable for the support of settlement sensitive improvements and/or compacted fill. These materials
include undocumented stockpile, existing undocumented fill, surficial slump deposits, colluvial soil, alluvium,
and near-surface highly weathered formational earth materials (i.e. sedimentary and/or igneous bedrock).
These soils are not considered suitable for foundation and/or fill support unless the materials are removed,
moisture conditioned, and placed as properly compacted fill. In addition, some soils on the project site
have the potential to be expansive and very erosive. These soil impacts are considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure GS-1. Prior to approval of final engineering and grading plans for individual
planning areas within the East or West Villages, the City shall verify that all recommendations contained in
the Updated Geotechnicai Evaluation of the Robertson Ranch Property (GeoSoils, Inc., 2004) have been
incorporated into all final engineering and grading plans. The City's soil engineer and engineering
geologist shall review grading plans prior to finalization, to verify plan compliance with the
recommendations of the report.
All future grading and construction of the project site shall comply with the geotechnicai
recommendations contained in the geotechnicai report. This report identifies specific measures for
mitigating geotechnicai conditions on the project site, and addresses soils earthwork, corrosion and
expansion potential, subsurface waters, slope stability, liquefaction stability, and regional seismicity and
faulting.
D. Factual Support and Rationale. Mitigation Measure GS-1 requires that all future grading and
construction of the project site comply with the geotechnicai' recommendations contained in the
Geotechnicai Evaluation of the Robertson Ranch Property (GeoSoils, Inc., 2004), which identifies the
removal and moisture conditioning of these materials prior to use as compacted fill. This mitigation
measure, as well as standard City Conditions of Approval, will ensure the project site soils are suitable for
project development. Thus, the impact will be reduced to a level less than significant.
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A. Impact. As is all of Southern California, the project area is located in a seismically active region.
Potential seismic related impacts related to the project site are liquefaction and dynamic settlement.
Liquefaction potential has been identified in the alluvial areas of the project site as a result of a shallow
groundwater table. Ground accelerations generated from a seismic event can produce settlement in
sands above and below the groundwater table. The alluvial materials onsite are loose and could settle
during a seismic event. The potential for liquefaction and dynamic settlement is a significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure GS-2. Prior to approval of final engineering and grading plans for individual
planning areas within the East or West Villages, the City shall verify that all recommendations contained in
the Updated Geotechnical Evaluation of the Robertson Ranch Property (GeoSoi/s, Inc., 2004) have been
incorporated into all final engineering and grading plans. The City's soil engineer and engineering
geologist shall review grading plans prior to finalization, to verify plan compliance with the
recommendations of the report.
A minimum 10 to 15 foot layer of non-liquefiable soil material (i.e., compacted fill plus alluvium above the
groundwater table) shall be provided beneath any structure. If the groundwater table rises above its
current level, then new design and construction measures will need to be included into the proposed
project to reduce any potential liquefaction impacts.
D. Factual Support and Rationale. The geotechnical analysis indicates that damaging deformations
that result from liquefaction should not adversely affect proposed development provided that a minimum
10 to 15 foot layer of non-liquefiable material (i.e. compacted fill plus alluvium above the water table) is
provided beneath any proposed structure. Thus, with the 10 to 15 foot layer of non-liquefiable material, the
liquefaction impact will be reduced to a level less than significant. The 10 to 15 foot layer will also be
sufficient to reduce the potential dynamic settlement impact to a level less than significant.
2.7 Paleontological Resources
A. Impact. Implementation of the proposed project will require earthwork that will occur within
quaternary (Pleistocene age) and tertiary age deposits, including the Santiago Formation. These
formations have a high paleontological resource sensitivity. Because the proposed project will disturb
geological formations that have a high sensitivity, the potential impact to paleontological resources is
considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
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C. Mitigation Measure PR-1. Prior to site grading, a qualified paleontologist shall be retained to carry
out an appropriate mitigation program. (A qualified paleontologist is defined as an individual with an MS
or Ph.D. in paleontology or geology who is familiar with paleontology procedures and techniques).
• The qualified paleontologist shall be present at the pre-construction meeting to consult with
grading and excavation contractors.
• A paleontological monitor shall be on-site a minimum of half-time during the original cutting
of previously undisturbed Santiago Formation to inspect cuts for contained fossils. In the
event that fossils are discovered, it may be necessary to increase the per/day in field
monitoring time. Conversely, if fossils are not being found then the monitoring should be
reduced. (A paleontological monitor is defined as an individual who has experience in the
collection and salvage of fossil materials. The paleontological monitor shall work under the
direction of a qualified paleontologist.)
• When fossils are discovered the paleontologist (or paleontological monitor) shall recover
them. In most cases, this fossil salvage can be completed in a short period of time.
However, some fossil specimens (such as a complete large mammal skeleton) may require
an extended salvage period. In these instances the paleontologist (or paleontological
monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of
fossil remains in a timely manner. Because of the potential for the recovery of small fossil
remains, such as isolated mammal teeth, it may be necessary in certain instances, to set up
a screen-washing operation on the site.
• Fossil remains collected during the monitoring and salvage portion of the mitigation program
shall be cleaned, repaired, sorted, and cataloged.
• Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall either
be deposited (as a donation) in a scientific institution with permanent paleontological
collections such as the San Diego Natural History Museum or retained by the City and
displayed to the public at an appropriate location such as City Hall.
• A final summary report shall be completed and retained on file at the City that outlines the
results of the mitigation program. This report shall include discussions of the methods used,
stratigraphic section(s) exposed, fossils collected, and significance of recovered fossils.
D. Factual Support and Rationale. The geologic nature of the site creates the potential for
paleontological resources being uncovered during grading operations. The mitigation measure requires a
monitoring program and approved qualified paleontological monitor be present during initial grading, and
pregrading meetings, with authority to halt grading if resources are uncovered or evident during the
grading process to look for well-preserved fossil remains. If identified, the City and the paleontologist will
coordinate a salvage program before grading may resume in the fossil area. Through this process, and the
cleaning, storage and contribution of any fossil remains to a museum or other depository, any
paleontological resources would be protected. These procedures, combined with a final report from the
monitor, have proven to be an effective program for preservation and recovery, where appropriate. Thus,
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with implementation of Mitigation Measure PR-1, any paleontological impacts would be reduced to a level
less than significant.
2.8 Hazardous Materials and Hazards
A. Impact. Potential hazardous materials currently on the project site include above ground storage
tanks, discarded and current storage drums and buckets, building materials containing asbestos and lead-
based paint, and miscellaneous trash and debris. The presence, and in some cases the potential
presence, of hazardous materials within the project site is considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measures, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measures.
HM-1 Prior to site grading, in any areas containing stained soil, the stained soil shall be removed and
properly disposed of in accordance with federal, state and local requirements in order to eliminate this
potential health hazard from the project site. A hazardous materials specialist shall verify that materials
have been properly disposed of prior to site grading. Implementation of this measure shall be verified by
the City of Carlsbad Planning and Building Departments.
HM-2 Prior to demolition of the Connor Ranch House, located on the West Village, an asbestos
investigation shall be conducted and mitigation report prepared. The mitigation report shall identify
appropriate clean-up and disposal requirements -necessary to avoid releasing asbestos into the air.
Implementation of this measure shall be verified by the City of Carlsbad Planning and Building
Departments.
D. Factual Support and Rationale. The above-mentioned mitigation measures would be implemented
prior to and during construction of the project site to ensure proper disposal and remediation (if necessary)
of hazardous materials on-site. Mitigation Measure HM-1 would reduce the potential impact associated
with the potential contamination of soils with hazardous materials/waste by ensuring the removal of stained
soils. Mitigation Measure HM-2 would ensure the proper clean-up and disposal of asbestos prior to
demolition of the Connor Ranch House. A combination of these mitigation measures would reduce the
impact associated with the presence and the potential presence of hazardous materials on the project site
to a level less than significant.
A. Impact. Localized areas of trash/debris have been observed within the project site. Improper
cleanup and disposal of this debris has the potential to harm the public and the environment, which would
be considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
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C. Mitigation Measure HM-3. All trash and debris within the project site shall be disposed of off-site, in
accordance with current, local, state, and federal disposal regulations. Any buried trash/debris
encountered shall be evaluated by an experienced environmental consultant prior to removal.
Implementation of this measure shall be verified by the City of Carlsbad Planning and Building
Departments.
D. Factual Support and Rationale. Mitigation Measure HM-3 would ensure the proper disposal and
handling of trash/debris found within the project site. After removal of the trash/debris, the impact would
be reduced to a level less than significant.
A. Impact. No soils testing has been conducted for the West Village; however, due to this portion of
the project site's history of agricultural usage, it is possible that soils contaminated with unacceptable levels
of toxics as a result of the application of pesticides and herbicides exist. The potential for soils
contaminated with toxics is considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure HM-4. Prior to approval of the tentative map for the West Village, a detailed
agricultural chemical residue survey will be required to fulfill the requirement of the City of Carlsbad's
Standard Agricultural Area Mitigation Condition (for agricultural sites). As part of the mitigation condition, a
report shall be presented to the San Diego County Department of Environmental Health Site Assessment
(DEH) Voluntary Assistance Program and Regional Water Quality Control Board for review and comment
prior to receipt of a grading permit.
The residue survey shall include surficial soil sampling from depths of 1 /2 foot and 1 1 /2 feet within areas
planned for grading, as well as within current storage and mixing areas. The County DEH will recommend a
representative sampling of earth materials within the subject parcel, to consist of collection from two
locations within each one-acre grid. Soil samples collected should be tested for Chlorinated Pesticides and
PCB's (EPA test method 8081), Organophosphorous Pesticides (EPA test method 8141), and Chlorinated
Herbicides (EPA test method 8151). Soils shall be remediated to a level deemed acceptable for residential
uses according to federal, state, and local guidelines and standards.
Implementation of this measure shall be verified by the City of Carlsbad Planning and Building Departments
and in consultation with the County of San Diego Department of Environmental Health.
D. Factual Support and Rationale. Mitigation Measure HM-4 requires soil testing, prior to the approval
of the tentative map for the West Village, in order to identify contaminated soils with unacceptable levels
of toxics. If contaminated soils are found, appropriate remediation measures would be taken to reduce
the impacts associated with toxic soils to a level less than significant.
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2.9 Grading and Aesthetics
A. Impact. A retaining wall is proposed along the north side of El Camino Real within a portion of PA
23A, and south of PA 3. El Camino Real is identified as a "community theme corridor" in the City of
Carlsbad Scenic Corridor Guidelines and is subject to development standards. The retaining wall has the
potential to not be compatible with the scenic quality of the corridor. The potential aesthetic impact of
the retaining wall is considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure GA-1. The proposed retaining wall adjacent to the north side of El Camino Real
(within PA 23A) shall be constructed of a natural bluff face appearance so as to blend into the existing
topography and minimize the visual impact along this corridor. Plans for the construction of the retaining
wall shall be provided to the City concurrent with development applications for the West Village.
Compliance with this measure shall be verified by the City of Carlsbad Planning and Engineering
Departments.
D. Factual Support and Rationale. The proposed retaining wall is required to incorporate features so
as to soften the visual appearance of the wall and ensure that the appearance of the wall is compatible
with the scenic quality of the corridor. Mitigation Measure GA-1 would ensure that the appearance of the
retaining wall is compatible with the scenic quality of the El Camino Real Scenic Corridor. After
implementation of Mitigation Measure GA-1, in addition to standard City Conditions of Approval, the
potential visual compatibility impact associated with the retaining wall will be reduced to a level less than
significant.
A. Impact. The proposed project will introduce new light and potential sources of glare on the
project site. Planning Area (PA) 12 (the proposed park) is located adjacent to PA 23C, a portion of the
proposed HMP open space corridor. The Master Plan proposes special design criteria to address the
potential for spillover light from the park onto this proposed HMP open space area. Specifically, the Master
Plan states that, "Lighting for the fields and facilities adjacent to the Open Space areas (PA 23C) and/or
adjacent to Cannon Road shall be selectively placed, shielded, and directed away from conserved
habitat." The potential for spillover light from the project site into the HMP open space area is considered a
significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure GA-2. This measure requires that prior to approval of future building permits,
each development shall be inspected by the City's Parks and Planning Departments to determine that the
lighting restrictions established by the "Agreement" with the Wildlife Agencies will avoid excess illumination
of open space areas through repositioning, redirecting (shielding, down-casting), and/or the use of low
sodium lighting. The sports park lighting, and any periphery lighting (including low-sodium lights) adjacent
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to the wildlife corridor shall be designed so that there is no measurable (shall not exceed 3 footcandles)
light spillover into the habitat corridor, and a small passive use area will be included in the park's design at
the top of slope to buffer the wildlife corridor. In areas where spillover exceeding 3 footcandles cannot be
avoided, trees shall be located near the light standards to filter the light spillover into the open space. The
following measures shall be implemented:
• Maximum light spillover shall not exceed 3 footcandles
• Use of full cut-off lighting fixtures
• Limit hours of operation to 10:00 p.m. (park use)
• Additional trees shall be planted between the open space and residential areas and the
future sports field light standards.
The Wildlife Agencies will provide further review of the lighting analysis prepared for the Robertson Ranch
Master Plan Program EIR and the proposed lighting plan to ensure that light spillover has been
appropriately attenuated.
D. Factual Support and Rationale. Mitigation Measure GA-2 requires that lighting restrictions
established by the HMP Agreement with the Wildlife Agencies for this project be implemented. These
restrictions require the lighting to be designed and placed so as to avoid excess illumination of open space
areas within 100 feet of open space area. Implementation of Mitigation Measure GA-2, in addition to
standard City Conditions of Approval, would ensure compliance with the lighting restrictions and reduce
the potential lighting impacts to a level less than significant.
2.10 Hydrology/Water Quality
A. Impact. Development of the East Village would alter the existing drainage patterns. With
implementation of proposed flood control and drainage improvements, development of the East Village
would not contribute stormwater runoff that would exceed the capacity of the existing or planned
stormwater drainage system. Potential drainage and flood control issues are considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure H-1. This measure requires that consistent with the Local Facilities Management
Plan (LFMP), drainage facilities shall be provided concurrent with future development of the East Village.
Prior to approval of grading permits for development within the East Village, the City Engineer must
approve the necessary onsite and offsite storm drain facilities as required by the Master Drainage
and Storm Water Quality Management Plan, LFMP and Drainage Study. The required storm drain facilities
include but are not limited to:
• 84-inch RCP from BJB detention basin
• Proposed onsite drainage plan (Figure 5.14-4 of the FPEIR)
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D. Factual Support and Rationale. Mitigation Measure H-l requires that drainage facilities be
provided concurrent with future development of the East Village. In addition, the necessary drainage
facilities must be approved by the City Engineer prior to approval of grading permits for development
within the West Village. The City Engineer would ensure that the drainage facilities are sufficient for the
project site prior to any alteration of the existing drainage. Sufficient drainage facilities would
accommodate all increases in stormwater runoff and thus, reduce the potential drainage and flood
control impacts in the East Village to a level less than significant.
A. ' Impact. Development of the West Village would alter the existing drainage pattern of the site, but
would not alter offsite drainage patterns. With implementation of proposed flood control and drainage
improvements, development of the West Village would not contribute stormwater runoff that would
exceed the capacity of the existing or planned stormwater drainage system. Potential drainage and flood
control issues are considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure H-2. This measure requires that consistent with the Local Facilities Management
Plan (LFMP) and Drainage Study, drainage facilities shall be provided concurrent with future development
of the West Village. Prior to approval of grading permits for development within the West Village, the City
Engineer must approve the necessary onsite and offsite storm drain facilities as required by the Master
Drainage and Storm Water Quality Management Plan, LFMP and Drainage Study. The required storm drain
facilities include but are not limited to:
• Facility BFB
• Facility BF1
• Detention basins in Planning Areas 1, 2, 7, and 11
• Facility BFA
• Proposed onsite drainage plan (Figure 5.12-6 of the FPEIR)
D. Factual Support and Rationale. Mitigation Measure H-2 requires that drainage facilities be
provided concurrent with future development of the West Village. In addition, the necessary drainage
facilities must be approved by the City Engineer prior to approval of grading permits for development
within the West Village. The City Engineer would ensure that the drainage facilities are sufficient for the
project site prior to any alteration of the existing drainage. Sufficient drainage facilities would
accommodate all increases in stormwater runoff and thus, reduce the potential drainage and flood
control impacts in the West Village to a level less than significant.
A. Impact. Agua Hedionda Creek and Agua Hedionda Lagoon will receive stormwater runoff from
the project site. As a result, grading activities have the potential to increase the level of
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CEQA Findings and Statement of Overriding Considerations
sedimentation/siltation that enters Agua Hedionda Lagoon on a short-term basis during construction, the
impact is considered significant.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure WQ-1. This measure requires that erosion, siltdtion, and emission of construction
related pollutants shall be controlled through compliance with the City of Carlsbad Standard Urban Storm
Water Mitigation Plan, Stormwater Management Plan (SWMP) required under the County of San Diego
Watershed Protection, Stormwater Management, and Discharge Control Ordinance (WPO) (section
67.871), General Construction Stormwater Permit (Order No. 99-08, NPDES CAS000002) and the General
Municipal Stormwater Permit (Order No. 2001-01, NPDES CAS0108758). In compliance with the General
Construction Stormwater Permit, a SWPPP shall be prepared and approved prior to issuance of any grading
permits. The owner/developer shall be responsible for monitoring and maintaining the BMPs identified
below on a weekly basis. In addition, prior to approval of the grading permit for the respective village, the
City Engineer must determine that project plans have incorporated temporary desilting basins of adequate
number and size in the East Village and permanent detention basins of adequate number and size in the
West Village.
Some of the BMPs that shall be used during construction include, but are not limited to:
• Silt fence, fiber rolls, or gravel bag berms
• Check dams
• Street Sweeping and vacuuming
• Strom drain inlet protection
• Stabilized construction entrance/exit
• Vehicle and equipment maintenance, cleaning, and fueling
• Hydroseed, soil binders, or straw mulch
• Material delivery and storage
• Stockpile management
• Spill prevention and control
• Waste management for solid, liquid, hazardous and sanitary waste, contaminated soil
• Concrete waste management
D. Factual Support and Rationale. The proposed project is required to comply with the City of
Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Stormwater Management Plan (SWMP),
General Construction Stormwater Permit (Order No. 2001-01, NPDES CAS000002), and the General
Municipal Stormwater Permit (Order No. 2001-01, NPDES CAS0108758). In compliance with the General
Construction Stormwater Permit, a Storm Water Pollution Prevention Plan (SWPPP) will be prepared and
approved prior to issuance of any grading permits. The SWMP and SWPPP have already been
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CEQA Findings and Statement of Overriding Considerations
incorporated into the project, as shown in Figure 5.12-7 of the FPEIR. Compliance with the above-
mentioned permits will ensure that water quality impacts associated with erosion, siltation, and emission of
construction related pollutants is reduced to a level less than significant.
A. Impact. Agua Hedionda Lagoon, which is located downstream of the project site will receive
stormwater runoff from the project site and is identified on the Clean Water Act, Section 303(d) list of
impaired water bodies for sedimentation/siltation. In the post-development condition, the project site has
the potential to discharge sediment and other pollutants to Calavera Creek and Agua Hedionda Creek,
which are tributaries to Agua Hedionda Lagoon. The potential to discharge sediment and other pollutants
into tributaries to the Agua Hedionda Lagoon is considered a significant impact.
B. Finding. (1) With incorporation of the following mitigation measure, the identified direct significant
impact would be avoided and thereby reduced below a level of significance.
C. Mitigation Measure WQ-2. This measure requires that pollutants be controlled through compliance
with the City of Carlsbad Standard Urban Storm Water Mitigation Plan, Stormwater Management Plan
(SWMP) required under the County of San Diego Watershed Protection, Stormwater Management, and
Discharge Control Ordinance (WPO) (section 67.871), and the General Municipal Stormwater Permit (Order
No. 2001-01, NPDES CAS0108758). Prior to approval of grading permits for development within the East
Village, the City Engineer must determine that the proposed project has incorporated the post-
development water quality pollution control measures identified below into project design to the maximum
extent practicable.
• Installation of the vegetated swale located south of Cannon Road
Site Design BMPs
• Source Control BMPs
• Structural Treatment Control BMPs
Proposed BMPs include:
• Street Sweeping
• Inlet Basin Labeling
• Storm Drain Inlet Baskets with Hydrocarbon Absorption
• Vortex Separator(s)
• Vegetative Drainage Course
• Existing Detention Basin BJB
• Dog Waste Bag Dispensers
• HOA shall provide information to homeowners and residents regarding the requirements of
pet waste disposal.
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D. Factual Support and Rationale. The proposed project is required to comply with the City of
Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Stormwater Management Plan (SWMP), and
the General Municipal Stormwater Permit (Order No. 2001-01, NPDES CAS0108758). The SWMP and SWPPP
have already been incorporated into the project, as shown in Figure 5.12-7 of the FPEIR. Compliance with
the above-mentioned permits, in addition to standard City Conditions of Approval, will ensure that water
quality impacts associated with erosion, siltation, and emission of post-development related pollutants
would reduce the impacts to Agua Hedionda Lagoon to a level less than significant.
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3.0 Findings Concerning Feasibility of Project
Alternatives
3.1 Applicable Standards
Under CEQA, whenever a public agency considers approving a project for which the EIR concludes that
notwithstanding the incorporated mitigation measures, there will nonetheless remain significant impacts
that are not avoided or lessened below a'level of significance, the public agency must consider and make
findings regarding the feasibility of alternatives discussed in the EIR. As stated in CEQA (PRC §21002):
j
"[It] is the policy of the state that public agencies should not approve projects as proposed if there
are feasible alternatives or feasible mitigation measures available which would substantially lessen
the significant environmental effects of such projects.... The Legislature further finds and declares
that in the event specific economic, social, or other conditions make infeasible such project
alternatives or such mitigation measures, individual projects may be approved in spite of one or
more significant effects thereof."
Here, the FPEIR concludes that after the incorporation of the specific mitigation measures outlined in
Section 2 above, the Proposed Project will still have the following significant, unmitigable environmental
effects:
- Direct and Cumulative Impact to Traffic/Circulation. (See Findings, page 16)
- Direct and Cumulative Impact to Air Quality. (See Findings, page 25)
The determination of the infeasibility of alternatives is necessarily an evaluation of the many elements of
specific economic, social or other considerations. (Guidelines § 15091). Elsewhere in the Guidelines § 15364,
"feasible" is defined as "...capable of being accomplished in a successful manner within a reasonable
period of time, taking into account economic, environmental, legal, social, and technological factors." At
the same time, infeasibility is not equated with impossibility and case law recognizes that an alternative or
mitigation measure may also be infeasible if it is undesirable or impractical from a policy standpoint. As an
example, a conflict between project alternatives and a city's growth management policies and programs
supported a finding of infeasibility in City of Del Mar v. City of San Diego (1982) 133 CA3d 401. The Court
went on to describe the alternatives analysis under CEQA necessarily involves the balancing of economic,
environmental, social and technological factors within the province of the decision makers.
In undertaking the comparative analysis called for under CEQA in considering the feasibility of project
alternatives, it is also necessary to keep in mind the Project objectives as expressed in the FPEIR. The overall
Project Objectives are set forth at Pages 3-21 and 3-22 of the FPEIR as follows:
The purpose of the proposed Robertson Ranch Master Plan is to provide a long-range comprehensive
planning approach to the development of the project site with consideration of the City's General Plan,
Growth Management Plan, Zone 14 LFMP, Hillside Development Ordinance, Planned Development
Ordinance, Livable Communities Policies (Council Policy Nos. 44 and 66), Ahwahnee Principles, and HMP.
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• Implement the applicable portions of the City of Carlsbad General Plan and Zoning Code;
• Implement the Zone 14 Local Facilities Management Plan, as amended;
• Furnish a plan for development that implements the policies and achieves the goals of the Habitat
Management Plan (HMP) for this portion of the City, pursuant to agreements with the Resource
Agencies;
• Provide for compatible and complimentary adjacent land uses and facilities;i
• Implement a plan which is sensitive to the environment and aesthetically pleasing;
f
• Establish a community that creates an urban design concept consistent with the Ahwahnee
Principles by incorporating a variety of public spaces and recreation elements that will attract the
presence of people, accommodate the housing needs of a wide range of economic levels and age
groups, promote public transportation while providing consistency with the existing vehicular
circulation network, provide a variety of employment opportunities within the Master Plan
boundaries, promote a diversity of land uses within the project, and conserve open space areas for
recreation and the preservation of sensitive environmental resources;
• Establish a project-wide circulation system which is responsive to regional and local transportation
needs, and which accommodates a variety of transportation modes;
• Provide for the recreational and open space needs of project residents and the City at large, by
incorporating recreational land uses including a City park site, community recreation facilities,
pocket parks, school playgrounds, a pedestrian and bicycle circulation system and substantial areas
of permanently preserved natural open space;
• Develop a community identity for the project through control of project design elements such as
architecture, clustering of development, landscaping, color treatment, paving, walls, fencing,
signage, and entry treatments;
• Encourage housing diversity by providing a variety of detached single-family residential lot sizes in
traditional subdivision layouts and courtyard neighborhoods;
• Encourage housing diversity by providing a variety of multi-family and affordable housing
opportunities that are conveniently located adjacent to transportation, commercial, recreational
and community facilities; and,
• Provide flexibility in the Master Plan amendment process by allowing amendments to either the East
or West Villages of the Master Plan to be processed without initiating review of the other Village.
3.2 Findings Project Alternatives
The Final Program EIR evaluated a range of potential project alternatives. The project alternatives
included:
1. No Project/Existing General Plan
2. Reduced Biological Impacts Alternative
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3. Reduced Scale Project Alternative
4. PA 22 Senior Housing Alternative
5. PA 22 Fire Station Alternative
6. PA 1 Community Facilities Alternative
CEQA requires consideration of the No Project/Existing General Plan alternative and the City selected the
others on the basis they represent a reasonable range of alternative project proposals that appear to be
potentially compatible with most of the overall Project Objectives.
Applying the criteria discussed above for considering the feasibility of project alternatives and considering
the totality of the information in the FPEIR, testimony and information received during the public hearings
and the evidence in the administrative records as a whole, the City has determined that the identified
project alternatives are not feasible in light of the Project Objectives, the City's programs and policies,
general legal principles applicable to a landowner's right or privilege to make beneficial use of its property
in accordance with all applicable laws, policies, standards and land use regulations uniformly applied and
economic, legal, social, technological, or other considerations specified below. The factual support,
reasoning and analysis supporting this conclusion is set forth below with respect to each of the Project
alternatives evaluated in the FPEIR.
3.2.1 No Project/Existing General Plan Alternative (FPEIR Section 6.1)
The State CEQA Guidelines require analysis of the No Project Alternative (Public Resources Code Section
15126). According to Section 15126.6(e), " the specific alternative of 'no project' shall also be evaluated
along with its impact. The 'no project' analysis shall discuss the existing conditions at the time the notice of
preparation is published ... at the time environmental analysis is commenced, as well as what would be
reasonably expected to occur in the foreseeable future if the project were not approved, based on
current plans and consistent with available infrastructure and community services."
The No Project/Existing General Plan Alternative assumes that the Robertson Ranch Master Plan, as
proposed, would not be implemented. Under the No Project/Existing General Plan Alternative, the Project
Area would be developed pursuant to the specifics of the existing General Plan land use designations.
Under this scenario, development of the project site would be primarily a series of single-family residential
subdivisions (residential low-medium density) approximating three to four dwelling units per acre. Open
space areas, similar to the HMP open space configuration proposed as part of the Master Plan, will be
maintained. Single-family subdivisions would be developed on the west side of College Boulevard and
both sides of Cannon Road. Multi-family housing at an average of six dwelling units per acre would be
developed around the riparian habitat at the lower elevations of the south-east corner of El Camino Real
and Tamarack Avenue (PA1 and PA2). The total number of residential units across the site would be 652
units, 580 of which would be single-family detached product.
Under the Existing General Plan development scenario, an approximately 10.1 acre elementary school site
is assumed to be developed within PA's 14 and 15.
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A neighborhood (local) commercial center would be developed in PA 12, near the intersection of two
major arterials, Cannon Road and El Camino Real.
The Existing General Plan project would not include a community park, nor would it be expected to include
community facilities, community recreation features, or RV storage facilities. A functional habitat corridor
would need to be provided pursuant to the HMP, with the Existing General Plan project. Onsite
preservation of biological resources features would be expected to occur to the extent proposed in the
proposed project. '
The low and medium density residential character of the projec't would discourage affordability of
residential units, and thus not result in the provision of moderate-priced housing pursuant to the Regional
Housing needs. However, the project would still be subject to the City's 15 percent Inclusionary Housing
Requirement. The overall clustering of development could take place pursuant to HMP policies; therefore,
grading is assumed to be similar in area and quantity as the proposed project.
(a) This alternative would significantly reduce the impact to traffic/circulation by creating
approximately 10,355 trips less (a decrease of 60 percent) than the proposed project (with
the alternative residential uses instead of the school in PA's 13 and 14). Because the same
circulation system is assumed under this alternative, roadway segments and intersections
would likely operate at an improved level of service than would occur under the proposed
project.
(b) This alternative would significantly reduce the mobile-source emissions impact associated
with the proposed project as a result of a decrease of 60 percent traffic generation. The
mobile emission levels would still remain above the significance thresholds for all criteria
pollutants and, although less than the proposed project, the air quality impact would
remain significant and unavoidable.
This alternative is environmentally superior to the proposed project and would comply with the HMP;
however, this alternative would not meet the following project objectives:
• Establish a community that creates an urban design concept consistent with the Ahwahnee
Principles by incorporating a variety of public spaces and recreation elements that will attract the
presence of people, accommodate the housing needs of a wide range of economic levels and age
groups, promote public transportation while providing consistency with the existing vehicular
circulation network, provide a variety of employment opportunities within the Master Plan
boundaries, promote a diversity of land uses within the project, and conserve open space areas for
recreation and the preservation of sensitive environmental resources.
Under this alternative, the project site would be developed with mostly single-family subdivisions at
approximately 3-4 dwelling units per acre. This alternative would not provide for public spaces as is
proposed within PA 11 of the West Village. Further, a wide range of housing densities and types
would not be provided; therefore, this alternative would not accommodate the housing needs of a
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wide range of economic levels and age groups. This alternative would not promote public
transportation as the alternative would not provide suitable residential densities in proximity to public
transit facilities. While this alternative would provide biological open space in conformance with
HMP requirements, it would not provide community parkland.
Establish a project-wide circulation system which is responsive to regional and local transportation
needs, and which accommodates a variety of transportation modes.
Because this alternative would not implement Ahwahnee principles, alternative modes of
transportation, such as the use of pedestrian and bicycle linkages within the community would not
be provided. '
Provide for the recreational and open space needs of project residents and the City at large, by
incorporating recreational land uses including a City park site, community recreation facilities,
pocket parks, school playgrounds, a pedestrian and bicycle circulation system and substantial areas
of permanently preserved natural open space.
This alternative would not provide the proposed community park or community recreation facilities.
Encourage housing diversity by providing a variety of detached single-family residential lot sizes in
traditional subdivision layouts and courtyard neighborhoods.
This alternative would be primarily a series of single-family residential subdivisions approximating 3 to 4
dwelling units per acre; whereas, the proposed project provides a variety of housing types and
densities.
Encourage housing diversity by providing a variety of multi-family and affordable housing
opportunities that are conveniently located adjacent to transportation, commercial, recreational
and community facilities.
This alternative would implement primarily single-family, residential low-medium density subdivisions.
Multi-family will occur only within PA1, and this housing would not be provided in a location
convenient to transportation, commercial, recreational and community facilities. The proposed
project would provide multi-family uses in proximity to the Village Center (PA 11).
Therefore, the City Council finds that the "No Project/Existing General Plan" Alternative fails to meet the
project objectives, and rejects it.
3.2.2 Reduced Biological Impacts Alternative (FPEIR Section 6.2)
The Reduced Biological Impacts Alternative assumes avoidance of all existing native habitat on the project
site. Areas of the project site that do not currently contain native habitats would be developed with the
same land uses (with the exception of the community park) as identified for the proposed project.
(a) This alternative would reduce the impact to traffic/circulation by creating approximately
2,018 average daily trips less than the proposed project. Because the same circulation
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system is assumed under this alternative, roadway segments and intersections would likely
operate at an improved level of service than would occur under the proposed project.
(b) This alternative would reduce the mobile-source emissions impact associated with the
proposed project as a result of decreased traffic volumes; however, mobile emission levels
would still remain above the significance thresholds for all criteria pollutants and, although
less than the proposed project, the air quality impact would remain significant and
unavoidable. *
(c) This alternative would result in less of an impact to biological resources bn the project site.
There would be no revegetation and restoration of PA 23C (shown as PA13D on the
alternative Figure 6-2 of the FPEIR), and PA 23E would include development of
approximately 14 single-family dwelling units (shown as PA 1 ] on the alternative Figure 6-2
of the FPEIR). A total of 71.6 acres of coastal sage scrub and 9.4 acres of existing riparian
areas would be retained on-site. Approximately 9.1 acres of approved Calavera Hills
Restoration would be provided in PA 23E.
This alternative is environmentally superior to the proposed project and would comply with the HMP;
however, this alternative would not meet the following project objectives:
• Implement the applicable portions of the City of Carlsbad General Plan and Zoning Code.
This alternative proposes land uses for the project site that are currently not contemplated in the
General Plan for the site.
• Establish a community that creates an urban design concept consistent with the Ahwahnee
Principles by incorporating a variety of public spaces and recreation elements that will attract the
presence of people, accommodate the housing needs of a wide range of economic levels and age
groups, promote public transportation while providing consistency with the existing vehicular
circulation network, provide a variety of employment opportunities within the Master Plan
boundaries, promote a diversity of land uses within the project, and conserve open space areas for
recreation and the preservation of sensitive environmental resources.
Under this alternative, the project site would be developed with single-family and multi-family uses;
however, this alternative would not provide for public spaces as is proposed within PA 11 of the West
Village. Further, a wide range of housing densities and types would not be provided; therefore, this
alternative would not accommodate the housing needs of a wide range of economic levels and
age groups. This alternative would not promote public transportation as the alternative would not
provide suitable residential densities in proximity to public transit facilities and the proposed village
center area of PA 11. While this alternative would provide biological open space in conformance
with HMP requirements, it would not provide community parkland.
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• Provide for the recreational and open space needs of project residents and the City at large, by
incorporating recreational land uses including a City park site, community recreation facilities,
pocket parks, school playgrounds, a pedestrian and bicycle circulation system and substantial areas
of permanently preserved natural open space.
This alternative would not provide for the proposed community park.
• Encourage housing diversity by providing a variety of detached single-family residential lot sizes in
traditional subdivision layouts and courtyard neighborhoods. t
This alternative would result in primarily traditional subdivisions and multi-family uses.
• Encourage housing diversity by providing a variety of multi-family and affordable housing
opportunities that are conveniently located adjacent to transportation, commercial, recreational
and community facilities.
This alternative would not provide for the synergy of land uses as would be obtained in the village
center area of PA 11. Additionally, the community park use would not be provided.
Therefore, the City Council finds that the "Reduced Biological Impacts Alternative fails to meet the project
objectives, and rejects it.
3.2.3 Reduced Scale Project Alternative (FPEIR Section 6.3)
This alternative assumes the Open Space (OS) configuration required by the Wildlife Agencies for
implementation of the City's Habitat Management Plan (HMP); however, the only residential use identified
is single family, which is proposed over a majority of the proposed site, and multi-family residential use at
the corner of El Camino Real and Tamarack Avenue (consistent with the existing General Plan). The overall
number of dwelling units (612) is reduced by approximately 50 percent from the proposed project. Also,
the commercial use has been eliminated. The circulation system would be the same as the proposed
project.
(a) This alternative would reduce the impact to traffic/impact associated with the proposed
project. A reduction in the proposed dwelling units and the elimination of the commercial
use would reduce the overall trip generation of the proposed project by approximately
9,530 average daily trips. Because the same circulation system is proposed, roadway
segments and intersections would likely operate at a better level of service that would
occur under the proposed project.
(b) This alternative would reduce the mobile-source emissions impact associated with the
proposed project as a result of decreased traffic volumes; however, mobile emission levels
would still remain above the significance thresholds for all criteria pollutants and, although
less than the proposed project, the air quality impact would remain significant and
unavoidable.
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(c) This alternative would result in less of a demand for public services and facilities than the
proposed project due to the decrease in housing and population. Certain public facilities
improvements are identified for the proposed project that would also be implemented
under this alternative. The same backbone infrastructure to serve the project would be
provided, including water, sewer, and drainage facilities; however, the decrease in
population would result in an incremental decrease in demand for various public services
and facilities.
j
This alternative is environmentally superior to the proposed project and would comply with the HMP;
however, this alternative would not meet the following project objectives: '
• Implement the applicable portions of the City of Carlsbad General Plan and Zoning Code.
This alternative would not provide commercial facilities as is contemplated in the City's General Plan
for the site.
• Establish a community that creates an urban design concept consistent with the Ahwahnee
Principles by incorporating a variety of public spaces and recreation elements that will attract the
presence of people, accommodate the housing needs of a wide range of economic levels and age
groups, promote public transportation while providing consistency with the existing vehicular
circulation network, provide a variety of employment opportunities within the Master Plan
boundaries, promote a diversity of land uses within the project, and conserve open space areas for
recreation and the preservation of sensitive environmental resources.
The project site would be developed with mostly single-family subdivisions, with multi-family residential
only occurring in PA1. This alternative would not provide for public spaces as is proposed within PA
11 of the West Village. Further, a wide range of housing densities and types would not be provided;
therefore, this alternative would not accommodate the housing needs of a wide range of economic
levels and age groups. This alternative would not promote public transportation as the alternative
would not provide suitable residential densities in proximity to public transit facilities.
• Establish a project-wide circulation system which is responsive to regional and local transportation
needs, and which accommodates a variety of transportation modes.
• Encourage housing diversity by providing a variety of detached single-family residential lot sizes in
traditional subdivision layouts and courtyard neighborhoods.
This alternative would be primarily a series of single-family residential subdivisions approximating 3 to 4
dwelling units per acre; whereas, the proposed project provides a variety of housing types and
densities.
• Encourage housing diversity by providing a variety of multi-family and affordable housing
opportunities that are conveniently located adjacent to transportation, commercial, recreational
and community facilities.
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This alternative would implement primarily single-family, residential low-medium density subdivisions.
Multi-family will occur only within PA1, and this housing would not be provided in a location
convenient to transportation, commercial, recreational and community facilities. The proposed
project would provide multi-family uses in proximity to a village center use, as is contemplated with
the proposed project.
Therefore, the City Council finds that the "Reduced Scale Project Alternative" fails to meet the project
objectives, and rejects it.
3.2.4 PA 22 Sen/or Housing Alternative (FPEIR Section 6.4)
This alternative assumes PA 22 would be developed with a total of 75 senior housing units instead of 20
multi-family courtyard homes as is proposed under the proposed project.
Under this alternative, all impacts would be similar to those of the proposed project. This alternative is
environmentally similar to the proposed project and would comply with the HMP. Implementation of this
alternative would not avoid or reduce the impacts associated with the proposed project. In addition, this
alternative would meet most of the basic objectives of the proposed project.
3.2.5 PA 22 Fire Station Alternative (FPEIR Section 6.5)
This alternative assumes PA 22 would be developed with a fire station instead of 20 multi-family courtyard
homes as is proposed under the proposed project.
Under this alternative, all impacts would be similar to those of the proposed project. This alternative is
environmentally similar to the proposed project and would comply with the HMP. Implementation of this
alternative would not avoid or reduce the impacts associated with the proposed project. In addition, this
alternative would meet most of the basic objectives of the proposed project.
3.2.6 PA I Community Facilities Alternative (FPEIR Section 6.6)
This alternative assumes that PA 1 would be developed with a community facility use such as a church use.
A church use would be allowed within PA 1 subject to approval of a Conditional Use Permit (CUP). PA 1
comprises approximately 9.3 gross acres, but only 4.6 net acres due to existing constraints. Total maximum
building area would be approximately 45,000 - 50,000 square feet. As with the proposed project, site
access would taken from Tamarack Avenue and the Kelly Drive/El Camino Real intersection.
Under this alternative, all impacts would be similar to those of the proposed project. This alternative is
environmentally similar to the proposed project and would comply with the HMP. Implementation of this
alternative would not avoid or reduce the impacts associated with the proposed project. In addition, this
alternative would meet most of the basic objectives of the proposed project.
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4.0 Statement of Overriding Considerations
(CEQA Guideline §15093)
As discussed in Section 2.0 of these CEQA findings, the FPEIR concludes that the Proposed Project, even
with incorporation of all feasible mitigation measures and consideration of alternatives, will nonetheless
have significant direct and cumulative impacts to traffic/circulation and air quality (long-term mobile
emissions). The cumulative impacts arise from the marginal contribution the Proposed Project will make,
when combined with the impacts from existing and other future projects, to pre-existing conditions that fail
to currently meet applicable traffic and air quality standards.
The City has adopted all feasible mitigation measures with respect to these impacts, which may have
substantially lessened the impacts, but have not been successful in reducing them below a level of
significance.
Under CEQA, before a project which is determined to have significant, unmitigated environmental effects
can be approved, the public agency must consider and adopt a "statement of overriding considerations"
pursuant to CEQA Guidelines 15043 and 15093. As the primary purpose of CEQA is to fully inform the
decision makers and the public as to the environmental effects of a Proposed Project and to include
feasible mitigation measures and alternatives to reduce any such adverse effects below a level of
significance, CEQA nonetheless recognizes and authorizes the approval of projects where not all adverse
impacts can be fully lessened or avoided. However, the agency must explain and justify its conclusion to
approve such a project through the statement of overriding considerations setting forth the Proposed
Project's general social, economic, policy or other public benefits which support the agency's informed
conclusion to approve the Proposed Project.
The City finds that the Proposed Project has the following substantial social, economic, policy and other
public benefits, any one of which would justify its approval and implementation, not withstanding not all
environmental impacts were fully reduced below a level of significance.
A. City General Plan and Policies. The Proposed Project is consistent with the City's General Plan and
Policies in that it provides for residential and commercial development, community facilities, a community
park, and natural open space, as well as critical infrastructure.
B. Growth Management Program: Zoning. The Proposed Project is fully consistent with the City's
adopted Growth Management Ordinance and City Policy #43, and all the applicable standards that will
guide the entire buildout of the Proposed Project, including the Local Facilities Management Plan setting
forth the phasing and timing of needed public infrastructure. These programs assure the Proposed Project
will develop as a balanced whole and needed public infrastructure and facilities will be provided
commensurate with need in order to meet the public facilities performance standards of the City's Growth
Management Program.
Robertson Ranch Master Plan Final EIR 67 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
C. Open Space. Approximately 157 acres of the Robertson Ranch Master Plan consists of Open
Space. The open space consists of: a) open space for the preservation of natural resources; and, b) open
space for public health and safety; recreation areas, trails; community park, neighborhood parks, and
landscaped parkways.
D. Housing. The proposed project will provide a range of housing opportunities for all identifiable
economic segments, including households of lower and moderate income. A total of 1,383 units are
proposed.
E. Citywide Road Network Improvements. The Proposed Project will construct frontage improvements
along College Boulevard, Cannon Road, and El Camino Real, all City Circulation Element roadways. These
road improvements are important elements of the overall road network of the City supporting local as well
as regional traffic.
F. 84" Storm Drain. The Proposed Project will construct the proposed 84-inch storm drain, immediately
north of Cannon Road. The construction of this improvement will reduce the potential for flooding impacts
to the Rancho Carlsbad community.
G. General Fund. The approval of this project would result in an increased generation of real property
tax revenue for the City of Carlsbad. The City would receive real property tax increment revenues
attributable to the increased value of improved real property associated with the dwelling units for the
project. Based on the assessed value of the land with implementation of the proposed improvement and
standard tax rates, the project would contribute substantial total property tax dollars. A portion of these
property taxes would be paid to the City. It should be noted that the estimated real estate values and the
tax rate used to calculate the property tax are subject to change. Additional revenue contributions would
also be generated by increased sales tax, vehicle license in-lieu fees, real property transfer taxes, other
state subventions, and business license taxes.
H. Additional Public Infrastructure Capital Contributions. The City's Growth management Program
and land use ordinances provide a series of public facilities fees and exactions that are charged to new
development, which area generally payable at either time of final subdivision map or issuance of individual
building permits. Based on the project as proposed, these public infrastructure and facilities on a citywide
bases, including city administrative facilities, fire stations, libraries, roads, and storm drainage systems as well
as public water and sewer facilities. These capital contributions are in addition to the infrastructure being
constructed on-site and represent the project's share of citywide infrastructure. The proposed project's
Capital public facilities contributions consist of the following components:
a) Growth management Local Facilities Fees.
b) Citywide Community Facilities District.
c) Traffic Impact Fee estimated per DU contributes to the funding of various road, signal,
intersection, and similar transportation impacts throughout the City.
d) Public Facilities Fees contribute to the financing of city administration and maintenance
facilities, parks, libraries, fire station, police stations, and similar city infrastructure.
Robertson Ranch Master Plan Final EIR 68 May 8,2006
Findings of Fact/Statement of Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
e) Drainage Fees estimated depending on location; this fund is used to construct master
storm drain facilities in addition to those proposed by the project.
f) Sewer Connection Fees per DU within the CMWD service area; these fees represent the
facilities capacity and connection charges for sanitary sewers and treatment plants.
g) Water Capacity charges per DU depending on the water district and additional meter
connection fees per meter; charges and fees represent facilities capacity and connection
charges for water facilities and distribution/storage systems. The foregoing fees may be
subject to periodic adjustment and escalations in accordance with the underlying
ordinance or laws applicable thereto. The total fees represents the public facilities capital
contributions only and does not include any school fees or mitigation as the project's
impacts on school facilities are addressed directly with the affected school districts and
various city processing, application, and plan check charges for processing approvals.
I. Consistent with Regional Multiple Habitat Conservation Plan and the City of Carlsbad HMP. The
project will preserve and enhance approximately 144 acres of natural open space containing sensitive
habitats, consistent with the regional habitat planning goals.
Robertson Ranch Master Plan Final EIR 69 May 8,2006
Findings of Fact/Statement of Overriding Considerations
Mitigation Monitoring and Reporting Program
For the
Robertson Ranch Master Plan
Final Program Environmental Impact Report
(EIR 03-03)
Volume 1C
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
April 2006
Table of Contents
TABLE OF CONTENTS
Section Page
Introduction 1
Traffic/Circulation 3
Air Quality 12
Noise 19
Biological Resources 23
Cultural Resources 52
Geology/Soils 56
Paleontological Resources 58
Hazardous Materials and Hazards 59
Grading and Aesthetics 63
Hydrology/Water Quality 64
Appendices
Appendix A
Impacts
Appendix B
Traffic Fair-Share Contribution Methodology
Appendix C
HMP Hardline Map
Appendix D
Revegefaf/on Table
Appendix E
EIR Table 5.5-7 - HMP Mitigation Requirements
Appendix F
EIR Figure 5.5-7 - Proposed Panhandle (PA 23E) Land Uses and Restoration
Appendix G
Cultural Resources Location Map (City Confidential Map)
Robertson Ranch Master Plan Final EIR i April 2006
Mitigation Monitoring and Reporting Program
Table of Contents
This page intentionally left blank.
Robertson Ranch Master Plan Final EIR ii April 2006
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
Robertson Ranch Master Plan
City of Carlsbad
PURPOSE
The purpose of this Mitigation Monitoring and Reporting Program (MMRP) is to ensure that the Robertson Ranch Master Plan implements
environmental mitigation, as required by the Final Program Environmental Impact Report (EIR) for the Robertson Ranch Master Plan. Those mitigation
measures have been integrated into this MMRP. Mitigation measures for the project will be adopted and monitored by the City of Carlsbad (City), in
conjunction with the certification of the EIR. The MMRP provides a mechanism for monitoring the mitigation measures in compliance with the EIR,
and general guidelines for the use and implementation of the monitoring program are described below.
This MMRP is written in accordance with Public Resources Code (PRC) Section 21081.6 and Section 15097 of the California Environmental Quality Act
(CEQA) Guidelines. Public Resources Code Section 21081.6 requires the Lead Agency, for each project that is subject to CEQA, to monitor
performance of the mitigation measures included in any environmental document to ensure that implementation does, in fact, take place. The City
is the designated lead agency for the MMRP. The Lead Agency is responsible for review of all monitoring reports, enforcement actions, and
document disposition. The Lead Agency will rely on information provided by a monitor as accurate and up to date and will field check mitigation
measure status as required.
FORMAT
Mitigation measures applicable to the project include avoiding certain impacts altogether, minimizing impacts by limiting the degree or magnitude
of the action and its implementation, and/or requiring supplemental structural controls. Within this document, approved mitigation measures are
organized and referenced by subject category. The subject categories include: (1) traffic/circulation; (2) air quality; (3) noise; (4) biological
resources; (5) cultural resources; (6) geology/soils; (7) paleontological resources; (8) hazardous materials and hazards; (9) grading and aesthetics;
and (10) hydrology/water quality. Each of these measures has a numerical reference. The following items are identified for each mitigation
measure:
• Responsible monitoring party
• Required time of application
Robertson Ranch Master Plan Final EIR 1 April 2006
Mitigation Monitoring and Reporting Program
• Monitoring frequency
• Shown on plans/completion date
Responsible Monitoring Party
For each mitigation measure, the responsible monitoring party is identified. The monitoring party is responsible for ensuring that the mitigation
measures are properly implemented. For this MMRP, monitoring parties include: the City of Carlsbad Planning, Building, and Engineering
Departments, U.S. Fish and Wildlife Service, California Department of Fish and Game, and the San Diego County Department of Environmental
Health.
Required Time of Application
The mitigation measures required for the project will be implemented at various times as development proceeds and prior to project completion.
Some mitigation measures must be implemented during construction and/or permitting activities while others must be implemented when the
project is completed. In general, timing of application is differentiated between the East Village and West Village.
Monitoring Frequency
The mitigation measures will need to be monitored prior to construction, throughout construction, upon completion, or upon approval or occurrence
(i.e. monetary contribution). The MMRP identifies the monitoring frequency for each mitigation measure.
Show on Plan/Completion Date
This column identifies the village (East or West) in which the mitigation is required and is the location where the City verifies that the mitigation
measure has been completed. Completion of the mitigation measures will be noted with the approver's initials and the date of completion.
HOW TO USE THIS MMRP
The Robertson Ranch Master Plan EIR identifies a number of mitigation measures to reduce significant environmental impacts. Some of the
mitigation measures apply to the entire project site and must be implemented before any development occurs. Other mitigation measures will be
implemented prior to project completion. As a result, the implementation schedule for each measure varies as described in the MMRP table.
Robertson Ranch Master Plan Final EIR 2 April 2006
Monitoring and Reporting Program
Robertson Ranch Master Plan
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Mitigation Measure
T1 T-1 The physical improvements require widening of southbound College Boulevard to provide
a third southbound thru-lane and widen westbound Plaza Drive to provide an additional
left-turn lane.
The project applicant shall provide a fair-share contribution to the City of Oceanside for the
improvement of this intersection if the City of Oceanside adopts a program to accept
payments in lieu of construction. The fair-share methodology is provided as Appendix B to
this MMRP.
"
Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
^^^^^^^^^^^^^l^^^^^^^^^^^^^^|^^^^roinffi^^^^^^^^^f^^^^^^^^^^
City of Prior to issuance Once, upon Verification:
Carlsbad -
Engineering
Department -
City Engineer
of certificate of
occupancy for
first residence.
completion.Easf Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final BR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
T2
T3
T4
Mitigation Measure
T-2 The developer of the West Village shall re-stripe northbound El Camino Real after frontage
improvements have been installed along the West Village (as part of the development of
the West Village) to allow for a shared thru/right turn lane. Implementation of this measure
shall be designed and secured as approved by the City Engineer prior to the recordation
of the first master final map for the West Village.
T-3 The West Village developer shall add a third southbound lane on El Camino Real from
Tamarack Avenue to Cannon Road. This improvement shall be funded by the developer
of the West Village and may be subject to reimbursement through formation of a financing
district or other public improvement funding mechanism. Implementation of this measure
shall be designed and secured as approved by the City Engineer prior to recordation of
the first master final map for the West Village.
T-4 The developer of the West Village shall widen El Camino Real northbound to provide three
thru-lanes and a separate right-turn lane. This improvement shall also include construction
of a southbound shared thru/right-turn lane at Tamarack Ave. which is expected to be
accomplished through re-striping. These improvements shall be funded by the developer of
the West Village. Implementation of this measure shall be designed and secured as
approved by the City Engineer prior to recordation of the first master final map for the West
Village.
Responsible
Monitoring
Party
City
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
Required Time
of Application
After frontage
improvements
have been
installed along
the West
Village and
prior to the
recordation of
the first master
final map for
the West
Village,
Prior to the
recordation of
the first master
final map for
the West
Village.
Prior to
recordation of
the first master
final map for
the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
West Village
only
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Verification:
Wesf Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
T5
T6
T7
Mitigation Measure
T-5 The developer of the West Village shall widen northbound El Camino Real to provide a
right-turn only lane at Tamarack Ave., and a third northbound thru-lane along the entire
project frontage, and re-stripe northbound El Camino Real north of the Tamarack/El
Camino Real intersection to allow for a transition from three to two lanes as required. These
improvements shall be funded by the developer of the West Village. Implementation of this
measure shall be designed and secured as approved by the City Engineer prior to
recordation of the first master final map for the West Village.
T-4 The developer of the West Village shall install a signal and provide a northbound separate
right-turn lane at the intersection of El Camino Real and the West Village Driveway
entrance. Implementation of this measure shall be designed and secured as approved by
the City Engineer prior to recordation of the first master final map for the West Village.
T-7 The developer of the West Village shall modify the traffic signal at the intersection of El
Camino Real and Kelly Drive and construct a third northbound lane and the PA 1 driveway
and construction of a shared third southbound shared thru-right turn lane. These
improvements shall be funded by the developer of the West Village. Implementation of this
measure shall be designed and secured as approved by the City Engineer prior to
recordation of the first master final map for the West Village.
Responsible
Monitoring
Party
City
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
Required Time
of Application
Prior to
recordation of
the first master
final map for
the West
Village.
Prior to
recordation of
the first master
final map for
the West
Village.
Prior to
recordation of
the first master
final map for
the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
West Village
only
Date Init.
Name
Verification:
Wesf Village
only
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
T8
T»
Mitigation Measure
T-8 The developer of the East Village shall provide frontage improvements along both sides of
Cannon Road and install traffic signals at the time directed by the City Engineer at new
intersections (intersections #29, and #30). These improvements shall be funded by the
developer of the East Village. Implementation of this measure shall be designed and
secured as approved by the City Engineer prior to recordation of the first master final map
for the East Village.
T-9 The developer of the East Village shall provide frontage improvements along both sides of
College Boulevard. These improvements shall be funded by the developer of the East
Village. Implementation of this measure shall be designed and secured as approved by
the City Engineer prior to recordation of the first master final map for the East Village.
Responsible
Monitoring
Party
City
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
Required Time
of Application
Prior to
recordation of
the first master
final map for
the East Village.
Prior to
recordation of
the first master
final map for
the East Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
only
Date Init.
Name
Verification;
East Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
T10
Mitigation Measure
T-10 The physical improvements would be to widen the College Boulevard/Vista Way
intersection.
The project applicant shall provide a fair-share contribution to the City of Oceanside for the
improvement of this intersection if the City of Oceanside adopts a program to accept
payments in lieu of construction. The fair-share methodology is provided as Appendix B to
this MMRP.
Responsible
Monitoring
Party
City of
Carlsbad -
Engineering
Department -
City Engineer
Required Time
of Application
Prior to issuance
of certificate of
occupancy for
first residence.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Til
T12
Mitigation Measure
T-11 The physical improvements would be to widen the College Boulevard/Lake Avenue
intersection.
The project applicant shall provide a fair-share contribution to the City of Oceanside for the
improvement of this intersection if the City of Oceanside adopts a program to accept
payments in lieu of construction. The fair-share methodology is provided as Appendix B to
this MMRP.
Implementation of Mitigation Measure T-5.
Responsible
Monitoring
Party
City of
Carlsbad -
Engineering
Department -
City Engineer
City
Engineering
Department -
City Engineer
Required Time
of Application
Prior to issuance
of certificate of
occupancy for
first residence.
Prior to the
recordation of
the first master
final map for
the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKf
Appendix
A)
T13
T14
Mitigation Measure
Implementation of Mitigation Measures T-3 and T-5.
T-12 The developers of the West Village shall make their fair share contribution through the TIP
program toward construction of a separate right-turn lane from northbound El Camino Real
to eastbound Cannon Road. This improvement shall be installed by the City of Carlsbad or
their designee and funded through the TIP program, when determined by the City to be
needed. Implementation of this measure shall be verified by the City of Carlsbad
Engineering Department prior to recordation of the first master final map for the West
Village.
Also, the developer of the West Village shall construct a second southbound left turn lane
for southbound El Camino Real to eastbound Cannon Road at the time that the West
Village El Camino Real frontage improvements and third northbound lane are constructed.
It is anticipated that this improvement can be accomplished through re-striping of the
standard right-of-way section. Implementation of this measure shall be designed and
secured as approved by the City Engineer prior to recordation of the first master final map
for the West Village.
Responsible
Monitoring
Party
City
Engineering
Department -
City Engineer
City
Engineering
Department
City
Engineering
Department -
City Engineer
Required Time
of Application
Prior to the
recordation of
the first master
final map for
the West
Village.
Prior to
recordation of
the first master
final map for
the West
Village.
Prior to
recordation of
the first master
final map for
the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
contribution.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
West Village
only
Date Init.
Name
Verification:
West V/1/age
only
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKP
Appendix
A)
T15
Mitigation Measure
>
T-13 The developers of the East and West Villages shall make their fair share contribution toward
construction of a westbound right-turn only lane and re-striping in the eastbound direction
of a single left-turn lane, one thru lane, one shared thru/right-turn lane, and a separate
right-turn lane at the intersection of El Camino Real and Faraday Avenue, all of which shall
be installed by the City of Carlsbad or their designee when determined by the City to be
needed. Implementation of this measure shall be verified by the City of Carlsbad
Engineering Department prior to recordation of the first master final map for the East and
West Villages, respectively.
Responsible
Monitoring
Party
City
Engineering
Department
Required Time
of Application
Prior to
recordation of
the first master
final map for
the East and
West Villages,
respectively.
Monitoring
Frequency
Once, upon
contribution.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 10 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
T16
Mitigation Measure
T-14 The developers of the East and West Village shall make their fair share contribution toward
construction of a fourth northbound thru-lane, a separate eastbound right-turn only lane
and dual southbound right-turn only lanes at the intersection of Palomar Airport Road and
Melrose Avenue. This project may be funded through the TIP program. Implementation of
this measure shall be verified by the City of Carlsbad Engineering Department prior to
recordation of the first master final map for the East and West Villages, respectively.
Responsible
Monitoring
Party
City
Engineering
Department
Required Time
of Application
Prior to
recordation of
the first master
final map for
the East and
West Villages,
respectively.
Monitoring
Frequency
Once, upon
contribution.
Shown on
Plans/
Completion
Date
Verification:
Easf V/7/age
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 11 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
Mitigation Measure
AQ1 AQ-1 Prior to the issuance of grading permits, a construction dust abatement management
program shall be prepared and submitted to the City of Carlsbad for approval.
Implementation of this measure shall be verified by the City of Carlsbad Engineering
Department on establishment of the program, and periodic inspection during grading.
Off -Rood Mobile Source PM,0 Emission Reduction
• At a minimum, water active sites twice daily.
• Sweep streets at the end of the day if visible soil material is carried onto adjacent public
paved roads (recommended water sweepers with reclaimed water).
Fine Parf/cufafe Matter (PM,,) Emission Reduction
• In disturbed areas, replace ground cover as quickly as possible.
• Enclose, cover, water twice daily, or apply non-toxic soil binders according to
manufactures' specification to exposed piles (i.e., gravel, sand, and dirt) with five
percent silt content.
• During construction, use water trucks or sprinkler systems to keep all areas of vehicle
movement damp enough to prevent dust from leaving the site. At a minimum, this shall
include wetting down such areas in the late morning and after work is completed for the
day. Increased watering frequency shall be required whenever the winds exceed 15
mph. Reclaimed water shall be used, as feasible.
• Suspend all excavating and grading operations when wind speeds exceed 25 mph.
• Builders and/or contractors shall designate a person or persons to monitor the dust
control program and to order increased watering, as necessary, to prevent transport of
dust offsite. The name and telephone number of such persons shall be provided to the
Air Pollution Control District prior to land use clearance for map recordation and land use
clearance for finish grading for the structure.
Paved Roads
' At a minimum, sweep streets at the end of each day if visible soil material is carried onto
adjacent streets.
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (i.e., minimum vertical distance between top of
the load and the top of the trailer) in accordance with the requirements of California
Responsible
Monitoring
Party
^ff^^^^^B^^^^m^^^^^MiiM|»P|«pB^Mi8B!B^^^^^^H^^^^^^BiliJ^^^^P
City
Engineering
Department
Required Time
of Application
Prior to issuance
of grading
permits.
Monitoring
Frequency
^^^^^K^^H^^^^^^^™Ongoing,
periodic
inspection
during
grading.
Shown on
Plans/
Completion
Date
S^^SamMimm^aaammimm^jjHJIllBMMi^HKiMH!||n|W^^ttimiKBsoSMTOlMteaMfliimBaiP
Verification:
Easf Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 12 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Mitigation Measure
Vehicle Code (CVC) Section 23 11 4.
• Gravel pads (construction entrances) shall be installed at all access points to prevent
tracking of mud onto public streets.
Unpaved Roads
• Apply water a minimum of three times daily to all unpaved roads, parking and staging
areas.
• Traffic speeds on all unpaved roads to be reduced to 1 5 mph or less.
Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
Robertson Ranch Master Plan Final EIR 13 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(impact
provided
In MMRP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
AQ1 AQ-2 Prior to the issuance of grading permits, an off-road and on-road mobile source emission
reduction program shall be prepared and submitted to the City of Carlsbad for approval.
Implementation of this measure shall be verified by the City of Carlsbad Engineering
Department on establishment of the program, and periodic inspection during construction
of the project.
Off-Road Mobile Source NO* Emission Reduction
• Heavy-duty diesel-powered construction equipment manufactured after 1996 (with
federally mandated "clean" diesel engines) shall be utilized wherever feasible.
• The engine size of construction equipment shall be the minimum practical size.
• The number of construction equipment operating simultaneously shall be minimized
through efficient management practices to ensure that the smallest practical numbers
are operating at any one time.
• Construction equipment shall be maintained in tune per the manufacturer's
specifications.
• Construction equipment operating onsite shall be equipped with two to four degree
engine timing retard or precombustion chamber engines.
• Catalytic converters shall be installed on gasoline-powered equipment, if feasible.
• Diesel catalytic converters shall be installed, if available.
• Use electricity from power poles rather than temporary diesel or gasoline power
generators.
On-Rood Mobile Source Emission Reduction
• Trip reduction plan to achieve a 1.5 average vehicle ratio (AVR) for construction
employees. By encouraging an AVR of 1.5, the criteria pollutant emissions identified
would effectively be reduced by roughly 33 percent.
• Construction worker trips shall be minimized by requiring carpooling and by providing for
lunch onsite.
City
Engineering
Department
Prior to issuance
of grading
permits.
Ongoing,
periodic
inspection
during
construction.
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 14 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRF
Appendix
A)
AQ2
Mitigation Measure
AQ-3 Prior to approval of site development plans for PA 1 1, the City shall assure that all of the
operational mitigation measures identified below are identified and included as part of the
project development plans, as applicable. These measures shall be implemented by the
project applicant of each individual project when development plans are proposed, and
shall be verified by the City of Carlsbad Planning Department.
• The City shall recommended that the proposed surrounding commercial facilities which
incorporate gas stations utilize pumps dispensing oxygenated gasoline (especially during
winter months, typically taken as November through February inclusive) in an effort to
reduce overall CO emissions within the air basin due to traffic traveling to and from the
project site. In addition, the City shall recommend that workers at surrounding
commercial facilities participate in ride-share programs and or seek alternate forms of
transportation to the site.
• Future onsite commercial land uses shall implement shuttle services for their employees
and patrons, as applicable.
• Future project specific developments shall implement design measures that promote the
use of alternative modes of transportation, such as:
— Mixed-use development (combine residential, retail, employment, and
commercial).
— Sidewalks; safe street and parking lot crossings; showers and locker rooms; sheltered
transit stops; theft-proof well-lighted bicycle storage facilities with convenient access
to building entrance; carpools and vanpools.
— Onsite services to reduce need for offsite travel such as: child care; telecommute
center; retail stores; postal machines; and automatic teller machines.
— Commercial and retail businesses shall schedule operations during off-peak travel
times; adjust business hours; and allow alternative work schedules, telecommuting.
— Provide preferential parking for carpool/ vanpool vehicles.
— Construct transit facilities such as bus turnouts/bus bulbs, benches, shelters, etc.
— Provide direct, safe, attractive pedestrian access from project to transit stops and
adjacent development.
• Increase walls and attic insulation beyond Title 24 requirements.
• Plant shade trees in parking lots to reduce evaporative emissions from parked
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Prior to
approval of site
development
plans for PA 1 1 .
Monitoring
Frequency
Once, upon
approval of
site develop-
ment plans
for PA 1 1 .
Shown on
Plans/
Completion
Date
Verification:
Wesf Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
fn MMKP
Appendix
A)
Mitigation Measure
vehicles.
• Use lighting controls and energy-efficient interior lighting, and built-in energy
efficient appliances.
• Use double-paned windows.
• Use energy-efficient low sodium parking lot and streetlights.
Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
Robertson Ranch Master Plan Final EIR 16 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKF
Appendix
A)
AQ2
Mitigation Measure
AQ-4 Gas-burning only "fireplaces," which would not be subject to the NSPS particulate emission
requirements shall be required for residential units that have fireplaces. This requirement
shall be shown on building plans and verified prior to the issuance of building permits.
Responsible
Monitoring
Party
City Building
and Planning
Departments
Required Time
of Application
Prior to issuance
of any building
permits.
Monitoring
Frequency
Once, upon
completion
of
application
for building
permits in
each
residential
planning
area.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
DPA14
DPA15
DPA16
DPA17
DPA18
DPA21
DPA22
Verification:
West Village
Date Init.
Name
DPA1
DPA3
D PAS
DPA6
DPA7
DPA8
DPA9
DPA10
DPA13
Robertson Ranch Master Plan Final EIR 17 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
AQ3
Mitigation Measure
AQ-5 Zero emission VOC paints shall be utilized for all architectural coatings within the proposed
Master Plan development.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Prior to
application of
architectural
coatings on
structures.
Show on
architectural
plans.
Monitoring
Frequency
Ongoing,
periodic
inspection
during
application
of
architectural
coatings.
DPA14
DPA15
DPA16
DPA17
DPA18
DPA21
DPA22
DPA1
DPA3
D PAS
DPA6
DPA7
D PAS
DPA9
D PAID
DPA11
DPA13
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 18 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
Nl N-1 Prior to determining that a discretionary review application is complete, a site-specific (e.g.,
per Planning Area) acoustical assessment shall be prepared for future proposed residential
projects in the East and West Village Planning Areas that front Tamarack Avenue, El
Camino Real, Cannon Road, and/or College Boulevard (PA's 1, 7, 15, 17, 18, 21, and 22)
and non-residential uses in PA's 11 and 22. This shall occur at the time specific grading and
site plans are available, in order to determine the specific mitigation requirements for
exterior and interior noise level compliance. The site-specific acoustical mitigation shall be
identified on, and included as part of the project development plans.
Mitigation based on the site-specific acoustical assessments may include installation of
noise barriers greater than 12 feet in height (with respect to the finished pad vs. final
roadway elevation) along portions of Tamarack Avenue, Cannon Road, College
Boulevard, and El Camino Real to achieve a noise reduction of up to 18 dB, which is
necessary in order to achieve attainment of the City of Carlsbad exterior and interior noise
limits. City policy dictates that walls greater than six feet in height are not allowed. The
recommended barrier height could include a combination of berm, wall (not to exceed six
feet in height), plexiglass and/or elevational differential between the noise source and
receptor.
City Planning
Department
Upon
availability of
site specific
grading and
site plans. In
conjunction
with review of
the project
development
plans.
Note on plans
which
mitigation is
required.
Once, upon
approval of
grading and
building
plans.
QPA15
DPA17
DPA18
DPA21
DPA22
DPA1
DPA7
a PAH
Verification:
East Village
Date Init.
Name
Verification:
Wesf V/7/age
Date Init.
Name
Robertson Ranch Master Plan Final EIR 19 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKF
Appendix
A)
Nl
Mitigation Measure
N-2 For residential uses within PA's 1 , 7, 1 5, 1 7, 1 8, 21 , and 22 and non-residential uses in PA's 11
and 22, architectural features needed to achieve the interior noise standard shall be noted
on the building plans. A statement certifying that the required architectural features have
been incorporated into the building plans, signed by the acoustical analyst/acoustician
shall be located on the building plans. The architect shall also include his registration stamp
in addition to the required signature. All noise level reduction architectural components
shall be shown on the architectural building plans, and shall be approved.
Responsible
Monitoring
Party
City Building
and Planning
Departments
Required Time
of Application
Prior to the
issuance of
building permits
for residential
projects
located within
PA's 1,7, 15, 17,
18, 21, and 22)
and non-
residential uses
in PA's 1 1 and
22.
Monitoring
Frequency
Once, upon
completion
of
discretionary
review.
DPA15
PPA17
DPA18
DPA21
DPA22
DPA1
DPA7
DPA11
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf V/7/age
Date Init.
Name
Robertson Ranch Master Plan Final EIR 20 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKP
Appendix
A)
N2
Mitigation Measure
N-3 New residents within the McClellan-Palomar Noise Impact Notification Area as defined by
the CLUP shall be notified as part of the sales disclosure package and through CC&Rs that
the project area is outside the 65 db(A) CNEL airport noise impact area, but still subject to
intermittent single-event noise impacts, sight and sound of aircraft operating from
McClellan-Palomar Airport. This measure shall be implemented concurrent with the sales
disclosure package and prior to approval of CC&Rs.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Incorporate
into draft
CC&R's prior to
approval of
final map.
Submit
recorded
CC&R's prior to
issuance of
building
permits.
Monitoring
Frequency
Prior to final
map. Prior to
issuance of
building
permits.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 21 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
N2
Mitigation Measure
N-4 The following condition of approval shall be placed on all projects within the McClellan-
Palomar Airport Noise Impact Notification Area:
"Prior to the recordation of the first final (tract/parcel) map, or the issuance of the building
permits, whichever occurs first, the Developer shall prepare and record a notice that the
property is subject to overflight, sight and sound of aircraft operating from McClellan-
Palomar Airport, in a form meeting the approval of the Planning Director and City Attorney.
(See Noise Form #2, on file in the Planning Department)"
>
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Include in
project
conditions of
approval.
Monitoring
Frequency
Once, prior
to
recordation
of the final
map.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf V/7/age
Date Init.
Name
Robertson Ranch Master Plan Final EIR 22 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMftP
Appendix
A)
Bl
Mitigation Measure
B-1 The primary mitigation for impacts to HMP Species under the HMP is the conservation and
management of habitat for the species in the preserve system. The HMP also states, "In
addition, in compliance with the Endangered Species Act requirements that the impacts of
incidental take be minimized and mitigated to the maximum extent practicable, measures
to avoid and reduce impacts will apply citywide on a project level basis."
This measure requires that the development configuration depicted on the Master
Tentative Map for the East and West Villages include a minimum of 70% total of the on-site
coastal sage scrub for preservation. A conservation easement shall be established for the
proposed open space conservation areas.
As a condition of project approval, the applicant must comply with the requirements of all
regulatory agencies having jurisdiction over the project and any mitigation requirements of
the environmental documents for the project. Pursuant to Government Code Section
65871 and Carlsbad Municipal Code Title 20, Chapter 20.04, Section 20.04.140, the
applicant shall grant a conservation easement for the conservation, protection, and
management of fish, wildlife, native plants and the habitat necessary for biologically
sustainable populations of certain species thereof, in accordance with the City's adopted
Habitat Management Plan.
As such, prior to recordation of the final map or prior to issuance of a grading permit,
whichever occurs first, the project applicant shall take the following actions to the
satisfaction of the City of Carlsbad Planning Director in relation to the open space lot(s).
The Wildlife Agencies (U.S. Fish and Wildlife Service and California Department of Fish and
Game) shall review and approve the conservation entity, Property Analysis Record, and
conservation easement:
a. Select a conservation entity, subject to approval by the City, that possesses the
necessary qualifications to hold title to the open space lot(s) and manage it for
conservation purposes.
b. Prepare a Property Analysis Record (PAR) or other method acceptable to the City for
estimating the costs of management and monitoring of the open space lot(s) in
Responsible
Monitoring
Party
IBM
City Planning
Department -
Planning
Director in
consultation
with the
Wildlife
Agencies.
Required Time
of Application
Prior to
recordation of
the final map or
prior to
issuance of a
grading permit,
whichever
occurs first.
Monitoring
Frequency
Once, upon
completion.
East Village
D Select
conservation
entity
D Record
Conservation
Shown on
Plans/
Completion
Date
Verification:
Easf Village
(PAs 23D & E)
Date Init.
Name
Verification:
West V/7/age
(PA 23C)
Date Init.
Name
Verification:
West Village
(PAs 23A & B)
Date Init.
Name
Robertson Ranch Master Plan Final EIR 23 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
Mitigation Measure
perpetuity.
c. Based on the results of the PAR, provide a non-wasting endowment or other financial
mechanism acceptable to the Planning Director and Wildlife Agencies, to the selected
conservation entity in an amount sufficient for management and monitoring of the
open space lot(s) in perpetuity.
d. The PAR analysis for the open space preserve shall account for all of the monitoring and
management items identified for all Carlsbad covered species, including the monitoring
strategy identified in MHCP Volume III (see EIR Appendix A.3).
e. Prior to issuance of a grading permit or recordation of the first final map for each Phase,
provide evidence of transfer of fee title or easement over the open space lot(s) (for
each respective Phase) to the selected conservation entity.
Timing of Open Space Dedication:
East Villaae - PA 23D and 23E. An ooen soace and/or conservation easement shall be
recorded over PA 23D and PA 23E with the first final map (master final map) for the East
Responsible
Monitoring
Party
Required Time
ot Application
Prior to
recordation of
Monitoring
Frequency
Easement
D P.A.R.
D Monitoring
and
Manage-
ment Plan
D Endow-
ment
D Revege-
tation Plan
Wesf Viflage
D Select
conservation
entity
D Record
Conservation
Easement
D P.A.R.
Cl Monitoring
and
Manage-
ment Plan
D Endow-
ment
D Revege-
tation Plan
Shown on
Plans/
Completion
Date
Verification:
East Village
Robertson Ranch Master Plan Final EIR 24 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKP
Appendix
A)
Mitigation Measure
Village. At that time, title to the land and/or beneficiary of the easement shall be
transferred to the conservation entity or other management body acceptable to the City
of Carlsbad. The developer shall continue to hold maintenance responsibility for restored
or revegetated areas within these planning areas until the success criteria for the restored
or revegetated areas has been met, and maintenance responsibility has been transferred.
An easement for an area of coastal sage scrub restoration located within the habitat
corridor on the West Village (which is the responsibility of the East Village developer) shall
also be provided with the first final map (master final map) for the East Village.
West Villaae - PA 23C. An ooen space and/or conservation easement shall be recorded
over PA 23C with the first final map for the West Village. The timing of this dedication is
required with the West Village due to the coastal sage scrub restoration program that will
be implemented upon the expiration of the Parkway Nursery lease, within PA 23C. At that
time, title to the land and/or beneficiary of the easement shall be transferred to the
conservation entity or other management body acceptable to the City of Carlsbad. The
developer shall continue to hold maintenance responsibility for restored or revegetated
areas within these planning areas until the success criteria for the restored or revegetated
areas has been met, and maintenance responsibility has been transferred.
West Villaae - PAs 23A and 23B. An open space and/or conservation easement shall be
recorded over PA 23A and PA 23B with the first final map (master final map) for the West
Village. At that time, title to the land and/or beneficiary of the easement shall be
transferred to the conservation entity or other management body acceptable to the City
of Carlsbad. The developer shall continue to hold maintenance responsibility for restored
or revegetated areas within these planning areas until the success criteria for the restored
or revegetated areas has been met, and maintenance responsibility has been transferred.
Responsible
Monitoring
Party
Required Time
of Application
the final map or
prior to
issuance of a
grading permit
for the East
Village.
Prior to
recordation of
the final map or
prior to
issuance of a
grading permit
for the East
Village.
Prior to
recordation of
the final map or
prior to
issuance of a
grading permit
for the West
Village.
Monitoring
Frequency
Shown on
Plans/
Completion
Date
(PAs 23D & E)
Date Init.
Name
Verification:
West Village
(PA 23C)
Date Init.
Name
Verification:
West Village
(PAs 23A & Bj
Date Init.
Name
Robertson Ranch Master Plan Final EIR 25 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Bl
Mitigation Measure
B-2 Development and preservation areas shall be as shown on the exhibit labeled "HMP
Hardline Map" dated September 1 5, 2004 (as shown on Figure 3-6 of this EIR) (see Appendix
C of this MMRP). No fuel modification is permitted within the "hardline" open space areas
depicted on Figure 3-7 (fuel modification is limited to those areas shown on Figures 5.10-1
and 5. 10-2 only). -.
A coastal sage scrub restoration program shall be implemented as shown on Figure 5.5-6.
Restoration is proposed under two separate restoration plans as follows:
All slopes within the wildlife corridor (East and West Villages) that are graded as part of the
proposed project shall be restored with coastal sage scrub vegetation. The restoration
program shall be subject to a five-year maintenance and monitoring program, with a
requirement to meet agency-approved success criteria. This restoration program shall be
approved by the Wildlife Agencies prior to the commencement of any clearing or grading
associated with implementation of the proposed project (East and West Villages). The
restoration program shall include site preparation guidelines, implementation monitoring.
performance standards, long-term maintenance and monitoring methodology, and
contingency measures with a commitment to funding. Such measure shall also be
applicable to the ten (10) acres of additional coastal sage scrub restoration Calavera Hills II
LLC will implement within the preserve areas of the project.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Upon the
expiration of
the Parkway
Lease (expires
in August 2006
and will not be
renewed).
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village (PA
23D & E)
Date Init.
Name
Verification:
West Village
(PA 23C)
Date Init.
Name
Verification:
West Village
(PA 23A & B)
Date Init.
Name
Robertson Ranch Master Plan Final EIR 26 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
The revegetation of Area A (in Table A, as Appendix D to this MMRP) will be the
responsibility of the developer of the East Village and will be initiated prior to any clearing
or grading of existing costal sage scrub for the Robertson Ranch development.
The revegetation of Area B (in Table A, as provided in Appendix D to this MMRP) shall occur
once grading to an approximate 5:1 slope gradient has been completed. This grading will
be initiated upon expiration of the Parkway Nursery lease and vacation of the property by
the Nursery operation.
West Village - PA 23C. A separate restoration plan shall be prepared and implemented for
the portions of the project site within the habitat corridor currently subject to agricultural
activity and the Parkway Nursery lease. The restoration program shall be subject to a five-
year maintenance and monitoring program, with a requirement to meet agency-
approved success criteria. This restoration program shall be approved by the Wildlife
City Planning
Department in
consultation
with Biological
Monitor
City Planning
Department
Prior to any
clearing or
grading/
removal of
coastal sage
scrub habitat.
Once, upon
completion.
Verification:
East Village
Date Init.
Name
Prior to
approval of the
first Final Map
for Robertson
Ranch.
Once, upon
completion.
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 27 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required lime
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
Agencies prior to the commencement ot any clearing or grading associated with
implementation of the proposed West. The restoration program shall include site
preparation guidelines, implementation monitoring, performance standards, long-term
maintenance and monitoring methodology, and contingency measures with a
commitment to funding. However, this component of the restoration plan will be less
extensive than that identified above (restored slopes and 10-acre restoration area),
consisting primarily of hydroseeding, and with limited plantings, with the goal to re-
introduce native vegetation into these areas. This program will be implemented upon the
expiration of the Parkway Lease (which expires in August 2006 and which will not be
renewed).
Upon the expiration of the Parkway Nursery lease, the entire habitat corridor along the
SDG&E easement will be subject to a conservation easement and managed as open
space, except for those specific activities SDG&E undertakes within its utility easement
consistent with SDG&E's operation and maintenance requirements. Management of the
corridor is anticipated to be performed by an independent private or public conservation
entity experienced in management of biological resource areas. The amount of funds
required to manage and ensure long-term biological integrity of the habitat corridor will be
determined by a property analysis record (PAR) based on the specific requirements and
potential for urban stress on the corridor. Standard protocol for funding of such corridors
dictates that a non-wasting account (endowment) be set up by the owner of each portion
of the property (East Village, West Village) for their respective portion of corridor to be
managed.
The re-introduction of coastal sage scrub vegetation to Area C (in Table A, as provided in
Appendix D to this MMRP) will commence upon completion of grading within the corridor.
City Planning
Department
Prior to
approval of the
first Final Map
for Robertson
Ranch.
Once, upon
completion.
Verification:
Wesf Village
Date Init.
The Future West Village Revegetation (re-introduction of coastal sage scrub at PA3/EI City Planning Prior to Once, upon
Name
Verification:
Robertson Ranch Master Plan Final EIR 28 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Bl
Mitigation Measure
Camino Real) shall occur at the time that grading for the future residential street between
PA8/1 1 and PAID in the West Village is completed.
B-3 Prior to the recordation of a final map or issuance of a grading permit, whichever occurs
first, the applicant shall contribute an in-lieu Mitigation Fee (Category F) consistent with
Section E.6 of the City's Habitat Management Plan and City Council Resolution No. 2000-
223 as follows:
• Non-Native Vegetation Mitigation Fee: East Village = 0.76 acre; West Village = 0.52 acre
• Eucalyptus Woodland Mitigation Fee: East Village = 0.52 acre; West Village = 1 .88 acre
• Agricultural Lands Mitigation Fee: East Village = 0.00 acre; West Village = 8.47 acre
• Agricultural Lands Mitigation Fee: East Village = 84.50 acre; West Village = 1 35.50 acre
Responsible
Monitoring
Party
Department
City Planning
Department
Required Time
of Application
approval of
Final Maps for
West Village.
Prior to the
recordation of
a final map or
issuance of a
grading permit,
whichever
occurs first.
Monitoring
Frequency
completion.
Once, upon
contribution.
Shown on
Plans/
Completion
Date
Wesf Village
Date Init.
Name
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 29 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Bl
Mitigation Measure
B-4 To avoid impacts to adjacent open space habitats during construction all impacted open
space interfaces will require construction fencing, which clearly delineates the edge of the
approved limits of grading and clearing and environmentally sensitive areas beyond. This
fencing shall be maintained for the duration of construction activity. Implementation of this
measure shall be verified by the project Biological Monitor and reported to the City of
Carlsbad Planning Department concurrent with construction.
* The project applicant shall temporarily fence (with silt barriers) the limits of project
impacts (including construction staging areas and access routes) to prevent additional
habitat impacts and prevent the spread of silt from the construction zone into adjacent
habitats to be avoided. Fencing shall be installed in a manner that does not impact
habitats to be avoided. The applicant shall submit to the Service for approval, at least
seven days prior to initiating project impacts, the final plans and photographs for initial
clearing and grubbing of habitat and project construction. These final plans shall include
photographs that show the fenced limits of impact and all areas (including
riparian/wetland or CSS) to be impacted or avoided. If work occurs beyond the fenced
or demarcated limits of impact, all work shall cease until the problem has been
remedied to the satisfaction of the Service. Any upland habitat impacts that occur
beyond the approved fenced shall be mitigated at a minimum 5:1 ratio. Temporary
construction fencing shall be removed upon project completion.
Responsible
Monitoring
Party
Project
Biological
Monitor and
City Planning
Department
Required Time
of Application
Installation prior
to clearing,
grubbing, and
grading.
Monitoring
Frequency
Periodic
inspection
during
construction
of Easf
V/7/age.
D Fencing
D Plans/
photos to
USFWS
Periodic
inspection
during
construction
of Wesf
Village.
D Fencing
D Plans/
photos to
USFWS
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 30 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
Bl
VI
Mitigation Measure
B-S A Wildlife Agency-approved biological monitor shall be present to monitor clearing,
grading, and construction activities in the vicinity of biological open space areas. The
biological monitor shall have the authority to stop construction and require additional
precautions or conservation measures to protect the proposed open space preserve
areas, including the wildlife movement corridor, as necessary. Implementation of this
measure shall be verified by the City of Carlsbad Planning Department prior to and
concurrent with construction.
B f. if pnrrtrl '^'rin nf n trnilhnnH r nrnnnrrt^ ».,;+^:« *i^~ "^'-nhnnHIn" /PA °TF1 thn fnllnuyinn
located at loart 100 foot from riparian/wetland "ogotation' 3) bo located at loa't 500 foot
dotontion ba-in 'hall bo maHmrod and tho '"l t"h II bo cloanod a* noodod Miti ation
for im act- ar-ociafod with tho arkin ot -h «* ur on "ito Tho crook cro-in -hall
impact lo" than 0 °5 aero of land and '"ould ontail a bridgo that "pan" tho 100 yoar flood
2004 exhibit) and. 2| croato 12,000 square foot of wotland habitat in the panhandle aroa.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Hire qualified
biological
monitor prior to
clearing.
grading, and
grubbing.
"'
Monitoring
Frequency
Periodic
inspection
during
clearing,
grading, and
construction
activities in
the vicinity of
biological
open space
areas.
t~\n*-n 1 mnn
Shown on
Plans/
Completion
Date
Verification:
Easr Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
\/-.ri«.~n«>.n.
Dato Init
N m
Robertson Ranch Master Plan Final EIR 31 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
(n MMKP
Appendix
A)
B3
Mitigation Measure
B-7 This measure requires that "no net loss" of wetlands will occur with development of the
proposed project. The development configuration of the Master Tentative Map for the East
Village shall include the proposed on-site restoration area, unless prior to this time some
offsetting mitigation credit is given by the Wildlife Agencies for biological enhancement
within the West Village. A minimum of 0.22 acre of coastal and valley freshwater marsh
and 0.61 acre of southern willow scrub shall be provided. (Refer to EIR Table 5.5-7 provided
in Appendix E of this MMRP).
A 100-foot buffer from wetland vegetation shall be provided where feasible. Any proposed
reductions in buffer widths for a specific site shall require sufficient information to determine
that a buffer of lesser width will protect the identified resources. Such information shall
include, but is not limited to, the size and type of the development and/or proposed
mitigation (such as planting of vegetation or the construction of fencing) that will also
achieve the purposes of the buffer. The California Department of Fish and Game, and the
U.S. Fish and Wildlife Service staff shall be consulted in such buffer determinations.
Responsible
Monitoring
Party
City Planning
Department -
Planning
Director
City Planning
Department -
Planning
Director
Required Time
of Application
Prior to
approval of
Master
Tentative Map
for the East
Village.
Upon review of
development
proposals for
PA1.2, 20, and
22.
Monitoring
Frequency
Once, upon
completion.
DPA20
DPA22
DPA1
DPA2
Shown on
Plans/
Completion
Date
Verification:
East Village
only
Date Init.
Name
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf W/age
Date Init.
Name
Robertson Ranch Master Plan Final EIR 32 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
(n MMRP
Appendix
A)
Mitigation Measure
Notwithstanding that all wetlands and riparian impacts (0.83 ac.) are a result of the West
Village development; the mitigation site is located within the boundaries of the East Village
(within the panhandle, adjacent to the existing Calavera Hills mitigation project), or within
the on-site habitat corridor in a location approved by the Resource agencies. As
proposed, the restoration areas on the project site (PA 23E) contains sufficient area so as to
exceed normal mitigation requirements. EIR Figure 5.5-7 depicts the location of future on-
site wetlands/riparian restoration areas. (This figure is provided in Appendix F of this MMRP).
Also, prior to approval of a grading permit for the West Village, the Planning Director shall
confirm that a wetlands/riparian restoration plan has been prepared and approved by the
California Department of Fish and Game and the U.S. Army Corps of Engineers. Further,
enhancement or restoration within the Drainage A riparian corridor (between PA 1 and PA
2) can also constitute mitigation credit for wetlands impacts.
Responsible
Monitoring
Party
City Planning
Department -
Planning
Director
Required Time
of Application
Prior to
approval of a
Master
Tentative Map
for the West
Village.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Wesf Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR 33 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
B4
Mitigation Measure
B-8 This measure requires, per the HMP, no clearing of occupied gnatcatcher habitat or
construction that will result in direct impacts to sage scrub or which occurs within 300 feet of
occupied sage scrub shall take place between February 15 and August 31 unless
authorized by the Wildlife Agencies after consultation. Since the project's focused
gnatcatcher surveys were conducted in 2001, updated protocol-level surveys shall be
performed no longer than one year before the initiation of project construction for the East
Village, and subsequently, no longer than one year before the initiation of project
construction for the West Village, to provide an accurate mapping of current occupied
habitat. Surveys for loggerhead shrike shall also be conducted concurrently with
gnatcatcher surveys.
If clearing and construction cannot be restricted to outside of the breeding season
appropriate conservation measures shall be implemented, subject to the approval of the
Wildlife Agencies, to ensure that no impact to this species occurs. Avoidance of noise-
related impacts to occupied habitat can be assured through implementation of noise
reduction methods (e.g., a noise barrier or wall) to reduce noise within occupied habitat to
a level below 60 dBA and/or as allowed by the Wildlife Agencies. Implementation of this
measure shall be verified by the City of Carlsbad Planning Department concurrent with
construction.
Responsible
Monitoring
Party
City Planning
Department/
Wildlife
Agencies
Wildlife
Agencies
Required Time
of Application
Prior to the first
grading permit
and during
construction.
Updated
protocol
surveys within
one year prior
to initiation of
project
construction.
Approval for
clearing,
grubbing, or
grading if
proposed
between
February 15
and August 31.
Monitoring
Frequency
Periodic
inspection
during
grading or
construction
near
California
gnatcatcher
nests.
Prior to
issuance of
grading
permit.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 34 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRF
Appendix
A)
B5
Mitigation Measure
B-9 This measure requires that if sensitive nesting birds (e.g., least Bell's vireo or southwestern
willow flycatcher) are located outside of the project footprint, but within 300 feet of the
proposed work area, noise reduction measures (e.g., noise barrier/wall) shall be
implemented to prevent noise impacts within occupied habitat during the breeding
season (April 15 through July 31) subject to the approval of the Wildlife Agencies. Focused
surveys for the vireo and flycatcher were conducted in 2001 . If work is proposed within 300
feet of suitable habitat during the breeding season, updated surveys are required to ensure
that current occupied habitat is identified and appropriate noise reduction measures are
implemented as necessary. Noise reduction measures will need to meet the minimum
standard of reducing noise levels to below 60 dBA within occupied habitat, unless
otherwise agreed upon by the Wildlife Agencies. If construction within 300 feet of riparian
scrub or woodland habitat is not proposed during the breeding season, updated surveys
are not required. Implementation of this measure shall be verified by the City of Carlsbad
Planning Department.
Responsible
Monitoring
Party
City Planning
Department/
Wildlife
Agencies
Required Time
of Application
If work is
proposed within
300 feet of
suitable habitat
during the
breeding
season (April
15-August31).
Monitoring
Frequency
Periodic
inspection
during
grading or
construction.
Shown on
Plans/
Completion
Date
Verification:
Easf V/7/age
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 35 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
)n MMKP
Appendix
A)
B6
Mitigation Measure
B-10 This measure requires, per the HMP, that protocol surveys for burrowing owl shall be
conducted in all Standards Areas and any areas outside of the Focus Planning Areas that
contain suitable habitat. Winter surveys were conducted in 2005 and pre-grading surveys
shall be conducted prior to any construction. The surveys will serve to identify owl burrow
locations for the purposes of avoidance (where practicable) or passive relocation.
Specifically, if burrowing owls are identified on-site, the following HMP mitigation measures
will be implemented:
• Development shall avoid direct impacts to the nest site to the maximum extent
practicable. If impacts are unavoidable, any impacted individuals shall be relocated to a
conserved area of suitable size and characteristics, using passive or active methodologies
approved by the Wildlife Agencies.
Implementation of this measure shall be verified by the City of Carlsbad Planning
Department.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Surveys to be
completed
prior to grading
or construction.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 36 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
B7
Mitigation Measure
B-11 Prior to the issuance of a grading permit for the East Village, and subsequently the West
Village, a biological survey shall be conducted of the project area (if grading is proposed
during the breeding season). If active raptor and/or migratory bird nests are observed
during the construction phase of both the East Village and subsequently the West Village, a
buffer area of adequate width (typically 500 feet), as determined by the monitoring
biologist, shall be established between the construction activities and the nest so that
nesting activities are not interrupted. To avoid potential impacts, trees shall be removed
outside of the breeding season of local raptor species (trees shall be removed between
September through January). Noise attenuation and buffer (if required) shall remain in
place until the construction activities are completed or the nest is no longer active.
Implementation of this measure shall be verified by the City of Carlsbad Planning
Department.
Responsible
Monitoring
Party
Planning
Department
Required Time
of Application
Prior to issuance
of grading
permits for East
and West
Villages.
Trees shall be
removed
September
through
January.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf V//loge
Date Init.
Name
Robertson Ranch Master Plan Final EIR 37 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
B8
Mitigation Measure
B-12 This measure requires avoidance and/or mitigation of impacts associated with roadways
(within Linkage B): additional measures (e.g., fencing, lighting restrictions) shall be required
to encourage the continued use of the corridor and use of the two under crossings. It shall
be noted that only the first of these criteria (i.e., the fencing) is a direct responsibility of the
Robertson Ranch project relative to the College Boulevard undercrossing. The wildlife
undercrossing design shall be shown on the Master Tentative Map. The required measures
are described below:
• Where roads cross the corridor (Linkage B) a substantial fence shall be erected to funnel
wildlife toward appropriate underpasses. (Note: wildlife undercrossing locations shown in
Appendix C of this MMRP). These fences shall be buried at least one foot underground
so animals cannot readily dig underneath. As stated previously, fencing is not proposed
along El Camino Real, where it will occur on one side of the road only and could trap
wildlife on the roadway. The ultimate design and specific location of the fencing will be
decided in coordination with the Wildlife Agencies. Also, natural vegetative cover shall
be established and maintained at either end of the wildlife underpasses. Concrete V-
ditches shall be eliminated to allow for natural stream flows, and any water drainage
area in the base of each culvert shall be as narrow as possible and placed to the side,
rather than the center.
A
Responsible
Monitoring
Party
City Planning
and
Engineering
Departments
Required Time
of Application
At the time
specific plans
for the
proposed
undercrossings
are prepared
and submitted
to the City for
review, and
shown on the
Master
Tentative Map.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
College
Boulevard
Undercrossing
D Fencing
Verification:
West Village
Date Init.
Name
Street "2"
Undercrossing
(PA11 to PAID)
D Fencing
D Sound wall
D Light
D Vegetation
Robertson Ranch Master Plan Final EIR 38 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKF
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
• Installation of a 6-foot-high (measured from the ground up) wing fencing on both sides of
the culvert. The fencing shall have mesh that is smaller than 10 centimeters by 15
centimeters.
• Noise within the culverts shall not exceed 60 dBA Leq. This could be accomplished by
the use of sound walls.
• No artificial light shall stray within the culvert openings.
• Use of skylight openings within the underpass (on any new underpass) to allow for
vegetation cover within the underpass.
• All undercrossings shall be surrounded by native vegetation.
Implementation of this measure shall be verified by the City of Carlsbad Planning and
Engineering Departments at the time specific plans for the proposed undercrossings are
prepared and submitted to the City for review. The proposed wildlife corridor design shall
be reviewed by a qualified biologist.
Robertson Ranch Master Plan Final EIR 39 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
B9
Mitigation Measure
B-13 This measure requires that prior to approval of future building permits, each development
shall be inspected by the City's Parks and Planning Departments to determine that the
lighting restrictions established by the "Agreement" with the Wildlife Agencies will avoid
excess illumination of open space areas through repositioning, redirecting (shielding, down-
casting), and/or the use of low sodium lighting. The sports park lighting, and any periphery
lighting (including low-sodium lights) adjacent to the wildlife habitat corridor shall be
designed so that there is no measurable (shall not exceed 3 footcandles) light spillover into
the habitat corridor, and a small passive use area will be included in the park's design at
the top of slope to buffer the wildlife corridor. In areas where spillover exceeding 3
footcandles cannot be avoided, trees shall be located near the light standards to filter the
light spillover into the open space. The following measures shall be implemented:
• Maximum light spillover shall not exceed 3 footcandles
• Use of full cut-off lighting fixtures
• Limit hours of operation to 10:00 p.m. (park use)
• Additional trees shall be planted between the open space and residential areas and the
future sports field light standards.
The Wildlife Agencies will provide further review of the lighting analysis prepared for the
Robertson Ranch Master^lan Program EIR and the proposed lighting plan to ensure that
light spillover has been appropriately attenuated.
Responsible
Monitoring
Party
City Planning
and Parks
Departments in
consultation
with Wildlife
Agencies
City Planning
Department
Required Time
of Application
Prior to
approval of
park
development
plans.
• Trees to be
planted in
conjunction
with grading for
corridor
adjacent to
park site.
• Additional
trees to be
planted on
park site in
conjunction
with park
development.
as needed.
Include in
conditions of
approval for
residential and
commercial
development
areas that lights
shall be
shielded to
prevent light
spillover.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
West Village
DPA12
Date Init.
Name
Robertson Ranch Master Plan Final EIR 40 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
B9
Mitigation Measure
B-14 To ensure continued use of Linkage B and all areas of biological open space by a variety of
HMP species, efforts to reduce detrimental edge effects shall be undertaken. Any linear
vegetation feature has an increased amount of edge relative to a large vegetation patch.
If this increased amount of edge is bordered by development or disturbed habitat the
potential for detrimental edge effects is high. To combat these effects the following
measures are required:
• Residents whose lots back onto the Linkage lands, shall be apprised through the
developments CC&R's of the sensitivity of the adjacent lands via signage and informed
of penalties for illegal intrusion (via uncontrolled access points or expansion of
landscaping, etc.), and/or illegal dumping (materials into biological open space).
• Fencing shall be installed to deter open access to the biological open space where the
open space lies adjacent to residential development, ancillary facilities, or a roadway.
Fencing shall also preclude (to the extent feasible) access of the open space by
domestic pets. Access points to the biological open space shall be carefully controlled
to reduce habitat degradation.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Prior to
approval of
CC&R's.
Prior to
recordation of
final map.
Monitoring
Frequency
Once, upon
completion
of CC&R's.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 41 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
B9
Mitigation Measure
B-15 Two noxious plant species: giant cane (arundo donax) and pampas grass (corfaderio
jubata) shall be eliminated from all areas of the property to be retained in open space. If
identified, additional significant noxious plant species currently growing within Linkage B
shall be flagged by a trained biologist and carefully removed (if such a removal can
practically be achieved) so that seeds are not dispersed.
In addition, the use of invasive exotic plants within landscaping areas adjacent to the
proposed open space areas shall be prohibited through the application of Covenants,
Conditions, and Restrictions (CC&R's). The list of invasives shall be those identified on List A
and List B of the California Exotic Plant Council's List of Exotic Plants of Greatest Ecological
Concern in California, as of October, 1999, and updated if applicable. Implementation of
this measure shall be verified by the City of Carlsbad Planning Department during review of
proposed landscape plans.
Responsible
Monitoring
Party
Project
Biologist
City Planning
Department
City Planning
Department
Required Time
of Application
Removal of
invasive species
shall be in
conjunction
with
revegetation
plans.
Include list of
exotic species
in CC&R's.
Review
proposed
landscape
plans.
Monitoring
Frequency
During
implementati
on of
revegetation
plans.
Incorporate
into draft
CC&R's prior
to approval
of final map.
Submit
recorded
CC&R's prior
to issuance
of a building
permit.
Once, upon
review of
landscape
plans.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 42 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Bl
Mitigation Measure
B-16 The project's open space shall be included within (contribute to) the Carlsbad Habitat
Management Plan preserve areas. Management of the designated open space shall be
undertaken by a professional management entity (e.g.. Center for Natural Lands
Management) with experience in managing biological open space in the Southern
California region. An area specific management plan shall be developed and a non-
wasting endowment or other financial guarantee shall be established (based upon a
Property Analysis Record) by the developer to fund the management of the preserve
except where other management funds become available. The designated management
entity will ensure compliance with the HMP conditions of coverage for HMP species through
implementation of the approved area specific management plan. Specifically, suitable
riparian habitat for least Bell's vireo and yellow-breasted chat and suitable upland habitats
for California gnatcatcher and southern California rufous-crowned sparrow within the open
space will be managed to meet the conditions of coverage for these species, if present.
In order to provide for the cost of the long-term maintenance and biological monitoring
program for the preserve, a long-term management program shall be defined and funded.
The criteria for trail development (e.g., fencing, signage) shall be included in the
management program. The property owner/on-site environmental manager will initially
propose a scope of work for the long-term management program. The scope of work shall
then be subject to review by the City and Wildlife Agencies. Based upon the scope of work
and associated costs agreed to by the developer or their successors and the City, a
funding mechanism for the long-term maintenance can be a non-wasting endowment or
other financial guarantee acceptable to the City. The long-term maintenance program
shall be a separate agreement between the City and the property owner.
Responsible
Monitoring
Party
Wildlife
Agencies and
City Planning
Department.
Required Time
of Application
PA 23D & E:
Prior to
approval of the
first final map or
grading permit
for the East
Village.
PA 23C: Prior to
approval of the
first final map
for the
Robertson
Ranch Master
Plan, or
issuance of a
grading permit
for the habitat
corridor.
PA 23A & B:
Prior to
approval of the
first final map or
grading permit
for the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
(PA 23D & E;
Date Init.
Name
Verification:
West Village
(PA23Q
Date Init.
Name
Verification:
West Village
IPA23A & B)
Date Init.
Name
Robertson Ranch Master Plan Final EIR 43 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
B4, B9
Mitigation Measure
B-17 A monitoring biologist approved by the Service shall be on site during initial clearing and
grubbing of habitat, which should occur outside of the gnatcatcher breeding season, or as
allowed pursuant to Mitigation Measure B-8.
The monitoring biologist shall perform a minimum of three focused surveys, on separate
days, to determine the presence of gnatcatchers in the project impact footprint outside
the gnatcatcher breeding season. Surveys shall begin a maximum of seven days prior to
performing vegetation clearing/grubbing and one survey shall be conducted the day
immediately prior to the initiation of remaining work. If any gnatcatchers are found within
the project impact footprint, the biologist shall direct construction personnel to begin
vegetation clearing/grubbing in an area away from the gnatcatchers. In addition, the
biologist shall walk ahead of clearing/grubbing equipment to flush birds towards areas of
CSS to be avoided. It shall be the responsibility of the biologist to ensure that gnatcatchers
shall not be injured or killed by vegetation clearing/grubbing.
The biologist shall also record the number and location of gnatcatchers disturbed by
vegetation clearing/grubbing. The applicant shall notify the Service at least seven days
prior to vegetation clearing/grubbing to allow the Service to coordinate with the biologist
on bird flushing activities.
Responsible
Monitoring
Party
City Planning
Department
and U.S. Fish
and Wildlife
Service
Required Time
of Application
Hire Biological
Monitor prior to
issuance of
grading permit.
Monitor present
during initial
clearing and
grubbing of
habitat.
Surveys no
more than
seven days
prior to
performing
vegetation
clearing/
grubbing and
one survey the
day before the
initiation of
remaining work.
Monitoring
Frequency
Ongoing,
throughout
clearing and
grubbing.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 44 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
B4, B9
Mitigation Measure
B-18 For subsequent construction work performed during the gnatcatcher breeding season, a
monitoring biologist shall be on site during significant noise-generating project construction
activities (e.g., including but not necessarily limited to grading, drilling, blasting, etc.) within
300 feet of preserved habitat to ensure compliance with all conservation measures. The
biologist shall be knowledgeable of upland biology and ecology. The applicant shall
submit the biologists name, address, telephone number, and work schedule on the project
to the Service at least 30 days prior to initiating project impacts. The biologist shall perform
the following duties:
• The project biologist shall determine the presence of gnatcatchers, nest building
activities, egg incubation activities, or brood rearing activities within 300 feet of the
project impact limits within the gnatcatcher breeding season. The applicant shall notify
the Service within 24 hours of locating any gnatcatchers. If a nest is found in or within 300
feet of initial vegetation clearing/grubbing or project construction, work shall be
postponed within 500 feet of the nest. The applicant shall contact the Service to discuss:
1) the best approach to avoid/minimize impacts to nesting birds (e.g., sound walls), and
2) a nest monitoring program. The surveys shall begin a maximum of seven days, prior to
vegetation clearing/grubbing or project construction and one survey shall be
conducted the day immediately prior to the initiation of work;
• Work may be initiated subject to implementation of the avoidance and/or minimization
measures and nest monitoring program approved by the Service. Nest success or failure
shall be established by regular and frequent trips to the site, as determined by the
biologist and through a schedule approved by the Service. The biologist shall determine
whether bird activity is being disrupted. If the biologist determines that bird activity is
being disrupted, the applicant shall stop work and coordinate with the Service to review
the avoidance/minimization approach. Coordination between the applicant and
Service to review the avoidance/minimization approach shall occur within 48 hours.
Upon agreement as to the necessary revisions to the avoidance/minimization approach.
work may resume subject to the revisions and continued nest monitoring. Nest monitoring
shall continue until fledglings have dispersed or the nest has been determined to be a
failure, as approved by the Service;
• Inspect the fencing and erosion control measures within or up-slope of all restoration
and/or preservation areas a minimum of once per week and daily during all rain events
to ensure that any breaks in the fence or erosion control measures are repaired
Responsible
Monitoring
Party
City Planning
Department
and U.S. Fish
and Wildlife
Service
Required Time
of Application
At least 30 days
prior to
commence-
ment of
construction.
Monitoring
Frequency
Ongoing,
throughout
construction
process.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 45 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRF
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
immediately;
• Train all contractors and construction personnel on the biological resources associated
with this project and ensure that training is implemented by construction personnel. At a
minimum, training shall include: 1) the purpose for resource protection; 2) a description of
the gnatcatcher and its habitat; 3) the conservation measures given in the draft
subsequent EIR that shall be implemented during project construction, including strictly
limiting activities, vehicles, equipment, and construction materials to the fenced project
footprint to avoid sensitive resource areas in the field (i.e., avoided areas delineated on
maps or on the project site by fencing); 4) environmentally responsible construction
practices as outlined in measure 8; 5) the protocol to resolve conflicts that may arise at
any time during the construction process; and, 6) the general provisions of the
Endangered Species Act, the need to adhere to the provisions of the Endangered
Species Act, the penalties associated with violating the Endangered Species Act;
• Halt work, if necessary and confer with the Service to ensure the proper implementation
of species and habitat protection measures. The biologist shall report any violation to the
Service within 24 hours of its occurrence;
• Submit weekly letter reports (including photographs of impact areas) to the Service
during clearing of habitat and/or project construction within 300 feet of avoided habitat.
The weekly reports shall document that authorized impacts were not exceeded, work
did not occur within the 300-foot setback except as approved by the Service, and
general compliance with all conditions. The reports shall also outline the duration of
gnatcatcher monitoring, the location of construction activities, the type of construction
which occurred, and equipment used. These reports shall specify numbers, locations,
and sex of gnatcatchers (if present), observed gnatcatcher behavior (especially in
relation to construction activities), and remedial measures employed to avoid, minimize,
and mitigate impacts to gnatcatchers. Raw field notes shall be available upon request
by the Service; and,
• The biological monitor shall submit a final report to the Service within 60 days of project
completion that includes; as-built construction drawings with an overlay of habitat that
was impacted and avoided, photographs of habitat areas that were to be avoided,
and other relevant summary information documenting that authorized impacts were not
exceeded and that general compliance with all mitigation measures in the EIR was
achieved.
Robertson Ranch Master Plan Final EIR 46 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(impact
provided
in MMRP
Appendix
A)
B9
- > Mitigation Measure
B-19 The applicant shall ensure that the following conditions are implemented during project
construction:
• Employees shall strictly limit their activities, vehicles, equipment and construction
materials to the fenced project footprint;
• To avoid attracting predators of the gnatcatcher, the project site shall be kept as clean
of debris as possible. All food related trash items shall be enclosed in sealed containers
and regularly removed from the site;
• Pets of project personnel shall not be allowed on the project site;
• Disposal or temporary placement of excess fill, brush or other debris shall not be allowed
in waters of the United States or their banks;
• All equipment maintenance, staging, and dispensing of fuel, oil, coolant, or any other
such activities shall occur in designated areas outside of waters of the United States
within the fenced project impact limits and in such a manner as to prevent any runoff
from entering waters of the United States, and shall be shown on the construction plans.
Fueling of equipment shall take place within existing paved areas greater than 100 feet
from waters of the United States. Contractor equipment shall be checked for leaks prior
to operation and repaired as necessary. "No-fueling zones" shall be designated on
construction plans;
• Night lighting, if any, of construction staging areas shall be of the lowest illumination
necessary for human safety, selectively placed, shielded, and directed away from
natural habitats.
• The project applicant shall temporarily fence (with silt barriers) the limits of project
impacts (including construction staging areas and access routes) to prevent additional
habitat impacts and prevent the spread of silt from the construction zone into adjacent
habitats to be avoided. Fencing shall be installed in a manner that does not impact
habitats to be avoided. The applicant shall submit to the Service for approval, at least
seven days prior to initiating project impacts, the final plans and photographs for initial
clearing and grubbing of habitat and project construction. These final plans shall include
photographs that show the fenced limits of impact and all areas (including
riparian/wetland or CSS) to be impacted or avoided. If work occurs beyond the fenced
or demarcated limits of impact, all work shall cease until the problem has been
remedied to the satisfaction of the Service. Any upland habitat impacts that occur
Responsible
Monitoring
Party
City
Engineering
and Planning
Departments
Required Time
of Application
Notification by
developers at
commence-
ment of
construction.
Monitoring
Frequency
Ongoing,
throughout
construction.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 47 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
beyond the approved fenced shall be mitigated at a minimum 5:1 ratio. Temporary
construction fencing shall be removed upon project completion.
Landscaping shall not use plants, that require intensive irrigation, fertilizers, or pesticides
adjacent to preserve areas and water runoff from landscaped areas shall be directed
away from the biological conservation easement area and contained and/or treated
within the development footprint, where feasible. The applicant shall submit a draft list of
species to be included in the landscaping to the Service for approval at least 30 days
prior to initiating project impacts. The applicant shall submit to the Service the final list of
species to be included in the landscaping within 30 days of receiving approval of the
draft species list.
The San Diego County Invasive Ornamental Plant Guide shall be used in developing the
landscape plan for the proposed project.
Restrictions on the use of invasive plant species shall be included in the project CC&R's.
Coyote Roller devices shall be installed on fences that interface with the perimeter of
proposed open space preserve areas, to the extent feasible.
Robertson Ranch Master Plan Final EIR 48 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
BIO
Mitigation Measure
B-20 The following vernal pool management actions shall be incorporated into the preserve
management of PA 23E:
• Fencing around the vernal pool areas shall be installed to prevent potential
impacts from foot traffic and to prevent collection of any flowering plants or
tadpoles, particularly in light of the pools' location immediately down slope from
an offsite residential, landscaped area.
• Pool hydrology is likely to be effected by summer runoff from the off-site, upslope
development. Changes in drainage patterns and the possible addition of fertilizer
or herbicide runoff from the upslope landscaping may transform pools into more
permanent wetlands or transform the vegetative components of the pools by
favoring invasive species. The preserve manager shall work closely with the
adjacent Calavera Hills homeowners association and their landscape
maintenance contractor to avoid application of excess drainage, herbicides and
pesticides upslope from the existing vernal pools.
• Exotic plant invasion shall be prevented through the use of selective weeding, appropriate
herbicide application, or designed grazing.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Include in
Open Space
Management
Plan.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 49 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Bll
B4, B5,
B6, B7,
B9
Mitigation Measure
B-21 East Village. Additional focused surveys for the Brod/aea fififolia shall be conducted within
the clay soil regions of the East Village (clay soils are located only in locations south of
Cannon Road) prior to grading only if winter into spring 2005-2006 rainfall exceeds 10
inches. If rainfall exceeds 10 inches in the season prior to grading, and if a new Brod/aea
filifolia survey is necessary, and if Brod/aea filifolia is found, per HMP narrow endemic
conservation standards (HMP, pages D-89 and D-90) it would be subject to required
preservation of 80% of any newly discovered population. If precipitation is less than 10
inches, the results of the 2003 surveys shall be considered the best available assessment of
this species presence/absence status on-site and no further action related to this species is
necessary.
West Village. If sufficient precipitation (greater than 10 inches) occurs prior to grading of
the West Village, surveys should be conducted to provide an opportunity to identify
Brod/aea filifolia under peak emergence conditions. Surveys for the West Village should not
necessarily be conducted immediately prior to ground disturbance. The survey timing
should be dictated by optimal emergence conditions. If precipitation of greater than 10
inches does not occur prior to grading for the West Village, then the results of the 2003
surveys shall be utilized to assess impacts to this species.
B-22 The project shall comply with all applicable conditions of coverage for Carlsbad HMP
covered sensitive animal species observed on the project site, as identified in the MHCP
Volume II, including:
a) Cooper's hawk
b) Least Bell's vireo
c) Yellow-breasted chat
Responsible
Monitoring
Party
City Planning
Department
City Planning
Department in
consultation
with Wildlife
Agencies.
Required Time
of Application
If precipitation
greater than
10" occurs prior
to grading.
Include in
Open Space
Management
Plan.
Monitoring
Frequency
Once, upon
completion.
Once, upon
approval of
plan.
Shown on
Plans/
Completion
Date
Verification:
East V/7/age
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Verification:
Date Init.
Name
Robertson Ranch Master Plan Final EIR 50 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
B9
Mitigation Measure
B-23 Proposed trails specifically allowed within the proposed Master Plan open space planning
areas shall be managed by the City of Carlsbad or by a conservation management entity
with familiarity with the specific Recreation and Public Access measures identified in MHCP
Volume 1. The Robertson Ranch Open Space management program shall be consistent
with these measures, including provision of litter control, limiting use during the breeding
season, discouraging trespass off of the trail, prohibiting equestrian uses on the trail, erosion
control, provision of signage, lighting restrictions, limitations on biking, and establishment of
patrols to monitor.
Responsible
Monitoring
Party
City Planning
Department in
consultation
with Wildlife
Agencies.
Required Time
of Application
Include in
Open Space
Management
Plan.
Monitoring
Frequency
Once, upon
approval of
plan.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 51 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
Mitigation Measure
CR1 CR-1 A phased data recovery system shall be completed for the significant archaeological sites
impacted by the proposed project in compliance with the City of Carlsbad's Cultural
Resource Guidelines Criteria and Methodology for completing a Data Recovery Program
Phase III (City of Carlsbad, 1990). (Note: Appendix G (City confidential map) of this MMRP
provides cultural resource site locations). This phased data recovery approach shall be
employed to ensure that the scope of proposed sampling is valid with respect to research
questions that address data gaps of impact and interest. Data recovery provides for a
sample of the site to be excavated, artifacts and ecofacts to be analyzed, special studies
(i.e. radiocarbon dating, residue analysis, obsidian hydration and sourcing) and a report of
findings which addresses the important research questions. A research design shall be
prepared prior to data recovery, subject to peer review, prior to initiation of data recovery.
In addition, monitoring of brushing, grading, and trenching shall be required during the
construction of the project in order to identify any significant components of each
archaeological site that were not observed during data recovery excavations. Monitoring
will also focus on any potential to discover sites that were not identified in the previous
surveys due to the resources being buried or masked from view. In the event that any
previously unrecorded sites are discovered during brushing, grading, or trenching, a
significance evaluation shall be performed, and, if found to be important, mitigation
Responsible
Monitoring
Party
tmmmKMmliimmmim
City Planning
Department
Required Time
of Application
3?g?iiliolliiiillii?§iiiiPI
Hiring qualified
archaeologist
prior to
issuance of a
grading permit.
Grading
release letter
prior to
issuance of a
grading permit.
Monitoring
throughout
grading
operations.
Monitoring
Frequency
Once, prior
to issuance
of grading
permit.
East Village
DSDI-10,610
(PAH)
DSDI-10,611
DSDI-10,135
QSDI-10,138
West Village
DSDI-10,610
(PA 13)
D SDI-10,609
Once, prior
to issuance
of grading
permit.
Ongoing
throughout
grading
operations.
Shown on
Plans/
Completion
Date
Bj^J^^^^^^^^^^^^^^^^
Verification:
East Village
Date Init,
Name
Verification:
West W/age
Date Init.
Name
Robertson Ranch Master Plan Final EIR 52 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
Mitigation Measure
applied before grading can resume at the location of the discovery. All archaeological
resources, unless otherwise required by law and other than burial-related artifacts, that are
excavated or removed from prehistoric or historic sites during testing, data recovery
projects and all associated project data, including but not limited to field notes, photos,
catalogues and final reports will be permanently curated at a qualified repository as
defined by the "State of California Guidelines for the Curation of Archaeological
Collections." Owner (project developer) agrees additionally to execute a release of title
form and to pay such fees as required for curation that are in effect at such qualified
repository at the time of curation. All curation shall be accomplished within six (6) months
from completion of project.
The applicant shall provide verification that a qualified archaeologist and/or
archaeological monitor has been retained to implement the archaeological construction
monitoring and data recovery programs. Verification shall be documented by a letter from
the applicant and the archaeologist/archaeological monitor to the City.
Responsible
Monitoring
Party
Required Time
of Application
Technical
report upon
completion of
grading
activities.
Monitoring
Frequency
Once, upon
completion
of grading
activities.
Shown on
Plans/
Completion
Date
Robertson Ranch Master Plan Final EIR 53 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
CR1
Mitigation Measure
CR-2 As a means of mitigating cultural concerns of the Luiseno people, monitoring of grading in
the archaeological site locations shall be performed by either knowledgeable Luisenos or
archaeologists. The field monitors shall have the authority to temporarily halt grading and
to examine prehistoric resources if they are encountered. Prior to the commencement of
grading for the East and West Villages, respectively, the Construction Contractor shall meet
with Archaeological Monitor to determine when grading and archaeological monitoring
will take place in proximity to archaeological sites.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Initial
coordination
prior to
issuance of a
grading permit.
Monitoring
throughout
grading
activities.
Monitoring
Frequency
Concurrent
with initial
grubbing
and/or
grading in
the East
Village.
Concurrent
with initial
grubbing
and/or
grading in
the West
Village.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 54 April 2006
Mitigorfon Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
CR1
Mitigation Measure
CR-3 Prior to commencement of grading of the East and West Villages, the developer shall enter
into a pre-excavation agreement with a representative of the San Luis Rey Band of Mission
Indians. The purpose of the agreement will be to formalize procedures for the treatment of
Native American human remains, burial, ceremonial or cultural sites that may be
uncovered during any ground disturbance activity.
In the event archaeological features are discovered, the archaeological monitor shall be
empowered to suspend work in the immediate area of the discovery until such time as a
data recovery plan can be developed and implemented. Work outside the area of the
find shall proceed along with the continuation of archaeological monitoring.
>
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Pre-excavation
agreement
prior to
commence-
ment of
grading of the
East and West
Villages.
Monitoring
throughout
grading
activities.
Monitoring
Frequency
Once, upon
completion.
Concurrent
with initial
grading and
grubbing.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 55 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRF
Appendix
A)
GS1
Mitigation Measure
f ^**(PwwM**°'^^B^8'3S55*:$&3*™^*""^ ^^^IPSgf^^^^^^'^^^^y^^^^iteg^^^^^^^^^^^^jgiS^^j^TOlllaM^^^^^iiSli^^ftHBi^^^^^^^^^^^
GS-1 All future grading and construction of the project site shall comply with the geotechnical
recommendations contained in the geotechnical report. This report identifies specific
measures for mitigating geotechnical conditions on the project site, and addresses soils
earthwork, corrosion and expansion potential, subsurface waters, slope stability,
liquefaction stability, and regional seismicity and faulting.
Responsible
Monitoring
Party
City Building
and
Engineering
Departments
Required Time
of Application
Concurrent
with grading
and prior to
issuance of
building permit.
At time of
foundation
inspection.
Monitoring
Frequency
Once, upon
completion.
Prior to
issuance of a
building
permit, and
ongoing
throughout
construction.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 56 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
GS2
Mitigation Measure
GS-2 A minimum 10 to 15 toot layer of non-liquefiable soil material (i.e., compacted fill plus
alluvium above the groundwater table) shall be provided beneath any structure. If the
groundwater table rises above its current level, then new design and construction
measures will need to be included into the proposed project to reduce any potential
liquefaction impacts.
Responsible
Monitoring
Party
City
Engineering
Department
Required Time
of Application
During grading,
plan check,
and inspection.
Prior to issuance
of a grading
permit.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
fast Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 57 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
fallon
PRl
Mitigation Measure
taDvnu**it ftA*i*iin*A«v- ' ~*%t$T -™- > <sr *-"•*--lvl|wyl\»M« IVCfaUUI VS8 < *?' -~.t'-Mr~ - -* j- ^ ,- - . ™<^jHSs»-'«5IP«**V^vl|Si^|gE
PR-1 Prior to site grading, a qualified paleontologist shall be retained to carry out an appropriate
mitigation program. (A qualified paleontologist is defined as an individual with an MS or
Ph.D. in paleontology or geology who is familiar with paleontology procedures and
techniques.)
• The qualified paleontologist shall be present at the pre-construction meeting to consult
with grading and excavation contractors.
• A paleontological monitor shall be on-site a minimum of half-time during the original
cutting of previously undisturbed Santiago Formation to inspect cuts for contained fossils.
In the event that fossils are discovered, it may be necessary to increase the per/day in
field monitoring time. Conversely, if fossils are not being found then the monitoring shall
be reduced. (A paleontological monitor is defined as an individual who has experience
in the collection and salvage of fossil materials. The paleontological monitor shall work
under the direction of a qualified paleontologist.)
• When fossils are discovered the paleontologist (or paleontological monitor) shall recover
them. In most cases, this fossil salvage can be completed in a short period of time.
However, some fossil specimens (such as a complete large mammal skeleton) may
require an extended salvage period. In these instances the paleontologist (or
paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to
allow recovery "of fossit remains in a timely manner. Because of the potential for the
recovery of small fossil remains, such as isolated mammal teeth, it may be necessary in
certain instances, to set up a screen-washing operation on the site.
• Fossil remains collected during the monitoring and salvage portion of the mitigation
program shall be cleaned, repaired, sorted, and cataloged.
• Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall
either be deposited (as a donation) in a scientific institution with permanent
paleontological collections such as the San Diego Natural History Museum or retained by
the City and displayed to the public at an appropriate location such as City Hall.
• A final summary report shall be completed and retained on file at the City that outlines
the results of the mitigation program. This report shall include discussions of the methods
used, stratigraphic section(s) exposed, fossils collected, and significance of recovered
fossils.
Responsible
Monitoring
Party
City Planning
Department
Required Time
of Application
Monitoring
Frequency
Hiring qualified
paleontologist
prior to
issuance of a
grading permit.
Monitoring
throughout
grading
activities
Ongoing,
throughout
grading.
Shown on
Plans/
Completion
Date
Retain
Paleontologist:
Verification:
Easf Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Summary
Report:
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 58 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKP
Appendix
A)
Mitigation Measure
HM1 HM-1 Prior to site grading, in any areas containing stained soil, the stained soil shall be removed
and properly disposed of in accordance with federal, state and local requirements in order
to eliminate this potential health hazard from the project site. A hazardous materials
specialist shall verify that materials have been properly disposed of prior to site grading.
Implementation of this measure shall be verified by the City of Carlsbad Planning and
Engineering Departments.
N
Responsible
Monitoring
Party
City Planning
and
Engineering
Departments
Required Time
of Application
||i|i||iil|K||tPM|gg||W
Verification of
removal of
hazardous
materials prior
to issuance of
first site grading
permit.
Monitoring
Frequency
gtSJMfeyiaiBafesi
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
Date Init.
Name
Verification:
West Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 59 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
HM1
Mitigation Measure
HM-2 Prior to demolition of the Connor Ranch House, located on the West Village, an asbestos
investigation shall be conducted and mitigation report prepared. The mitigation report
shall identify appropriate clean-up and disposal requirements necessary to avoid releasing
asbestos into the air. Implementation of this measure shall be verified by the City of
Carlsbad Planning and Building Departments.
>
Responsible
Monitoring
Party
City Planning
and Building
Departments
City Planning
and
Engineering
Departments
Required Time
of Application
Asbestos
investigation
report shall be
submitted prior
to issuance of
demolition
permit.
Verification of
removal of
hazardous
materials.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Wesf V/7/age
only
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR 60 April 2006
Mitigotion Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
HM2
Mitigation Measure
HM-3 All trash and debris within the project site shall be disposed of off-site, in accordance with
current, local, state, and federal disposal regulations. Any buried trash/debris encountered
shall be evaluated by an experienced environmental consultant prior to removal.
Implementation of this measure shall be verified by the City of Carlsbad Planning and
Engineering Departments.
Responsible
Monitoring
Party
City Planning
and
Engineering
Departments
Required Time
of Application
Prior to issuance
of first grading
permit.
Monitoring
Frequency
Ongoing
during initial
grubbing
and grading.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 61 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMRP
Appendix
A)
HM3
Mitigation Measure
HM-4 Prior to approval of the tentative map for the West Village, a detailed agricultural chemical
residue survey will be required to fulfill the requirement of the City of Carlsbad's Standard
Agricultural Area Mitigation Condition (for agricultural sites). As part of the mitigation
condition, a report shall be presented to the San Diego County Department of
Environmental Health Site Assessment (DEH) Voluntary Assistance Program and Regional
Water Quality Control Board for review and comment prior to receipt of a grading permit.
•>
The residue survey shall include surficial soil sampling from depths of 1/2 foot and 1 1/2 feet
within areas planned for grading, as well as within current storage and mixing areas. The
County DEH will recommend a representative sampling of earth materials within the subject
parcel, to consist of collection from two locations within each one-acre grid. Soil samples
collected shall be tested for Chlorinated Pesticides and PCB's (EPA test method 8081),
Organophosphorous Pesticides (EPA test method 8141), and Chlorinated Herbicides (EPA
test method 8151). Soils shall be remediated to a level deemed acceptable for residential
uses according to federal, state, and local guidelines and standards.
Implementation of this measure shall be verified by the City of Carlsbad Planning and
Engineering Departments and in consultation with the County Department of
Environmental Health.
Responsible
Monitoring
Party
City Planning
and
Engineering
Departments;
County
Department of
Environmental
Health
Required Time
of Application
Concurrent
with
development
applications for
the West
Village.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Wesf Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR 62 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRF
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
GA1 GA-1 The proposed retaining wall adjacent to the north side of El Camino Real (within PA 23A)
shall be constructed of a natural bluff face appearance so as to blend into the existing
topography and minimize the visual impact along this corridor. Plans for the construction of
the retaining wall shall be provided to the City concurrent with development applications
for the West Village. Compliance with this measure shall be verified by the City of Carlsbad
Planning and Engineering Departments.
City Planning
and
Engineering
Departments
Concurrent
with
development
applications for
the West
Village.
Once, upon
completion.
Verification:
Wesf Village
only
Date Init.
Name
GA2 GA-2 This mitigation measure is identical to Mitigation Measure B-13 on page 40 of this MMRP.
Robertson Ranch Master Plan Final EIR 63 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
In MMKP
Appendix
A)
Mitigation Measure
HI
H2
H-1 This measure requires that consistent with the Local Facilities Management Plan (LFMP),
drainage facilities shall be provided concurrent with future development of the East
Village. Prior to approval of grading permits for development within the East Village, the
City Engineer must approve the necessary onsite and offsite storm drain facilities as
required by the Master Drainage and Storm Water Quality Management Plan, LFMP and
Drainage Study. The required storm drain facilities include but are not limited to:
• 84-inch RCP from BJB detention basin
• Proposed onsite drainage plan (Figure 5.14-4)
H-2 This measure requires that consistent with the Local Facilities Management Plan (LFMP) and
Drainage Study, drainage facilities shall be provided concurrent with future development
of the West Village. Prior to approval of grading permits for development within the West
Village, the City Engineer must approve the necessary onsite and offsite storm drain
facilities as required by the Master Drainage and Storm Water Quality Management Plan,
LFMP and Drainage Study. The required storm drain facilities include but are not limited to:
• Facility BFB
• Facility BF1
• Detention basins in Planning Areas 1, 2, 7, and 1 1
• Facility BFA
• Proposed onsite drainage plan (Figure 5.12-6)
Responsible
Monitoring
Party
SgPgsiJJSPiTOPaiMTOi&gw^
City of
Carlsbad
Engineering
Department -
City Engineer
City of
Carlsbad
Engineering
Department -
City Engineer
Required Time
of Application
Prior to
approval of
grading permits
for
development
within the East
Village.
Prior to
approval of
grading permits
for
development
within the West
Village.
Monitoring
Frequency
Once, upon
completion.
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
East Village
only
Date Init.
Name
Verification:
West Village
only
Date Init.
Name
Robertson Ranch Master Plan Final EIR 64 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMKP
Appendix
A)
Mitigation Measure Responsible
Monitoring
Party
Required Time
of Application
Monitoring
Frequency
Shown on
Plans/
Completion
Date
WQl WQ-1 This measure requires that erosion, siltation, and emission of construction related pollutants
shall be controlled through compliance with the City of Carlsbad Standard Urban Storm
Water Mitigation Plan, Stormwater Management Plan (SWMP) required under the County of
San Diego Watershed Protection, Stormwater Management, and Discharge Control
Ordinance (WPO) (section 67.871), General Construction Stormwater Permit (Order No. 99-
08, NPDES CAS000002) and the General Municipal Stormwater Permit (Order No. 2001-01,
NPDES CAS0108758). In compliance with the General Construction Stormwater Permit, a
SWPPP shall be prepared and approved prior to issuance of any grading permits. The
owner/developer shall be responsible for monitoring and maintaining the BMPs identified
below on a weekly basis. In addition, prior to approval of the grading permit for the
respective village, the City Engineer must determine that project plans have incorporated
temporary desilting basins of adequate number and size in the East Village and permanent
detention basins of adequate number and size in the West Village.
Some of the BMPs that shall be used during construction include, but are not limited to:
• Silt fence, fiber rolls, or gravel bag berms
• Check dams
• Street Sweeping and vacuuming
• Strom drain inlet protection
• Stabilized construction entrance/exit
• Vehicle and equipment maintenance, cleaning, and fueling
• Hydroseed, soil binders, or straw mulch
• Material delivery and storage
• Stockpile management
• Spill prevention and control
• Waste management for solid, liquid, hazardous and sanitary waste, contaminated soil
• Concrete waste management
City of
Carlsbad
Engineering
Department -
City Engineer
Prior to issuance
of any grading
permits.
Once, upon
completion.
Verification:
East Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Robertson Ranch Master Plan Final EIR 65 April 2006
Mitigation Monitoring and Reporting Program
Impact
Number
(Impact
provided
in MMRP
Appendix
A)
WQ2
Mitigation Measure
WQ-2 This measure requires that pollutants be controlled through compliance with the City of
Carlsbad Standard Urban Storm Water Mitigation Plan, Stormwater Management Plan
(SWMP) required under the County of San Diego Watershed Protection, Stormwater
Management, and Discharge Control Ordinance (WPO) (section 67.871), and the General
Municipal Stormwater Permit (Order No. 2001-01, NPDES CAS0108758). Prior to approval of
grading permits for development within the East Village, the City Engineer must determine
that the proposed project has incorporated the post-development water quality pollution
control measures identified below into project design to the maximum extent practicable.
• Installation of the vegetated swale located south of Cannon Road
• Site Design BMPs
• Source Control BMPs
• Structural Treatment Control BMPs
Proposed BMPs include:
- Street Sweeping
- Inlet Basin Labeling
- Storm Drain Inlet Baskets with Hydrocarbon Absorption
- Vortex Separator(s)
- Vegetative Drainage Course
- Existing Detention Basin BJB
- Dog Waste Bag Dispensers
- HOA shall provide information to homeowners and residents regarding the
requirements of pet waste disposal.
Responsible
Monitoring
Party
City of
Carlsbad
Engineering
Department -
City Engineer
Required Time
of Application
Prior to
approval of
grading permits
for
development
within the East
Village.
Monitoring
Frequency
Once, upon
completion.
Shown on
Plans/
Completion
Date
Verification:
Easf Village
Date Init.
Name
Verification:
Wesf Village
Date Init.
Name
Source: BRG Consulting, Inc., 2006
Robertson Ranch Master Plan Final EIR 66 April 2006
Appendix A
Impacts
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Appendix A - Impacts
Impact
Number
Tl
Impact
Year 2010
1. Intersection #3: College Boulevard/Plaza Drive
The PM peak hour is at LOS "F" in the Year 2010 projections with or without the addition of project traffic. Since the increase in intersection delay resulting from
project traffic is less than two seconds the direct impacts resulting from the project are less than significant. The cumulative impacts, however, are significant.
T2 Year 2010
2. Intersection #23: Cannon Road/El Camlno Real
The PM peak hour is at LOS "E" in the Year 2010 projections with or without the addition of project traffic. Since the intersection delay resulting from project traffic
is more than two seconds, both direct and cumulative impacts resulting from the project are considered significant.
T3 Year 2010
3. Intersection #28: West Village Driveway/El Camino Real/Lisa Street
The Year 2010 AM peak hour level of service would be at LOS "F" with project traffic added. Both direct and cumulative impacts as a result of project traffic
would be significant.
T4
~T5~
Proposed Project Improvement:
1. Intersection #14: El Camino Real/Tamarack Avenue
Proposed Project Improvement:
2. El Camino Real - Tamarack Avenue to Cannon Road
Proposed Project Improvement:
3. Intersection #28: El Camino Real/West Village Driveway /Lisa Street
T7
T8
T9
Proposed Project Improvement:
4. Intersection #25: El Comlno Real/Kelly Drive
Proposed Project Improvement:
S. Cannon Road - El Camino Real to College Boulevard
Proposed Project Improvement:
6. College Boulevard
Robertson Ranch Master Plan Final EIR A-l April 2006
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Impact
Number
T10
Impact
Year 2030
1. Intersection #1 Vista Way/College Boulevard
The PM peak hour is projected to be LOS "F" in the Year 2030 with or without the addition of project traffic. Since the increase in intersection delay resulting from
the project traffic is less than two seconds, the direct impacts resulting from the project are less than significant. The cumulative impacts; however, are
considered significant.
Til Year 2030
2. Intersection #4 College Boulevard/Lake Avenue
The PM peak hour is projected to be LOS "F" in the Year 2030 with or without the project traffic added only if Marron Road is extended westerly to connect with El
Camino Real. If Marron Road is not extended, 2030 projections conclude an acceptable LOS at this intersection. Direct impacts of the project on this
infersection are considered significant. The cumulative impacts also are significant.
T12 Year 2030
3. Intersection #14 El Camino Real/Tamarack Avenue
The AM and PM peak hour level of service is projected to be at LOS "F" or "E" during the Year 2030, without intersection improvements with or without the project.
Direct impacts of the project on this intersection are considered significant.
T13 Year 2030
4. Intersection #25 El Camino Real/Kelly Drive
The AM peak hour level of service is projected to be at LOS "F" and the PM at LOS "E" during the Year 2030 without intersection improvements beyond those
described for Year 2010. Direct and cumulative impacts of the project on this intersection are considered significant.
T14 Year 2030
5. Intersection #23: El Camino Real/Cannon Road
The PM peak holir is at COS "F" in the 2030 projection with or without the project traffic added only if Cannon Road Reach 4 is extended easterly to connect with
Cannon Road in Oceanside. If Reach 4 is not extended, 2030 projections conclude an acceptable LOS at this intersection. Direct impacts of the project on this
intersection are considered significant. The cumulative impacts are also significant.
T15 Year 2030
6. Intersection #15: El Camino Real/Faraday Avenue
The AM peak hour would be at LOS "E" and the PM peak hour level of service in Year 2030 would be at LOS "F." Direct and cumulative impacts would be
considered significant.
T16 Year 2030
7. Intersection #33: Palomar Airport Road/Melrose Drive
The AM and PM peak hour levels of service would be at LOS "E" in the 2030 projection with or without the addition of project traffic. Since the increase in
intersection delay resulting from the project traffic is less than two seconds, the direct impacts resulting from the project are less than significant. The cumulative
impacts; however, are significant.
Robertson Ranch Master Plan Final EIR A-2 April 2006
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Impact
Number
Impact
AQ1 Air emissions are generated during construction activities associated with the development of a project including rough grading, underground utility
construction, and paving activities. During site grading, tailpipe emissions are generated by construction related vehicles such as graders, bulldozers, water
trucks, backhoes, rollers, loaders, rock crushing equipment, and construction worker's vehicles. Emissions are also generated in the form of dust and PMio as a
result of soil disturbance, blasting to excavate granitic material within the East Village portion of the project site, and subsequent rock crushing activity on-site.
AQ2 The combined pollutant emission levels from the East and West Villages are projected to exceed the thresholds established by the SDAPCD by 1,141.2
pounds/day for CO, 205.7 pounds/day for NO,, and 11.4 pounds/day for ROGs. Therefore, daily mobile source emissions associated from the proposed project
at buildout would be considered significant.
AQ3 Paints used for architectural coatings within the proposed Master Plan development have the potential to emit VOCs.
\<ir 4 - ;»•*'%»%>
Nl Future development within the proposed Master Plan could be exposed to noise levels in excess of the established 60 dBA CNEL exterior standard.
N2
Bl
The project site is located within the McClellan-Palomar Airport Noise Impact Notification Area (NINA). The NINA includes a three-mile radius, where 90 percent
of all overflight noise related complaints are received. The noise in this area typically occurs on an irregular basis, and although not generally considered a
health or safety issue, it may be a nuisance.™ -•-—~- -- - •'•• — •'••— -~~-•-————„«,-.,; 5JJJ5 *Fm.vsam%mr'rT?itixmisREZiii
;JV|
Upland habitats impacted by the proposed project include Diegan coastal sage scrub (21.22 acres) and chamise chaparral (0.14 acre). The HMP provides
conservation goals for L-fMP Zone 14 that include, "no net loss of wetlands and conserve through preservation, restoration, or enhancement, of 67% of Coastal
Sage Scrub." As proposed the Master Plan will preserve more than 70% of the existing coastal sage scrub habitat on-site. However, the impact to Diegan
coastal sage scrub and chamise chaparral is considered significant. Table 5.5-7 identifies the HMP mitigation ratio/requirement and required mitigation for each
vegetation community.
If the City is unablo to roceivo concurronco from CUSD to install a regional trailhead on tho CUSD property adjacent to the project sito, a trailhoad and
podoctrian trail link to tho Calavora Hills sowor oasomont trail is idontifiod within tho southern portion of tho panhandle, adjacont to tho BJB detention basin. This
9 space feet i tho existing sowor
easomont trail. This trailhead location has boon idontifiod because it utilizes tho existing BJB dotontion basin maintenanco accoos road and it is located within
the existing agricultural and dotontion basin aroas and thus doos not impact sensitive resources. No habitat removal would bo roquirod for implomontation of
tho trailhoad.
83 Project impacts will also occur to wetland/riparian habitats. The wetland/riparian habitats that will be impacted by the proposed project are coastal valley
freshwater marsh (0.22 acre) and southern willow scrub (0.61 acre).
Based on the Master Plan design, approximately 0.57 acres of wetlands and 0.29 acre of non-wetlands will be impacted. These impacts to ACOE jurisdictional
areas are considered significant.
Based on the Master Plan design, approximately 1.05 acres of riparian vegetation and 0.27 acre of unvegetated streambed will be impacted. These impacts to
CDFG jurisdictional areas are considered significant.
Robertson Ranch Master Plan Final EIR ,A-3 April 2006
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Impact
Number
B4
Impact
There is a potential for an indirect impact to the gnatcatcher as a result of noise generated during construction on the project site. This potential indirect impact
is considered potentially significant. Compliance with the gnatcatcher habitat seasonal clearing restrictions would also reduce impacts to any nesting
Loggerhead Shrikes to a level less than significant.
B5 If sensitive nesting birds (e.g., least Bell's vireo or southwestern willow flycatcher) are located outside of the project footprint, but within 300 feet of the proposed
work area, noise reduction measures (e.g., noise barrier/wall) shall be implemented to prevent noise impacts within occupied habitat during the breeding
season (April 15 through July 31).
B6 Burrowing owl was not detected on-site during Winter 2005 surveys, but this site may in the future be utilized by wintering, or less likely, a resident breeding pair(s)
as it is known from the region and suitable habitat exists on-site. These owls burrow and nest in abandoned rodent holes. This species would be impacted in the
event occupied borrows were covered during grading activity. The potential for grading activity to impact the burrowing owl is considered significant.
B7 Raptors may nest on-site in large eucalyptus trees or other suitable nesting areas. The impact to raptors would be considered significant if active nests are
observed during construction.
B8 Project design features identified above will ensure that the project maintains a corridor connection for Linkage B as envisioned in the HMP.
B9 The potential indirect effects (artificial night lighting within wildlife habitat, harassment, and invasive plants) are considered significant impacts to the open space
areas within ancTadiaceYit to the project site.
BIO Due to the location of the vernal pools and their topographical and geographical relationship to the proposed Robertson Ranch development, no runoff from
proposed Robertson Ranch development is anticipated to impact the vernal pools located within PA 23E. PA 23E is proposed for open space. Additionally, from
a hydrological standpoint, PA 23E is separated from the remainder of the project site as the area is located north of Robertson Ranch development areas, and is
also separated by College Boulevard.
Jill [If seasonal precipitation exceeds 10 inches, there is the potential for thread-leaved brodiaea (Brodioeo filifolia) to be present on the j
Guttural Resources
set site.
CR1 There are five significant prehistoric sites within the project site. These sites have been evaluated as significant resources based on the research potential
represented in the cultural deposits at the sites. Archaeological sites identified as significant that would be impacted by the proposed project are:
West Village: SDI-10,609, SDI-10,610 (PA13)
East Village: SDI-10,610 (PAH), SDI-10,611. SDI-16,135, and SDI-16,138.
The project's impact to these archaeological resources is considered significant due to the potential of these sites to expand the understanding of the
subsistence patterns of the late prehistoric Luisefio people in the Carlsbad area.
Robertson Ranch Master Plan Final EIR A-4 April 2006
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Impact
Number
Impact
Geotogy/Solls
GSl According to the geotechnical evaluation, the site is generally suitable for grading and development in accordance with the land uses proposed in the Master
Plan. Earth materials on the project site that are identified as unsuitable for the support of settlement sensitive improvements, and/or compacted fill consist of
undocumented stockpile, existing undocumented fill, surficial slump deposits, colluvial soil, alluvium, and near-surface highly weathered formational earth
materials (i.e., sedimentary and/or igneous bedrock). Removal and partial removal of these materials will be required to properly prepare the site for the
proposed development. These soils are not considered suitable for foundation and/or fill support unless the materials are removed, moisture conditioned, and
placed as properly compacted fill. This is considered a significant impact.
GS2 Liquefaction potential has been identified in the alluvial areas of the project site. The geotechnical analysis indicates that damaging deformations that result
from liquefaction should not adversely affect proposed development provided that a minimum 10 to 15 foot layers of non-liquefiable material (i.e., compacted
fill plus alluvium above the water table) is provided beneath any proposed structure. According to the proposed grading concept, a minimum of 10 to 15 feet
of compacted alluvial materials, in addition to fill, with be provided in all alluvial areas within the project site.
Paleontologleal Resources
PR1
HM1
Implementation of the proposed project will require earthwork that will occur within quaternary (Pleistocene age) and the Santiago Formation, These formations
have a high paleontological resource sensitivity. Because the proposed project will disturb these geological formations, the potential impact to paleontological
resources is considered significant.
Potential hazardous materials currently on the project site include above ground storage tanks, discarded and current storage drums and buckets, building
materials containing asbestos and lead-based paint, and miscellaneous trash and debris.
Bast Village
The Master Plan proposes residential and open space land uses within the East Village. The presence, and in some cases the potential presence of hazardous
materials within the East Village, as described above, will require that specific mitigation measures be implemented prior to and during construction to ensure
proper disposal and remediation (if necessary). The impact associated with existing potentially hazardous materials on-site is considered significant.
West Village
Buildings and structures within the West Village have the potential to contain asbestos or lead based paint.
HM2 Localized areas of trash/debris have been observed within the East Village and West Village. Improper cleanup and disposal of this debris, has the potential to
harm the public and the environment, which would be considered a significant environmental impact.
HM3 No soils testing has been conducted for the West Village. Due to this portion of the project site's history of agricultural usage, it is possible that soils contaminated
with unacceptable levels of toxics as a result of the application of pesticides and herbicides exist. Soil testing would be required to determine levels of toxics
within soils on the West Village, and to identify the appropriate remediation measures, if necessary.
Robertson Ranch Master Plan Final EIR A-5 April 2006
Mitigation Monitoring and Reporting Program
Appendix A - Impacts
Impact
Number
GA1
Impact
A retaining wall is proposed along the north side of El Camino Real within a portion of PA 23A, and south of PA 3. The proposed retaining wall requiresa deviation
from the hillside development standards. The proposed retaining wall would be required to incorporate features so as to soften the visual appearance of the
wall and ensure that the appearance of the wall is compatible with the scenic quality of the corridor. The potential aesthetic impact of the retaining wall is
considered significant.
GA2
HI
With respect to the proposed project, PA12 is located adjacent to PA 23C, a portion of the proposed HMP open space corridor. The Master Plan proposed
special design criteria to" address the potential for spillover light from the park onto this proposed HMP open space area. Specifically, the Master Plan states that,
"Lighting for the fields and facilities adjacent to the Open Space areas (PA 23C) and/or adjacent to Cannon Road shall be selectively placed, shielded, and
directed away from conserved habitat."
I
Development of the East Village would alter the existing drainage patterns. With implementation of proposed flood control and drainage improvements,
development of the East Village would not contribute stormwater runoff that would exceed the capacity of the existing or planned stormwater drainage system.
Potential drainage and flood control issues are considered significant. However, mitigation is proposed to ensure that drainage and flood control improvements
are constructed concurrent with proposed development, and in accordance with City standards.
H2 Development of the West Village would alter the existing drainage pattern of the site but would not alter offsite drainage patterns. With implementation of
proposed flood control and drainage improvements, development of the West Village would not contribute stormwater runoff that would exceed the capacity
of the existing or planned stormwater drainage system. Potential drainage and flood control issues are considered significant.
WQ1 Agua Hedionda Creek and Agua Hedionda Lagoon will receive stormwater runoff from the project site. Because grading activities have the potential to
increase the level of sedimentation/siltation that enters Agua Hedionda Lagoon on a short-term basis during construction, the impact is considered significant.
WQ2 Agua Hedionda Lagoon, which is located downstream of the project site will receive stormwater runoff from the project site and is identified on the Clean Water
Act, Section 303(d) list of impaired water bodies for sedimentation/siltation. In the post-development condition, the project site has the potential to discharge
sediment and other pollutants to Calavera Creek and Agua Hedionda Creek, which are tributaries to Agua Hedionda Lagoon; therefore this issue is considered
a significant impact.
Robertson Ranch Master Plan Final EIR A-6 April 2006
Appendix B
Traffic Fair-Share Confribution Methodology
Traffic Fair-Share Contribution Methodology
The project is required to participate, on a fair share basis, to intersection improvement projects located within the City of
Oceanside as identified in Mitigation Measures T-l, T-10, and T-ll and if the City of Oceanside adopts a program to
accept payments in lieu of construction. The following fair-share contribution formula would apply, based on City of
Carlsbad fair-share methodology:
Stepl:
XX# Buildout ADT at intersection (total of all directions)
(-) Minus
YY# Existing ADT at intersection (total of all directions)
(=) Equals
ZZ# Total Future ADT at intersection
Step 2:
AA# Robertson Ranch Project Only ADT at intersection
(total of all directions)
(\) Divided by
ZZ# Total Future ADT at intersection
(=) Equals
BB# Robertson Ranch Project Percentage of Future ADT at
intersection
(X) Multiplied by
CC# Estimated cost of intersection Improvements
(=) Equals
DD# Robertson Ranch Project total amount "Fair Share"
(\) Divided by
EE# Robertson Ranch total ADT
(=) Equals
FF# Fee per ADT
Appendix C
HMP Hardline Map
EL CAWWO fi£*i GRADING
(SLOPE RESTORED TODCSSi
Si CAMIHQ REAL GRADING
(SLOPE RESTORED TO DCSS)
City of Carlsbad
Habitat Management Plan - Zone 14
HUP Hardline Map - September 15, 2004
ON ItDNCII
SOURCE: City of Carlsbad and T 8, 8 Planning Consultants. 2004
t
~T?
qI
1
-•>««yillBBSHHB^^
Robertson Ranch Master Plan Program EIR
HMP Hardline Map
FIGURE
3-6
Appendix D
Revegetation Table
Table A
Revegetation Table
Restoration Type/ Area
Initial (Extensive) CSS Revegetation (Area A)
•InitiaMExtensive) CSS Revegetation (Area A)
On West Village property)
Extensive CSS Revegetation on Habitat Corridor
slopes (Area B)
Modest CSS Re-introduction in Habitat
Corridor (Area C)
Modest CSS Re-introduction with West
Village Grading
Wetland (Riparian) Revegetation - Calavera
Hills
Wetland (Riparian) Revegetation Expansion
(1 2,000 sf)
Future Wetland (Riparian) Revegetation -
West Village (May occur in either Village)
TOTAL
East
Village
10.2
3.2
0
0
0
8.3
0.3
2.6
24.6
West
Village
0
0
5.6
18.9
4.4
0
0
0
28.9
Robertson
Ranch Total
10.2
3.2
5.6
18.9
4.4
8.3
0.3
2.6
53.5
Appendix E
EIR Table 5.5-7
HMP Mitigation Requirements
TABLE 5.5-7
HMP Mitigation Requirements
Habitat Group and Vegetation
Community - " '"••*.- s
•- Impacted Acreage
a'-" -• - -- -V. - l^X'* '- "' ~\ -< X- , •$'<$&'
"<• .-' , •<•';-,. " "' ->v- "* tf'fa'i
;^fe^Mjy^gigtto1ft|'-"^i^£;
jZjfte i, Impacted Habftafc -. ^ ,-*>•
^v •^f~^f "sf">^-?\* ^* * ft -41* ft% it^^'jj *x ~ "~ *"'«'„,'' ,, -4k'1™
w}^ f*W^^ 5^^ ™ X* ' ^^sS£>*lm '
""*£:.-;-> r;-/Tfe ",-•/',? -^•^.•f:^W^f~ -:•}
Habitat Group A: alkali marsh, freshwater marsh, riparian forest riparian scrub, vernal pools, disturbed wetlands, flood channel (wetlands and riparian
habitats not addressed herein)
Coastal and Valley Freshwater Marsh
Southern Willow Scrub
San Diego Mesa Vernal Pool
0.22
0.61
0.00
No Net Loss
2:1
N/A
A minimum of 0.22
1.22
N/A
Habitat Group C: gnafcafcher-occup/ed coastal sage scrub
Diegan Coastal Sage Scrub 21.22 2:1 42.44
Habitat Group D: unoccupied coastal sage scrub, coastal sage /chaparral mix, chaparral
Chamise Chaparral 0.14 1:1 0.14 acre of Habitat Group C or D
preservation
Habitat Group F: disturbed lands, eucalyptus, agricultural lands
Non-native Vegetation
Eucalyptus Woodland
Intensive Agriculture (Nurseries)
Extensive Agriculture (Row Crops)
Urban/Developed
1.28
1.88
8.47
220.00
25.45
Mitigation Fee ( 1 )
Mitigation Fee (2)
Mitigation Fee (3)
Mitigation Fee (4)
None
Mitigation Fee (1)
Mitigation Fee (2)
Mitigation Fee (3)
Mitigation Fee (4)
None
Source: Merkel & Associates, Inc., October 5, 2004
(1) Non-native Vegetation Mitigation Fee: East Village = 0.76 acre; West Village = 0.52 acre
(2) Eucalyptus Woodland Mitigation Fee: East Village = 0.00 acre; West Village = 1.88 acre
(3) Agricultural Land Mitigation Fee: East Village = 0.00 acre; West Village = 8.47 acre
(4) Agricultural Land Mitigation Fee: East Village = 84.50 acre; West Village = 135.50 acre
Appendix F
EIR Figure 5.5-7
Proposed Panhandle (PA 23E) Land Uses and Restoration
ROBERTSON RANCH
PANHANDLE LAND USES
100 TOO
LEGEND
ROBERTSON RANCH
BOUNDARYLINE
EXISTING CALA VERA CREEK
RIPARIAN CORRIDOR
DETENTION BASIN BJB
OVERLAPING WETLAND RESTORA TION
AND DETENTION BASIN BJB
TRAIL
ROBERTSON RANCH AND SURPL US
WETLAND RESTORATION
SOURCE: Planning Systems, 2005 4/4/06
1 9 & 0 - 2005 Robertson Ranch Master Plan Program EIR
Proposed Panhandle (PA 23E) Land Uses
and Restoration
FIGURE
5.5-7
Appendix G
Cultural Resources Location Map
(City Confidential)