HomeMy WebLinkAbout2014-06-04; Planning Commission; Resolution 70551 „
PLANNING COMMISSION RESOLUTION NO. 7055
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
3 CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED
NEGATIVE DECLARATION, MITIGATION MONITORING AND REPORTING
4 PROGRAM AND ADDENDUM, TO ALLOW FOR AN EXPANSION TO THE
EXISTING DAYBREAK COMMUNITY CHURCH CAMPUS, INCLUDING THE
5 ADDITION OF A 17,391 SQUARE FOOT, 30-FOOT-TALL SANCTUARY AND
THE CONSTRUCTION OF AN ADDITIONAL PARKING LOT ON A 11.3-ACRE
SITE, COMPRISING TWO PROPERTIES, WHICH ARE BOUNDED BY
POINSETTIA LANE TO THE NORTH, AMBROSIA LANE TO THE EAST AND
FISHERMAN DRIVE TO THE WEST, WITHIN THE MELLO 1 AND MELLO II
SEGMENTS OF THE LOCAL COASTAL PROGRAM AND LOCAL FACILITIES
MANAGEMENT ZONES 19 AND 20.
CASE NAME: DAYBREAK COMMUNITY CHURCH
CASE NO.: GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/
10 CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
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11 WHEREAS, Daybreak Community Church of Coastal North County, "Owner/Developer,"
12 has filed a verified application with the City of Carisbad regarding property described as
13 Eastern Parcel. APN 215-841-07
Lot 8 of City of Carisbad Tract No. 92-3, in the City of Carlsbad, County
14 of San Diego, State of California, according to Map thereof No. 13434,
filed in the Office of the County Recorder of San Diego County, June
15 23,1997
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Western Parcel. APN 215-080-04
East YI of the northeast quarter of the southwest quarter of the
southeast quarter of Section 22, Township 12 South, Range 4 West San
2g Bernadino Base and Meridian, in the City of Carisbad, County of San
Diego, State of California, as shown on Record of Survey 17470
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27 any written comments received, the Planning Commission considered all factors relating to the
28 Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum.
("the Property"); and
WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program and Addendum were prepared in conjunction with said project; and
WHEREAS, the Planning Commission did on June 4, 2014, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, examining the initial study, analyzing the information submitted by staff, and considering
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows:
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A) That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Planning Commission
4 hereby RECOMMENDS ADOPTION of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program, Exhibit "MND," according to Exhibits
"Notice of Intent (NOI)," and "Environmental Impact Assessment Form - Initial Study
(EIA)," and Addendum, Exhibit "ADDM" attached hereto and made a part hereof, based
on the following findings:
Findings:
1. The Planning Commission of the City of Carisbad does hereby find:
c. it reflects the independent judgment of the Planning Commission of the City of
Carisbad; and
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a. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and
20 Mitigation Monitoring and Reporting Program and Addendum for DAYBREAK
COMMUNITY CHURCH- GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-
11 06(C)/CDP 00-09(C)/HMP 13-02, the environmental impacts therein identified for this
project and any comments thereon prior to RECOMMENDING APPROVAL of the project;
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13 b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
and Addendum has been prepared in accordance with requirements of the California
14 Environmental Quality Act, the State Guidelines and the Environmental Protection
Procedures of the City of Carisbad; and
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d. based on the EIA and comments thereon, there is no substantial evidence the project
2g will have a significant effect on the environment.
29 2. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
20 mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
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PC RESO NO. 7055 -2-
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PASSED, APPROVED, AND ADOPTED at a regular meeting ofthe Planning Commission of
the City of Carlsbad, California, held on June 4, 2014, by the following vote, to wit:
AYES: Chairperson Black, Commissioners Anderson, Segall and Siekmann
NOES: Commissioner Scully
ABSENT: Commissioner L'Heureux
ABSTAIN:
20 NEIL BLACK, Chairperson
CARLSBAD PLANNING COMMISSION
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12 ATTEST:
14 DON NEU
City Planner
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PC RESO NO. 7055
A
( ^ CITY OF
^ CARLSBAD
Community & Economic Development www.carisbadca.gov
MITIGATED NEGATIVE DECLARATION
PROJECT NAME: DAYBREAK COMMUNITY CHURCH
PROJECT NO: GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-
09(C)/HMP 13-02
PROJECT LOCATION: 6515 Ambrosia Lane: APNs 216-124-16, -17
PROJECT DESCRIPTION: The proposed Daybreak Community Church project consists of the expansion of an
existing church campus with the addition of a 17,391 square foot (SF), 30-foot-tall assembly building. The new
assembly building is proposed to accommodate up to 1,010 seats. A total of 53 parking spaces are proposed to be
removed from the existing parking lot and a total of 221 parking spaces will be added (i.e., net gain of 168 parking
stalls) on the vacant parcel to the west (APN 215-080-04) . The total number of parking spaces which will exist
following the parking lot expansion will be 368. A 1,908 square foot outdoor storage area is also proposed at the
southwest corner of the expanded parking lot and will be screened with a 6'8"masonry wall. Access to the site
will be provided by an existing driveway located off of Ambrosia Lane and a new driveway proposed off of
Fisherman Drive. Grading for the development of the proposed project includes 5,150 cubic yards of cut and 2,150
cubic yards of fill, resulting in a total of 3,000 cubic yards of exported material.
DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project
pursuant to the Guidelines for implementation ofthe California Environmental Quality Act and the Environmental
Protection Ordinance of the City of Carlsbad. As a result of said review, the initial Study identified potentially
significant effects on the environment, and the City of Carlsbad finds as follows:
^ Although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because the mitigation measures described on the attached sheet have been
added to the project.
I I The proposed project MAY have "potentially significant impact(s)" on the environment, but at least one
potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. (Mitigated Negative Declaration applies only to the effects that
remained to be addressed).
I I Although the proposed project could have a significant effect on the environment, there WILL NOT be a
significant effect in this case because all potentially significant effects (a) have been analyzed adequately
in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable
standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT
REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon
the proposed project. Therefore, nothing further is required.
A copy of the Initial Study documenting reasons to support the Mitigated Negative Declaration is on file in the
Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008.
ADOPTED: ICLICK HERE date] , pursuant to
fCLICK HERE Administrative Approval. PC/CC Resolution No., or CC Ordinance No.1
ATTEST:
DON NEU
City Planner
Planning Division
1635 Faraday Ave. I Carisbad, CA 92008 i 760-602-4600 ! 760-602-8558 fax
CARLSBAD
CITY OF
Community & Economic Development www.carisbadca.gov
NOTICE OF INTENT TO ADOPT A
MITIGATED NEGATIVE DECLARATION
PROJECT NAME: DAYBREAK COMMUNITY CHURCH
PROJECT NO: GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
PROJECT LOCATION: Two parcels bound by Poinsettia Lane to the north, Ambrosia Lane to the east and
Fisherman Drive to west, addressed as 6515 Ambrosia Lane, APNs 216-124-16, -17.
PROJECT DESCRIPTION: The proposed Daybreak Community Church project consists of the expansion of an
existing church campus with the addition of a 17,391 square foot (SF), 30-foot-tall assembly building. The new
assembly building is proposed to accommodate up to 1,010 seats. A total of 53 parking spaces are proposed to be
removed from the existing parking lot and a total of 221 parking spaces will be added (i.e., net gain of 168 parking
stalls) on the vacant parcel to the west (APN 215-080-04) . The total number of parking spaces which will exist
following the parking lot expansion will be 368. A 1,908 square foot outdoor storage area is also proposed at the
southwest corner of the expanded parking lot and will be screened with a 6'8"masonry wall. Access to the site
will be provided by an existing driveway located off of Ambrosia Lane and a new driveway proposed off of
Fisherman Drive. Grading for the development of the proposed project includes 5,150 cubic yards of cut and 2,150
cubic yards of fill, resulting in a total of 3,000 cubic yards of exported material.
PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental review of the above
described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act
(CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial
study identified potentially significant effects on the environment, but (1) revisions in the project plans or
proposals made by, or agreed to by, the applicant before the proposed Mitigated Negative Declaration and Initial
Study are released for public review would avoid the effects or mitigate the effects to a point where clearly no
significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole
record before the City that the project "as revised" may have a significant effect on the environment. Therefore, a
Mitigated Negative Declaration will be recommended for adoption by the City of Carlsbad Planning Commission.
AVAILABILITY: A copy of the Initial Study documenting reasons to support the proposed Mitigated Negative
Declaration is on file in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008 and is available
online at: http://www.carlsbadca.gov/plannine-notices.aspx.
COMIVIENTS: Comments from the public are invited. Pursuant to Section 15204 of the CEQA Guidelines, in
reviewing Mitigated Negative Declarations, persons and public agencies should focus on the proposed finding that
the project will not have a significant effect on the environment. If persons and public agencies believe that the
project may have a significant effect, they should: (1) identify the specific effect; (2) explain why they believe the
effect would occur; and (3) explain why they believe the effect would be significant. Written comments regarding
the draft Mitigated Negative Declaration should be directed to Shannon Werneke, Associate Planner, at the
address listed below or via email to Shannon.Werneke@carlsbadca.gov. Comments must be received within 30
days of the date of this notice.
The proposed project and Mitigated Negative Declaration are subject to review and approval/adoption by the
Planning Commission. Additional public notices will be issued when those public hearings are scheduled. If you
have any questions, please call Shannon Werneke in the Planning Division at (760) 602-4621.
PUBLIC REVIEW PERIOD March 12. 2014-April 10, 2014
PUBLISH DATE March 12. 2014
Planning Division
1635 Faraday Ave. I Carisbad, CA 92008 I 760-602-4600 I 760-602-8558 fax
CITY OF
initial study ^ CARLSBAD
1. PROJECT NAME: Daybreak Community Church
2. PROJEa NO: GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/
HMP 13-02
3. LEAD AGENCY: 4. PROJECT APPUCANT:
City of Carisbad Hofman Planning
1635 Faraday Avenue Bill Hofman
Carisbad, CA 92008 3156 Lionshead Avenue, Suite 1
Carisbad, CA 92010
5. LEAD AGENCY CONTACT PERSON: Shannon Werneke, Associate Planner, (760) 602-4621
6. PROJECT LOCATION: Two contiguous parcels (APNs 215-080-04 and APN 215-841-07) located on
the south side of Poinsettia Lane, between Ambrosia Lane to the east and Fisherman Drive to the
west, within the Mello I and Mello 11 Segments of the Local Coastal Program and Local Facilities
Management Zones 19 and 20.
7. GENERAL PLAN LAND USE DESIGNATION: APN 215-080-04: RLM (Residential Low-Medium
Density, 0-4 du/ac), APN 215-841-07: RM/OS (Residential Medium Density, 4-8 du/ac and Open
Space).
8. ZONING: APN 215-080-04: L-C (Limited Control)/Zone 20 Specific Plan, APN 215-841-07: P-C
(Planned Community), MP 177 (Aviara Master Plan).
9. PROJECT DESCRIPTION:
The proposed Daybreak Community Church project consists of the expansion of an existing church
campus with the addition of a 17,391 square foot (SF), 30-foot-tall assembly building. The new
assembly building is proposed to accommodate up to 1,010 seats. A total of 53 parking spaces are
proposed to be removed from the existing parking lot and a total of 221 parking spaces will be
added (i.e., net gain of 168 parking stalls) on the vacant parcel to the west (APN 215-080-04). The
total number of parking spaces which will exist following the parking lot expansion will be 368. A
1,908 square foot outdoor storage area is also proposed at the southwest corner of the expanded
parking lot and will be screened with a 6'8"masonry wall. Access to the site will be provided by an
existing driveway located off of Ambrosia Lane and a new driveway proposed off of Fisherman
Drive. Grading for the development of the proposed project includes 5,150 cubic yards of cut and
2,150 cubic yards of fill, resulting in a total of 3,000 cubic yards of exported material.
The project site comprises two parcels; the western parcel is vacant while the eastern parcel is
developed with the existing Daybreak Community Church. The 11.3-acre infill site is located in the
southwest quadrant of the city of Carisbad and is bound by Poinsettia Lane to the nori;h. Ambrosia
Lane to the east and Fisherman Drive to the west.
The eastern parcel (APN 215-841-07), 6.77 acres in size, is located on the southwest corner of
Poinsettia Lane and Ambrosia Lane. The property has a General Plan Land Use designation of
Residential Medium Density (RM, 4-8 du/ac) and Open Space (OS), and a Zoning designation of P-C,
Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
Planned Community. The parcel is also located within the Mello I Segment of the Local Coastal
Program and the boundaries of the Aviara Master Plan (MP 177). The property is currently
developed with a 11,600 SF church, 6,200 SF accessory classroom/administrative office building and
an associated parking lot. A 9,000 SF addition to the accessory building, which was approved in
2012, is currently under construction.
The vacant western parcel (APN 215-080-04) is 4.53 acres in size and is located on the southeast
corner of Poinsettia Lane and Fisherman Drive. The parcel has a General Plan Land Use designation
of Residential Low-Medium Density (RLM, 0-4 du/ac) and a Zoning designation of L-C, Umited
Control, which is a holding zone for undeveloped properties. The property is also located within the
Mello II Segment of the Local Coastal Program and the boundaries of the Zone 20 Specific Plan.
The project applications include a General Plan Amendment (GPA 13-01), Zone Change (ZC 12-4),
Local Coastal Program Amendment (LCPA 12-04), Site Development Plan Amendment (SDP 00-
06(C)), Conditional Use Permit Amendment (CUP 00-06(C)), Coastal Development Permit
Amendment (CDP 00-09(C)), and a Habitat Management Plan Permit (HMP 13-02).
The General Plan Amendment is proposed for the western parcel (APN 215-080-04) and is intended
to create consistency between the Open Space portions of both the western and eastern properties.
The existing General Plan Land Use designation for the western parcel is RLM and the proposed
designations are RLM and OS. The RLM General Plan Land Use designation will comprise the
northern half of the property and is consistent with the proposed R-l zone. The new OS General
Plan Land Use designation will permanently preserve the native upland habitat located on the
southern half of the property as open space on a separate parcel (to be combined with eastern
parcel open space as one parcel), as required pursuant to the city's Habitat Management Plan (HMP)
as well as the city's General Plan.
The Zone Change is also proposed for the western parcel (APN 215-080-04), which is currently zoned
L-C, Limited Control. The proposed zoning for the northern half of the property is R-l, One-Family
Residential. The R-l zone implements the RLM General Plan Land Use designation. As with the
General Plan Amendment, the southern half of this property (to be re-configured per the Lot Line
Adjustment component of the project description outlined below) is proposed to be zoned O-S to
permanently preserve the sensitive upland habitat on a separate parcel.
As APN 215-080-04 is located in the Mello II segment of the coastal zone and a General Plan
Amendment and a Zone Change are proposed, a Local Coastal Program Amendment is also
proposed to provide consistency between the two land use documents. Approval from the
California Coastal Commission will be required forthe LCPA.
Amendments to the Site Development Plan, Conditional Use Permit and the Coastal Development
Permit are required for the proposed expansion to the church campus and the associated parking
lot. The proposed amendments represent the 3"" amendment to the original permits. Each of these
permits will be analyzed for consistency with the Zoning Code and the existing Master and Specific
Plans.
To facilitate the long-term preservation of the sensitive upland habitat located on the southern
portion of each lot, the project also proposes a Lot Line Adjustment to allow for the natural open
space to be placed in a separate lot.
Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
Finally, as the western parcel is located in a Standards Area pursuant to the city's Habitat
Management Plan (HMP), Consistency Findings as well as a Habitat Management Plan Permit are
required to permanently preserve the sensitive upland habitat as open space.
10. ENVIRONMENTAL SETTING/SURROUNDING LAND USES:
The existing environmental setting of the subject properties can be generally characterized as
suburban. Surrounding land uses include a public park to the north, single family homes to the
south, apartments to the east and a church (Redeemer by the Sea) and single-family homes to the
west. The southern half of both properties is vegetated with native upland habitat.
Topographically, the property ranges from a high point of 330 feet above mean sea level (MSL) to
265 feet above MSL. The areas proposed to be developed are predominantly flat; as a result, only a
limited amount of grading will be required. A 100-foot-wide SDG&E easement bisects the site
diagonally in a northwest/southeast direction.
11. OTHER REQUIRED AGENCY APPROVALS (i.e., permits, financing approval or participation agreements):
California Department of Fish and Game, U.S. Fish and Wildlife Service, California Coastal
Commission
12. PREVIOUS ENVIRONMENTAL DOCUMENTATION: N/A
-3- Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
13. SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The summary of environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant
Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages.
lEI Aesthetics D Greenhouse Gas Emissions G Population & Housing
^ Agriculture & Forestry Resources • Hazards/Hazardous Materials D Public Services
n Air Quality D Hydrology/Water Quality • Recreation
^ Biological Resources • Land Use & Planning • Transportation/Traffic
n Cultural Resources D IVIineral Resources D Utilities & Service Systems
• Geology/Soils lEI Noise n IVIandatory Findings of Significance
14. PREPARATION: The Initial Study for the subject project was prepared by:
i. w—•^ ^/^//y
Associate Planner '
Shannon \Ai(erneke, Associate Planner Date
-4-Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
15. DETERMINATION: (to be completed by Lead Agency)
On the basis ofthis initial evaluation:
• I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
El I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because the mitigation measures described
herein have been added to the project. A MITIGATED NEGATIVE DECLARATION will be
prepared.
• I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
• I find that the proposed project MAY have a "potentially significant impact(s)" on the
environment, but at least one potentially significant impact 1) has been adequately analyzed
in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the eariier analysis as described herein. A Negative Declaration
is required, but it must analyze only the effects that remain to be addressed.
• I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because all potentially significant effects (a)
have been analyzed adequately in an eariier ENVIRONMENTAL IMPACT REPORT or NEGATIVE
DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated
pursuant to that eariier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the proposed project.
Therefore, nothing further is required.
16. ENVIRONMENTAL DETERMINATION: The initial study for this project has been reviewed and the
environmental determination, indicated above, is hereby approved. environmental c
DON NEU, City Planner Date
17. APPUCANT CONCURREJilCE WITH MITIGATION MEASURES: This is to certify that I have reviewed
the mitigation me|^«fes in the Initial Study and concur with the addition of these measures to the
project.
Date
-5- Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with mitigation,
or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that
an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a
"Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from "Eariier
Analyses," as described in (5) below, may be cross-referenced).
5. Eariier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an eariier EIR or negative declaration. Section 15063(c)(3)(D). In
this case, a brief discussion should identify the following:
a. Eariier Analysis Used. Identify and state where they are available for review.
b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the eariier
analysis.
c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the
eariier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside
document should, where appropriate, include a reference to the page or pages where the statement is
substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8. The explanation of each issue should identify:
a. The significance criteria or threshold, if any, used to evaluate each question; and
b. The mitigation measure identified, if any, to reduce the impact to less than significant.
-6- Initial Study
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
1. AESTHETICS entially lificant Impact Less than Significant with Mit. Incorporated sthan lificant Impact Impact Would the project: Pot Sigi Less than Significant with Mit. Incorporated -S If) o z
a) Have a substantial adverse effect on a scenic vista? • • •
b) Substantially damage scenic resources, including but not limited to,
trees, rock outcroppings, and historic buildings within a State scenic
highway?
• • •
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? • • •
d) Create a new source of substantial light and glare, which would
adversely affect day or nighttime views in the area? • • •
a-b) No Impact. The project site, comprised of two lots, one of which is vacant (i.e.. West parcel), is
bound by Poinsettia Lane to the north. Ambrosia Lane to the east and Fisherman Drive to the west.
Surrounding land uses include a public park to the north, apartments to the east and single-family
homes to the south and west. Topographically, the property ranges in elevation from 330 feet above
mean sea level (MSL) to 265 feet above MSL. A 100-foot-wide SDG&E easement bisects the site
diagonally in a northwest/southeast direction.
The East parcel is currently developed with a church, an accessory structure and a parking lot. The
southern half of each of the lots comprises sensitive upland habitat, all of which is proposed to be
permanently preserved in a separate parcel as open space. There are no public scenic vistas available
from the project site. In addition, no scenic resources, including trees or rock outcroppings or historic
buildings within a State scenic highway will be impacted by the proposed expansion to the church.
Therefore, no impact is assessed.
c) Less than Significant Impact. The project is subject to various site design and architectural standards
outlined within the Aviara Master Plan (MP 177) and the Zone 20 Specific Plan; these documents are
intended to result in the development of aesthetically-appealing projects. The proposed expansion to
the church campus will be consistent with these documents. The proposed Spanish/Mediterranean
architecture will complement the existing design of the church as well as the architecture of the
surrounding single-family and multi-family uses in the Aviara community. In addition to landscaping
proposed around the perimeter of the project, a 140' long masonry screen wall ranging in height from
3'6" to 6'8" is proposed adjacent to the southwestern perimeter of the parking lot. This wall will
provide a solid screen of the vehicles as viewed from the single-family residential neighborhood to the
southwest of the proposed parking lot expansion. In addition, a 6'8" tall masonry wall is proposed
around the perimeter of a 1,908 square foot outdoor storage area adjacent to the southwest corner of
the new parking lot. Landscaping will be planted in front ofthe walls to soften the view. Therefore, the
proposed project's impact on the visual character of the site as well as the surroundings would be less
than significant.
Short-term construction-related impacts would consist primarily of grading and building activities,
including the presence of construction equipment, truck traffic, construction debris, and temporary
safety signage. No valuable aesthetic resources would be destroyed as a result of construction-related
activities. These short-term impacts (approximately 12 months) are temporary and would cease upon
Initial Study
Daybreak Community Church
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project completion. Thus, the construction-related impacts to the site's visual character would be less
than significant.
d) Potentially Significant Impact Unless Mitigation Incorporated. The eastern parcel (APN 215-841-07)
is currently developed with a church, accessory classroom/office building and a parking lot. The existing
structures and parking lot are elevated above the surrounding streets and land uses to the east by
approximately 50 feet. At the closest point, the existing church is located approximately 380 feet from
the apartments to the east and 580 feet from the single-family residential subdivision to the west.
Based on the distance ofthe separation between the existing uses, there are no light or glare impacts.
The proposed project entails the addition of a new assembly building on the eastern parcel as well as an
expansion of the parking lot on the adjacent vacant parcel to the west (APN 215-080-04). The new
parking lot and assembly building will be located approximately 100 feet (at closest point) and 410' from
the adjacent single-family residential subdivision to the west (off of Fisherman Drive), respectively. In
addition, the elevation of the parking lot will be at approximately the same elevation (within 5 feet) of
the elevation of two adjacent homes to the west. As parking lot lighting will be incorporated into
parking lot design, mitigation measures have been included to reduce any impacts to the adjacent
residences to the west. Compliance with mitigation measure AESTHETIC-1 would reduce the potential
impacts to the residential subdivision to the west to a less than significant level. A less than significant
impact is assessed to the residential land uses to the east as the existing church and accessory building
will shield the new parking lot and assembly building.
Mitigation Measure:
AESTHETICS 1: Prior to the issuance of building permits for the proposed parking lot on the subject
West parcel (APN: 215-080-04), the applicant shall submit a lighting plan to the City Planner for
approval. The lighting plan shall indicate the location of proposed light standards (in exhibit form),
along with detailed information outlining illumination and lighting fixture design with the objective
of providing adequate and safe parking lot lighting that does not impact residential properties or
native upland habitat adjacent to the project. Specifically, the lights shall be shielded downward
(i.e., away from the adjacent native habitat and residential uses), shall be low pressure sodium, and
shall be on a timer such that the lighting is turned off no later than 9:30 p.m.
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II. AGRICULTURAL AND FOREST RESOURCES'^
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to
the Farmland Mapping and Monitoring Program ofthe California
Resources Agency, to non-agricultural use?
• • •
b) Conflict with existing zoning for agricultural use, or a Williamson Act
contract? • • •
c) Involve other changes in the existing environment, which, due to
their location or nature, could result in conversion of Farmland to
non-agricultural use or conversion of forest land to non-forest use?
• • • M
* In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to
the California Agricultural Land Evaluation and Site Assessment Model-1997 prepared by the California Department of
Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts
to forest resources are significant environmental effects, lead agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range
Assessment Project and the Forest Legacy Assessment Project; and forest carbon measurement methodology provided in
Forest Protocols adopted by the California Air Resources Board.)
a) Potentially Significant Impact Unless Mitigation Incorporated. The project site (eastern and western
parcels) is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance
(California State Department of Conservation, June 1990). Pursuant to Map X of the Local Coastal
Program, the western parcel (APN 215-080-04) is identified as an area of non-prime agricultural land in
the Mello II Segment ofthe Local Coastal Program (LCP). Although the property is not currently being
utilized for agricultural purposes, it was historically used as such. As a result, the conversion of the
property to urban development is permitted subject to the payment of an Agricultural Conversion
Mitigation fee as specified in Policy 2-1 ofthe Mello II Segment ofthe LCP. The Agricultural Conversion
Mitigation fee is only applicable to the area that will be developed (2.26 acres); any area that is
permanently preserved or which will require the payment of a Habitat Mitigation fee will not be subject
to the Agricultural Conversion Mitigation Fee. With the incorporation of the following mitigation
measures, impacts to agricultural resources will be reduced to a less than significant level.
Mitigation Measure:
AGRICULTURAL 1: Prior to the issuance ofthe grading permit, an Agricultural Conversion Mitigation
Fee shall be paid for the conversion of 2.26 acres of non-prime agricultural land on APN 215-080-04
to urban uses.
b) No Impact. The existing zoning for the eastern parcel. Planned Community (P-C), as implemented
through MP-177, and the proposed zoning for the western parcel, One-Family Residential (R-l), allow
for conditional uses such as a church. In addition, the subject site is not encumbered by a Williamson
Act contract.
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c) No Impact. The project would not conflict with the existing zoning or land uses within the project
area or in adjacent areas. The project is not proposed within a forestry or timber zone, nor is any part of
the project area used for forestry or timber purposes. As a result, no impacts will occur related to the
rezoning of forest land, timberiand, or timberiand production. In addition, as discussed above, the
conversion of non-prime agricultural land to urban uses shall require the payment of an Agricultural
Conversion Mitigation Fee.
III. AIR QUALITY*
Would the project: Potentially Significant Impact Less than Significant with \ Mit. Incorporated Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air
quality plan? • • •
b) Violate any air quality standard or contribute substantially to an
existing or projected air quality violation? • • m •
c) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is in non-attainment under
an applicable federal or state ambient air quality standard
(including releasing emissions which exceed quantitative thresholds
for ozone precursors)?
• • •
d) Expose sensitive receptors to substantial pollutant concentrations? • • •
e) Create objectionable odors affecting a substantial number of
people? • • •
* Where available, the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to mal<e the following determinations.
a) No Impact. The project site is located in the San Diego Air Basin which is currently designated as a
nonattainment area for the state standard for PMio, PM2.5,1-Hour and 8-Hour ozone, and the Federal 8-
Hour Standard for ozone. The periodic violations of national Ambient Air Quality Standards (AAQS) in
the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be
developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego
County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS)
developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of
Governments (SANDAG). The RAQS outlines the APCD's plans and regulatory control measures designed
to attain state air quality standards for ozone. The RAQS, which was initially adopted in 1991, is updated
on a triennial basis with the most recent update occurring in April 2009.
The APCD has also developed the SDAB's input into the State Implementation Plan (SIP) which is
required under the Federal Clean Air Act (CAA) for pollutants that are designated as being in
nonattainment of national air quality standards for the air basin. The SIP relies on the same information
from SANDAG to develop emission inventories and emission control strategies that are included in the
attainment demonstration for the air basin.
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The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that
are incorporated into the air quality planning document. These growth assumptions are based on each
city's and the County's general plan. If a proposed project is consistent with its applicable General Plan,
then the project presumably has been anticipated with the regional air quality planning process. Such
consistency would ensure that the project would not have an adverse regional air quality impact. As
discussed in Section X (Land Use & Planning) below, the proposed project is consistent with the General
Plan; therefore, the project would not have an adverse regional air quality impact.
Section 15125(d) of the State of California Environmental Quality Act (CEQA) Guidelines contains specific
reference to the need to evaluate any inconsistencies between the proposed project and the applicable
air quality management plan. Transportation Control Measures (TCMs) are part ofthe RAQS. The RAQS
and TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air
quality standards. The California Air Resources Board provides criteria for determining whether a
project conforms with the RAQS which include the following:
• Is a regional air quality plan being implemented in the project area?
• Is the project consistent with the growth assumptions in the regional air quality plan?
The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is
being implemented. The project is consistent with the growth assumptions in the regional air quality
plan and will in no way conflict with or obstruct implementation of the regional plan.
b) Less than Significant Impact. The closest air quality monitoring stations to the project site are at
Camp Pendleton and Escondido (E. Valley Parkway). Data available for these monitoring sites from 2009
through 2011, indicate that the most recent air quality violations recorded were as follows: the 1-Hour
ozone concentration did not exceed the state standard any time during the years 2009 through 2011;
the 8-Hour ozone concentration exceeded both the state and federal standard in 2009 and 2010 and the
state standard was exceeded twice in 2011; the daily PMio concentration exceeded the state standard in
2009, but not in 2010 or 2011; and the federal standard for PMio and the federal 24-Hour PM2.5 standard
was not exceeded during the 2009 through 2011 time period. No other violations of any air quality
standards have been recorded during the years 2009 through 2011.
The project would involve minimal short-term emissions associated with grading and construction. Such
emissions would be minimized through standard construction measures and Best Management
Practices (BMPs) that would reduce fugitive dust emissions and other criteria pollutant emissions during
construction. Long-term emissions associated with travel to and from the project will be minimal.
Although air pollutant emissions would be associated with the project, they would neither result in the
violation of any air quality standard (comprising only an incremental contribution to overall air basin
quality readings), nor contribute substantially to an existing or projected air quality violation. Any
impact is assessed as less than significant.
c) Z.es5 than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and
suspended fine particulates. The proposed project would represent a contribution to a cumulatively
considerable potential net increase in emissions throughout the air basin. As described above, however,
emissions associated with the proposed project would be minimal. Given the limited emissions
potentially associated with the proposed project, air quality would be essentially the same whether or
not the proposed project is implemented. According to the CEQA Guidelines Section 15064(h)(3), the
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proposed project's incremental contribution to the cumulative effect is not cumulatively considerable.
Any impact is assessed as less than significant.
d) Less than Significant Impact. Redeemer by the Sea, an existing church which includes a preschool, is
located approximately 1/4 mile to the west of the Western parcel of the proposed project. As discussed
above, the proposed project would not result in substantial pollutant emissions or concentrations.
Therefore, a less than significant impact is assessed.
e) No Impact. The construction of the proposed project could generate fumes from the operation of
construction equipment, which may be considered objectionable by some people. Such exposure would
be short-term or transient. In addition, the number of people exposed to such transient impacts is not
considered substantial.
IV. BIOLOGICAL RESOURCES
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or
regulations, or by California Department of Fish and Game or U.S.
Fish and Wildlife Service?
• K • •
b) Have a substantial adverse effect on any riparian, aquatic or
wetland habitat or other sensitive natural community identified in
local or regional plans, policies, or regulations or by California
Department of Fish and Game or U.S. Fish and Wildlife Service?
• K • •
c) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (including but not
limited to marsh, vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
• • • Kl
d) Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident
or migratory wildlife corridors, or impede the use of native wildlife
nursery sites?
• K • •
e) Conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance? • 13 • •
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
• K • •
a-b, d-f) Less than Significant with Mitigation Incorporated. The City of Carlsbad has an adopted
Habitat Management Plan (HMP), which is a comprehensive, city-wide program to identify how the City,
in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and
protect sensitive biological resources within the City, while allowing for additional development
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consistent with the General Plan and Growth Management Plan. In so doing, the HMP is intended to
lead to city-wide permits and authorization for the incidental take of sensitive species in conjunction
with private development projects, public projects, and other activities, which are consistent with the
HMP. In addition. Chapter 21.210 ofthe city's Zoning Ordinance (Habitat Preservation and Management
Requirements) implements the HMP as well as the goals and objectives of the city's Open Space
Element of the General Plan. As discussed in the subsequent sections, with the incorporation of
mitigation measures to reduce the impacts to a less than significant level, the project does not conflict
with any of the provisions of the HMP or the Zoning Ordinance.
For some key properties within the city which have not submitted proposed hardline designs for
inclusion in the preserve system, the HMP includes conservation goals and standards which will apply to
future development proposals. The goals and standards have been arranged according to the Local
Facilities Management Zones (LFMZ) to which they apply. The standards only apply to those areas
within the LFMZs not already covered by existing and proposed hardline areas, existing take
authorizations or areas shown as development areas on the HMP map. Therefore, the standards only
apply to those parcels which are designated as "Standards Areas" on the HMP map. If individual
properties are proposed for development within a zone, the property owner must show how the
standards, which include goals and objectives ofthe HMP, will be met.
The HMP identifies the 11.3-acre project area, which comprises two parcels, as being located in two
different LFMZs. The vacant Western parcel (4.53 acres, APN 215-080-04) is located within Zone 20 and
is identified as a Standards Area in the HMP. The Eastern parcel (6.77 acres, APN 215-841-07) is located
within Zone 19. The southern half of the eastern property is identified as an Existing Hardline Preserve
Area and is not currently encumbered with a conservation easement. A 100-foot-wide SDG&E
easement bisects the properties/project site diagonally in a northwest/southeast direction. As the
eastern parcel is not located within a Standards Area, there are no goals or standards in the Zone for
which to analyze the project against. However, the removal of any sensitive habitat on this parcel would
need to comply with the HMP.
Pursuant to the HMP, much of Zone 20 is already developed and much of the remainder is agricultural
land. Coastal sage scrub, maritime succulent scrub, southern mixed chaparral and southern maritime
chaparral are predominant in this zone and support a variety of HMP species, including the California
gnatcatcher. Habitats within this zone are part of a stepping-stone linkage (Linkage F) that connects
Core Areas 4, 6, and 8. The subject site (both parcels) is located east of Linkage F and is immediately
adjacent to the northwest edge of Core Area 6.
The HMP conservation goals for Zone 20 require developments to establish, enhance, and maintain a
viable habitat linkage across Unkage F (located to the west of property) to ensure connectivity for
gnatcatchers and other HMP species between Core Area 4 (located to the north) and Core Area 6
(located immediately east and south of subject property); and that they conserve the majority of
sensitive habitats in or contiguous with biological core and linkage areas, including a no-net-loss of
wetland habitats and coastal sage scrub within Core Area 6 and Linkage Area F. Protection of coastal
sage scrub (CSS) is of particular importance in the Standards Areas, and therefore 67% of the CSS is
required to be conserved. Table 11 (Pg. D-113) of the HMP identifies mitigation ratios for impacts to
habitat types identified as sensitive in the HMP, and furthermore allows for impacts to agriculture,
eucalyptus, and disturbed lands to be mitigated through the payment of an in-lieu mitigation fee.
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A Biological Technical Report (BTR) for the Daybreak Community Church Study Area was prepared by
HELIX Environmental Planning (dated February 24, 2014), for which six (6) vegetation communities were
identified within the study area.
Table 1 below summarizes the vegetation communities located on-site.
TABLE 1
EXISTING VEGETATION COMMUNITIES WITHIN THE PROJECT SITE
VEGETATION COMMUNITY
HABITAT
GROUP ACREAGE
Upland
Southern maritime chaparral B 2.5
Diegan coastal sage scrub (including disturbed CSS)** D 1.3
Diegan coastal sage scrub/Chaparral scrub - Disturbed D 0.3
Ornamental/Non-native vegetation F L6
Disturbed habitat F 1.0
Urban/Developed N/A 5.2
TOTAL 11.9
**The isolated stand of CSS on the western parcel, located in between the proposed parl<ing lot and Poinsettia Lane, represents
0.35 acres of the total 1.3 acres located on the overall project site.
Sensitive Plant Species
A total of 52 plant species were observed within the project site during biological surveys (Appendix A of
BTR). The majority of observed plants were non-native, and none was listed as state or federally rare,
threatened or endangered. Table 3 of the BTR includes a list of special-status plant species assessed for
potential to occur within the project site, none of which were determined to have a moderate or high
potential to occur.
Sensitive Wildlife Species
A single non-listed sensitive species, southern California rufous-crowned sparrow, was observed on the
project site in the March, 2013 survey conducted by HELIX. In addition, protocol surveys for the
federally-threatened coastal California gnatcatcher (Polioptila colifornica californica) were conducted
within the project site. No gnatcatchers were observed or otherwise detected during the June, 2013
protocol surveys. Further, no gnatcatchers were incidentally observed or otherwise detected within the
project site during the 2013 general biological and rare plant surveys.
However, given the habitat types within the study area and vicinity, the BTR identifies a high potential
that the coastal California gnatcatcher could temporarily use the coastal sage scrub during foraging and
dispersal activities. Pursuant to the BTR, although it cannot be ruled out, this species would not be
expected to breed onsite due to a variety of reasons, including small habitat patch size, proximity to
existing developments, steepness of slope, lack of constituent vegetation elements in areas, and signs of
domestic pet use (e.g., cats and dogs). Due to the presence of CSS on the project site and the likelihood
that the coastal California gnatcatcher could temporarily use the site, the project has been designed to
minimize impacts to the habitat on-site to the greatest extent possible. Mitigation measures have been
incorporated into the project to reduce the potential direct and indirect impacts to these species, if
present. Specifically, the measures include removing vegetation that is critical to these species outside
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of the breeding season to avoid direct impact to nests and establishing a protocol of surveying and
monitoring to avoid indirect impacts to nests within 500 feet of construction activity.
Jurisdictional Waters and Wetlands
Pursuant to the BTR, the entirety of the site is characterized by upland habitats that lack the physical
attributes and criteria to qualify them as potential jurisdictional waters and wetlands. Therefore,
jurisdictional waters and wetlands are presumed to be absent from the project site and the proposed
project would have no effect on such resources.
Impacts
Table 2 below summarizes the impacts to the various vegetation communities.
TABLE 2
SUMMARY OF IMPACTS TO VEGETATION COMMUNITIES
VEGETATION COMMUNITY HABITAT GROUP
EXISTING
(Eastern and Western
parcel)
IMPACTS
(Western
parcel)
Southern maritime chaparral B 2.5 0
Diegan coastal sage scrub (including
disturbed) ** D 1.3** 0.05**
Diegan coastal sage scrub/chaparral scrub -
Disturbed D 0.3 0
Ornamental/Non-native vegetation F 1.6 0.20
Disturbed habitat F 1.0 0.60
Urban/Developed N/A 5.2 2.20
TOTAL 11.9 3.05
**The isolated stand of CSS on the western parcel, located in between the proposed parking lot and Poinsettia Lane,
represents 0.35 acres of the total 1.3 acres located on the overall project site. The 0.05 acres of impacted CSS is located
within this isolated stand of CSS. The resulting size of the isolated stand after the removal is 0.30 acres, which will be
preserved in an open space easement.
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Mitigation
Table 3 below summarizes the mitigation proposed to offset impacts to each of the vegetation
communities on the western parcel.
TABLES
Vegetation Community
Mitigation
(Western addition to preserve) Exiting
Preserve
(eastern
parcel)
(acres)
Total
Preserve
(acres)
TABLES
Vegetation Community
Creation
(acres)
Preservation
(acres)
Total
(acres
)
Exiting
Preserve
(eastern
parcel)
(acres)
Total
Preserve
(acres)
Southern maritime chaparral 0.00 1.46 1.46 1.07 2.53
Diegan coastal sage scrub (incl. disturbed) 0.05 0.04 0.09 0.78 0.87
Diegan coastal sage scrub/Chaparral scrub -
disturbed
0.00 0.06 0.06 0.09 0.15
Ornamental/Non-native vegetation** 0.00 0.05 0.05 0.02 0.07
Disturbed habitat 0.00 0.00 0.00 0.20 0.20
Urban/Developed 0.00 0.00 0.00 0.04 0.04
TOTAL 0.05 1.61 1.66 2.20 3.86
**lmpacts to the Ornamental and Disturbed Habitat will be mitigated through the long-term preservation of 3.86 acres of
sensitive upland habitat. No creation/restoration or payment of fees is proposed with respect to impacts to this habitat.
In general, the project proposes to offset impacts to unoccupied Diegan coastal sage scrub (Habitat
Group D), disturbed habitat (Habitat Group F), and ornamental/non-native vegetation (Habitat Group F)
through a combination of onsite preservation and creation (for Habitat Group D). As the project site is
located in the coastal zone, the project is consistent with the "no net loss" provision in the HMP (Section
7-8, page D-115) for Diegan coastal sage scrub and southern maritime chaparral (please see HMP
Findings below for detailed findings/analysis).
Because Diegan coastal sage scrub is considered to be potentially occupied and/or important for
foraging or dispersal by HMP species, including the southern California rufous-crowned sparrow and
coastal California gnatcatcher, impacts to the habitat are required to be mitigated at a 2:1 ratio. In
addition, half of the mitigation (i.e., 1:1 ratio) is required to include a restoration or creation
component. Accordingly, the project proposes to mitigate the removal of the 0.05 acres of Diegan
coastal sage scrub through on-site creation of 0.05 acres (i.e., 1:1 ratio) and on-site preservation of 0.87
acres (i.e., exceeds 1:1 ratio) of CSS in a separate open space lot along the southern portion ofthe entire
project site. In addition, the entire area of 2.53 acres of southern maritime chaparral is proposed to be
preserved in the open space lot. Ultimately, the proposed 3.86-acre open space lot will result in
additional hardline area and an extension of Core Area 6. Impacts to the disturbed/ornamental
vegetation will be mitigated through the long-term preservation ofthe 3.86 acre open space lot. An in-
lieu fee is not required as long-term preservation of sensitive habitat is proposed. In addition, the 0.30-
acre isolated stand of CSS located in between the new parking lot and the northern property line of the
western parcel, as well as the HMP buffer, will be placed in an open space easement.
The following mitigation measures will reduce impacts to biological resources to a less than significant
level.
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Mitigation Measures:
BIO 1: Prior to recordation of the Lot Line Adjustment, the project applicant shall dedicate on the
Final Map an open space and conservation easement over the 3.86-acre Open Space Lot to prohibit
any encroachment, development, grading, or alterations within the Lot.
BIO 2: Prior to recordation of the Lot Line Adjustment, a revegetation plan shall be submitted and
approved by the City Planner to mitigate for the loss of 0.05 acres of Diegan coastal sage scrub (CSS)
by creating 0.05 acres of CSS in the proposed open space lot.
BIO 3: Prior to the issuance of a grading permit, and/or the clearing of any habitat on-site,
whichever occurs first, the Developer shall take the following actions to the satisfaction of the City
Planner in relation to the proposed 3.86-acre Open Space lot, which is being conserved for natural
habitat in conformance with the City's Habitat Management Plan:
a. Select a conservation entity, subject to approval by the City, which possesses qualifications to
manage the open space lot and open space easement areas 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 ofthe open space lot in perpetuity in accordance with
the requirements of the North County Multiple Habitats Conservation Plan and the City's Open
Space Management Plan;
c. Based on the results of the PAR, provide a non-wasting endowment or other financial
mechanism acceptable to the City Planner and conservation entity, if any, in an amount
sufficient for management and monitoring of the open space lot in perpetuity; and
d. Prepare a Preserve Management Plan which will ensure adequate management of the open
space lot in perpetuity.
BIO 4: Prior to recordation of the Lot Une Adjustment, the developer shall dedicate an open space
easement over the 20 foot-wide habitat buffer area located adjacent to the southern edge of the
proposed parking lot and the 0.30-acre isolated patch of Diegan coastal sage scrub located in
between the new parking lot and the northern property line to prohibit any encroachment,
development, grading, alterations, including the clearing of vegetation, unless required by the Fire
Department.
BIO 5: No clearing, grubbing, grading or other construction activities shall occur onsite during the
avian nesting season (February 15 through August 30), unless a qualified biologist confirms, through
a documented survey immediately prior to clearing activities, that no nesting gnatcatchers or other
sensitive bird species will be impacted.
BIO 6: Construction noise that could affect migratory songbirds and other species associated with
the sensitive habitat area shall be avoided. In order to ensure compliance, grading shall be avoided
during the avian nesting season (February 15 through August 30). If a grading permit is required, this
restriction can be waived by the City of Carisbad, with concurrence from the Wildlife Agencies
(USF&W, CDF&G), upon completion of a breeding/nesting bird survey in accordance with the
Migratory Bird Treaty Act. If nests are present, no grading or removal of habitat may take place
within 500 feet of active nesting sites during the nesting/breeding season (February 15 through
August 30). A buffer zone will be established around any identified nests in coordination with the
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monitoring biologist. No construction activities shall occur within any portion of the site where they
would result in noise levels exceeding 60 dB(A) hourly average at the edge of CSS.
BIO 7; Fire Management: All fire management activities shall occur completely within the
development boundaries and shall not occur within any ofthe HMP open space conservation areas
or open space easement. Landscaping within the HMP buffer shall include low-fuel native species in
compliance with the HMP.
BIO 8: Erosion control: Prior to issuance of a grading permit. Developer shall obtain approval of an
erosion control plan. The plan shall identify areas susceptible to erosion on the property and
immediately adjacent to the HMP open space conservation and open space easement areas.
Mechanical and biological methods shall be implemented to control any potential erosion, including
engineering the manufactured slopes to maximize slope stability; choosing appropriate plants for
the slopes to reduce the level of erosion of the slopes; implementing post-construction best
management practices (BMPs) that shall ensure run-off is appropriately treated to minimize the
potential for erosion; and implementing construction-level BMPs to prevent any silt from entering
any ofthe HMP open space conservation areas.
BIO 9: Landscaping Restrictions: The Final Landscape plans for the 20-foot-wide HMP buffer
adjacent to the HMP open space preserve/conservation areas shall require the use of a native plant
palette consistent with the adjacent native vegetation communities, prohibit the use of ornamental
invasive species, and limit the use of fertilizers to prevent excess run-off from entering the HMP
open space conservation areas. The project shall control irrigation of landscaping adjacent to the
HMP conservation areas so as to prevent runoff from spreading into the preserve. In addition, the
use of cultivars of native species shall be prohibited to avoid genetic contamination of the native
plant species in the preserve.
BIO 10: Fencing. Signs and Ughting: Prior to the release of grading securities, a five foot tall black
vinyl-coated chain link fence shall be constructed along the northern boundary of the Open Space
lot to discourage the access of humans into the HMP open space conservation areas. Signage shall
be installed on the fence at consistent intervals to educate and inform the public about the goals of
HMP Preserve and to prohibit public access. Ughting in the parking lot adjacent to the HMP
preserve shall be of a minimum necessary for safety and security, and shall be shielded and directed
to shine downward and not into the preserve area. Owner lighting restrictions shall be included in
the administration office ofthe church.
BIO 11: Exotic Species Control: The project shall not use any non-native, invasive plant species in
the landscaping adjacent to the HMP Preserve.
HMP FINDINGS
The proposed project occurs within Zones 19 (Eastern parcel, APN 215-841-07, 6515 Ambrosia Lane) and
20 (Western parcel, APN 215-080-04) of the HMP. The Western parcel is located in a Proposed
Standards Area while the southern portion of the Eastern parcel is located within an Existing Hardline
Area. The Existing Hardline Area is not currently managed or maintained as part of a long-term
management plan. The project proposes no change to the Existing Hardline area located on the
southern portion ofthe Eastern lot. Through onsite preservation, the project proposes a contribution of
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3.86 acres of habitat to be included into the preserve system which will create a newly-established HMP
Hardline Preserve on the Daybreak Community Church property. Ultimately, the Existing Hardline Area
will also be included within the long-term management plan.
Modifications to the Proposed Standards Area on the Western parcel, APN 215-080-04, including
development and habitat preservation to meet specified HMP standards, requires the processing of
Consistency Findings and approval from the Wildlife Agencies. This section below summarizes the HMP
requirements and how the proposed project is consistent with each of the applicable components of the
HMP.
HMP Conservation Goals in Zone 20. Section D.3.C (Carlsbad HMP p. D-80)
Establish, enhance, and maintain a viable habitat linkage across Linkage Area F to ensure connectivity
for gnatcatchers and other HMP species between Core Areas 4 and 6.
The Western parcel of the Daybreak Community Church project is located within Local Facilities
Management Zone 20 (Zone 20) and Core 6 of the Carisbad HMP planning area. Zone 20 and Core 6
occur in the central portion of Carisbad. The objectives of Core 6 FPA generally include conservation of
southern maritime chaparral, grassland, vernal pools, coastal sage scrub, Del Mar manzanita, summer
holly and coastal California gnatcatcher, among other resources. Core 6 has linkages to Core 4 and Core
8 via Linkage Area F; Core 5 via Linkage Area D; and Core 7 via Linkage Area E. Core 6 objectives that
most pertain to the project site include conservation of southern maritime chaparral and coastal sage
scrub, in addition to conservation of movement functions through a fragmented arrangement of habitat,
primarily forthe coastal California gnatcatcher.
As depicted in Figure 5 ofthe BTR, the southeastern portion (i.e.. Eastern parcel) ofthe project site is
designated as Existing Hardline within Zone 19. As depicted on Figures 6 and 7 ofthe BTR, the proposed
project does not include any impacts to native habitat located within the Existing Hardline area. A very
limited portion (approximately 0.002 acre or 90 square feet) of the proposed parking lot impact area
encroaches into disturbed habitat located within the northwestern tip of the Existing Hardline on the
site. This disturbed 0.002-acre area is contained within the existing SDG&E access road and easement
footprint. As such, it is routinely disturbed and considered to have little or no biological function or
value. The impacts to this disturbed area are considered to have negligible effects on the Existing
Hardline.
As also depicted on Figure 5 ofthe BTR, the western portion ofthe site is identified as a Standards Area
within Zone 20. The objective of the Standards Area and surrounding Hardline Preserve through this
area is to maintain the connectivity for gnatcatchers and other HMP species between Core Areas 4, 6
and 8, in addition to conserving the majority of sensitive species in or contiguous with biological core
and linkage areas, including no net loss of wetland habitats, southern maritime chaparral, maritime
succulent scrub, and coastal sage scrub within Core Area 6 and Unkage Area F. Coastal sage scrub and
chaparral habitat contained within the Standards Areas and Existing Hardline on and in the vicinity of
the project site contribute to the functional assemblage of Core 6 and Linkage Area F, including a
stepping-stone linkage for the coastal California gnatcatcher, a sensitive species determined to have the
potential to occur.
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The proposed project would result in impacts to Diegan coastal sage scrub, disturbed habitat, and
ornamental/non-native vegetation within the HMP Standards Area. Of the habitat types impacted,
Diegan coastal sage scrub is the only habitat type that provides any biological function and value with
respect to meeting the conservation goals and objectives ofthe Carisbad HMP. The proposed impacts to
Diegan coastal sage scrub are limited to 0.05 acre of habitat presumed to have been artificially created
and situated adjacent to existing developments. The habitat was determined to have a low potential to
support five non-listed sensitive reptile species: silvery legless lizard, orange-throated whiptail, coastal
whiptail, Coronado Island skink, and coast patch-nose snake. The habitat was further determined to
provide suitable foraging and dispersal habitat for the non-listed sensitive bird, southern rufous-
crowned sparrow, in addition to the federally threatened coastal California gnatcatcher. Rufous-
crowned sparrow and gnatcatcher would not be expected to use the impact area for breeding due to
adjacency of the habitat with existing developments, small habitat patch size, and absence of
constituent vegetation elements typically associated with these species' breeding habitat requirements.
Gnatcatcher protocol surveys were performed at the project site during the breeding season in June
2013. No gnatcatchers were observed or otherwise detected during the protocol surveys. The principal
functions and values of the impacted habitat include providing temporary habitat for facilitating north-
south movement of bird species over and through the site.
Under current conditions, bird movement likely occurs over existing development barriers and
incompatible habitats in the project vicinity, including those associated with existing Daybreak
Community Church developments and Poinsettia Lane. The project would avoid nearly all (99 percent)
of native habitat that exists within the project site, including 99 percent of native habitat that exists
within the Standards Area and 100 percent that exists within the Hardline. All avoided habitat within the
Standards Area is proposed for preservation either through an open space easement (adjacent to
northern edge of western parking lot) or through the creation of a separate Open Space lot which will be
encumbered with a conservation easement and included in the newly-established HMP Hardline
Preserve area. The habitat that will be avoided and preserved represents the highest quality habitat
within the project site in terms of functioning to facilitate wildlife movement, especially for native birds
such as the coastal California gnatcatcher. The proposed developments are limited to second access,
parking lot, underground storm drain, and landscape improvements only. As it pertains to
accommodating bird movement functions, these improvements would result in minimal impacts and
changes to the existing condition. No vertical developments are proposed that would introduce new
barriers in areas that do not currently support existing developments. Existing bare areas currently used
for overflow parking would be paved, but would also support an increase in vegetative components as a
result of proposed landscaping. The proposed landscaping improvements, coupled with the proposed
creation and preservation measures, would enhance the function of the project site in conserving
contiguous stands of high quality southern maritime chaparral and Diegan coastal sage scrub habitat, in
addition to accommodating wildlife movement functions and values consistent with the HMP goals and
objectives for the area.
Figure 7 of the BTR depicts the proposed on-site mitigation consistent with the HMP goals and
standards, including proposed HMP Preserve, HMP 20-foot buffer, and Diegan coastal sage scrub
creation areas. The proposed HMP Preserve will encompass the Diegan coastal sage scrub creation
area. A minimum 20-foot buffer (HMP 20-foot buffer) is incorporated between the proposed HMP
Preserve and project developments consistent with the Coastal Zone Conservation Standards and
Section 7-11 of the HMP. No development, grading, or alterations, including clearing of vegetation, shall
occur in the buffer area. The proposed HMP Preserve and Existing Hardline Preserve in the
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southeastern portion ofthe property will be joined to establish the new HMP Hardline Preserve on the
property.
The following mitigation proposal for the project has been prepared consistent with the applicable HMP
goals and standards:
• On-site creation of 0.05 acre of Diegan coastal sage scrub in the central western portion of the
property to ensure no net loss ofthe habitat. This area is currently located in the Standards Area
and shall be included in the proposed HMP Preserve for the project. The proposed creation area
would require preparation of a creation plan, as detailed above, and would be subject to
maintenance, monitoring, and reporting requirements;
• On-site preservation of 3.86 acres of existing high quality habitat located within the proposed
HMP Preserve and Existing Hardline Preserve in the southern half of the property (i.e., southern
portion of east and west parcels). This shall include the 0.05 acre of created Diegan coastal sage
scrub. This 3.86-acre total area (1.66 acres western addition to preserve + 2.20 acres existing
hardline on eastern parcel) shall represent the newly-established HMP Hardline Preserve on the
property and shall be protected by a conservation easement and fully funded for long-term
biological management and monitoring; and
• Portions of the property supporting additional Diegan coastal sage scrub to be avoided by the
project and located outside ofthe newly-established HMP Hardline Preserve shall be designated
open space and placed into an open space easement (0.30 acres). This includes Diegan coastal
sage scrub and other habitat in the northwestern portion of the property and within the HMP
20-foot buffer area.
Therefore, the proposed project is considered consistent with the Carlsbad HMP as it meets the goals
and objectives of the HMP for this portion of the plan, providing superior type and quantity of habitat
areas within the project site and maintaining viable habitat linkage. In addition, the project would be
consistent with this HMP Conservation Goal in Zone 20.
Conserve the majority of sensitive habitats in or contiguous with biological core and linkage areas,
including no net loss of wetland habitats, southern maritime chaparral, maritime succulent scrub, and
coastal sage scrub within Core Area 6 and Linkage Area F.
As discussed above, the project would avoid nearly all (99 percent) of native habitat that exists within
the project site. This includes 99 percent of native habitat that exists within the Standards Area and 100
percent that exists within the Hardline Preserve. No wetland, southern maritime chaparral, or maritime
succulent scrub habitat is within the proposed impact area. All avoided habitat within the Standards
Area is proposed for preservation either through an open space easement or through the creation of the
separate open space parcel, which will be incorporated into the HMP Hardline Preserve that will be
established by the project. Impacts to coastal sage scrub will be fully compensated through on-site
creation and preservation to ensure no net loss of habitat or long-term impact to its function. With the
proposed creation to achieve a no net loss, 100 percent ofthe native habitats will be conserved over the
long-term. Therefore, the project would be consistent with this HMP Conservation Goal in Zone 20.
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CONSISTENCY WITH HMP HABITAT REQUIREMENTS
Planning Standards in Zone 20. Section D.3.C- (CaHsbad HMP p. D-80)
Impacts to Diegan coastal sage scrub must be mitigated consistent with Table 11 of the HMP. As
included above within Table 6 of the BTR, the mitigation ratios proposed for the project are consistent
with and exceed the ratios in Table 11.
Specifically, the project would create Diegan coastal sage scrub in the southern portion of the site and
incorporate the created habitat into the 3.86-acre newly-established HMP Hardline Preserve area. The
newly-established HMP Hardline Preserve would include high quality native southern maritime
chaparral, Diegan coastal sage scrub, and coastal sage-chaparral scrub habitats. The preservation of
habitat would represent a biologically superior alternative to the current conditions within the
Standards Area. By incorporating the onsite preservation areas into the Hardline, the proposed project
would result in a net increase of habitat within the HMP preserve area. A minimum 20-foot buffer is
also incorporated into the proposed design to protect the preserve area from edge effects and other
indirect impacts over the long-term. The proposed project is therefore consistent with the HMP for
upland mitigation requirements.
Conserve habitats in a continuous configuration through Linkage Area F, from Core Area 6 to where
Linkage Area F crosses Palomar Airport Road with a minimum constriction of500feet.
As discussed above, the proposed project avoids existing Hardline Preserve areas on the site and
incorporates all avoided existing Standards Areas either through an open space easement or through
the new, expanded Hardline Preserve. This will result in preservation of existing native habitat on the
site, including the entirety of the existing highest-quality habitat. With the proposed creation, 100
percent of the native habitats will be conserved over the long-term and habitat connectivity will be
improved from Core 6 to Linkage Area F. Therefore, the project would be consistent with this Planning
Standard in Zone 20.
Areos of coastal sage scrub and maritime succulent scrub outside of the designated Linkage F may be
taken in exchange for restoration and enhancement inside the linkage, as long as the result Is no net
loss of these habitats or the associated gnatcatcher population within the standards portions of the
zone.
The proposed project is within Core 6 and all Diegan coastal sage scrub taken by the project will be fully
compensated, in-kind, through on-site creation and preservation. The result will be no net loss and
increase of habitat and improved habitat connectivity within Standards Areas of Zone 20. Therefore, the
project would be consistent with this Planning Standard in Zone 20.
Southern maritime chaparral outside of core and linkage areas may also be taken unless it supports
significant populations of Narrow Endemic plants.
The project proposes no impacts to southern maritime chaparral. The project would avoid and preserve
all 2.53 acres of southern maritime chaparral that exists within the property, including areas that could
contribute to core and linkage functions and values. Therefore, the project would be consistent with
this Planning Standard in Zone 20.
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Creation of Linkage F must utilize patches of existing habitat within the identified alignment. Where
consistent with creation of Linkage F, avoid removal of natural habitats that are contiguous with open
space on adjacent parcels.
The proposed project would not result in removal of natural habitats that are contiguous with open
space on adjacent parcels. The project would create coastal sage scrub in the southwest portion ofthe
site and incorporate the created habitat into the 3.86-acre newly-established HMP Hardline Preserve.
Habitat within the newly-established HMP Hardline Preserve will be enhanced as a result ofthe project
and will maintain contiguity with open space on adjacent parcels. Therefore, the project would be
consistent with this Planning Standard in Zone 20.
Maintain and enhance the wildlife movement potential between core areas using sensitive design of
any road or utility crossings of Linkage F.
The proposed project would introduce no new barriers which would impede wildlife movement.
Proposed landscape vegetation in the parking area would represent an improvement over existing bare,
disturbed conditions. Therefore, the project would be consistent with this Planning Standard in Zone
20.
Conserve all riparian habitats on site, and prohibit fill or development within the existing flood plain
except where required for Circulation Element roads. Drainage Master Plan facilities, or other
essential infrastructure. When conversion of agricultural lands to other uses is proposed, set back all
development impacts at least 100 feet from existing wetland habitats and require habitat restoration
or enhancement in the riparian and buffer areas.
No wetland or riparian areas would be affected by the proposed project. The site contains no
agricultural lands. Therefore, the project would be consistent with this Planning Standard in Zone 20.
Mitigation for any allowed impacts shall be as stated in Table lion Page D-113.
The mitigation ratios proposed for the project are consistent with and exceed the ratios in Table 11 of
the HMP. The project would create coastal sage scrub in the southwest portion of the site and
incorporate the created habitat into the 3.86-acre newly-established HMP Hardline Preserve, which
would also include native southern maritime chaparral and coastal sage-chaparral scrub habitats. The
preservation of habitat would represent a biologically superior alternative to the current conditions
within the Standards Area. By incorporating the on-site preservation areas into the Hardline Preserve,
the proposed project would result in a net increase of habitat within the HMP Preserve area. Impacts to
the Ornamental and Disturbed Habitat will be mitigated through the long-term preservation of 3.86
acres of sensitive upland habitat as HMP Hardline Preserve. No creation/restoration or payment of fees
is proposed with respect to impacts to this habitat. Therefore, the project would be consistent with this
Planning Standard in Zone 20.
CONSISTENCY WITH HMP SPECIES REQUIREMENTS
Section D6 of the HMP (pg. D-90). measures to minimize impact on HMP species and mitigcition
requirements.
No narrow endemic plant species were identified during the rare plant surveys. The HMP states that
"the primary mitigation for impacts to HMP Species under the Plan is the conservation and management
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of habitat for species in the preserve system" (City of Carisbad, 2004). It also states that incidental take
must be minimized and mitigated to the maximum extent practicable. Table 9 of the HMP provides
specific minimization and mitigation measures for covered species. A single species addressed in Table
9, the southern California rufous-crowned sparrow, was observed during biological surveys and is
presumed to be present in the southern portions of the site. One additional species addressed in Table
9, the coastal California gnatcatcher, was determined to have a high potential to temporarily disperse
through the site, although protocol surveys in June 2013 were negative. Consistency analyses are
provided below for the two HMP species determined present or with a high potential to occur.
Southern California Rufous-Crowned Sparrow
Conservation goals forthe southern California rufous-crowned sparrow include:
• Conserve known locations within proposed and existing hardline conservation areas.
• Conserve approximately 2,000 acres of coastal sage scrub.
• Maintain regional linkages.
Impact avoidance/minimization measures forthe southern California rufous-crowned sparrow include:
• Manage preserve areas to minimize edge effects, control cowbirds and predators, prevent
livestock overgrazing, and restrict human disturbance.
• Prepare and implement a fire management program for preserve areas as part of the detailed
management plan.
• Where opportunities arise, enhance and restore sage scrub habitat within preserve areas, with
priority given to creating breeding opportunities within constrained linkages.
The proposed project would conserve a total of 0.87 acres of sage scrub habitat (0.09 acres on western
parcel and 0.78 on eastern parcel) which would be incorporated into Hardline Preserve area as the
newly-established HMP Hardline Preserve. Additional sage scrub to be avoided (0.30 acres) and located
within Standards Area portions of the property will be placed into an open space easement. All
chaparral habitat within the Standards Area on the site would be avoided and the project would
incorporate the habitat into the proposed HMP Preserve. The proposed HMP Preserve area is
contiguous with Existing Hardline area, and both areas will be joined to form a 3.86-acre newly-
established HMP Hardline Preserve on the property. The newly-established HMP Hardline Preserve will
be protected by a conservation easement and fully funded for long-term biological management and
monitoring. Open space designation and placement of an open space easement over the habitat in the
northwestern portion of the project would help conserve existing bird movement functions over the
long-term. For these reasons, the project is consistent with the goals and measures for the southern
California rufous-crowned sparrow.
Coastal California Gnatcatcher
Conservation goals for the coastal California gnatcatcher include:
• Conserve approximately 2,000 acres of coastal sage scrub.
• Conserve mapped gnatcatcher locations within conserved habitat.
• Maintain regional linkages.
Impact avoidance/minimization measures for the coastal California gnatcatcher include:
• Manage preserve areas to minimize edge effects.
• Prepare and implement a fire management program for preserve areas.
• Where possible, enhance and restore sage scrub habitat within preserve areas.
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As stated above for rufous-crowned sparrow, the proposed project would conserve a total of 0.87 acres
of sage scrub habitat (0.09 acres on western parcel and 0.78 on eastern parcel) which would be
incorporated into Hardline Preserve area as the newly-established HMP Hardline Preserve. Additional
sage scrub to be avoided (0.30 acres) and located within Standards Area portions ofthe property will be
designated open space and placed into an open space easement. The proposed HMP Preserve area is
contiguous with Existing Hardline area, and both areas will be joined to form a 3.86-acre newly-
established HMP Hardline Preserve on the property. The newly-established HMP Hardline Preserve will
be protected by a conservation easement and fully funded for long-term biological management and
monitoring. Open space designation and placement of an open space easement over the northwestern
portion ofthe project would help conserve existing bird movement functions over the long-term. For
these reasons, the project is consistent with the goals and measures for the coastal California
gnatcatcher.
CONSISTENCY WITH HMP ADJACENCY STANDARDS AND ZONE-LEVEL RECOMMENDATIONS
Adjacency Standards. Section F3 (Carlsbad HMP pg. F-16)
Fire Management
Fire management includes both the recognition that fire is an important component of natural
ecosystems in Southern California while insuring public safety for areas adjacent to the HMP preserve.
The project does not propose any structures adjacent to native habitat or preserve area that would
require fuel modification or brush management. As such, a Fire Management Plan is not required. The
project proposes a second access from Fisherman Drive that would enhance emergency access to native
habitat in the southern portions of the site in the event of a fire. Therefore, the project would be
consistent with this Adjacency Standard.
Erosion Control
Erosion can become an issue within and adjacent to the preserve where steep, erodible slopes occur, or
where areas lack vegetation. All slopes adjacent to the preserve will be fully vegetated and maintained
to avoid significant erosion onto the preserve, and the project will be required to implement the SWPPP
during construction. The Preserve Management Plan for the proposed preservation areas in the
southern portions of the site will include measures to address erosion within the preserve. Therefore,
the project would be consistent with this Adjacency Standard.
Landscaping Restrictions
Invasive plant species will not be included in landscaping palettes. Irrigation will be designed so as to
minimize runoff from landscaped areas, and pesticide/herbicide application will avoid overspray and
drift into preserve areas. The landscaping palette will not include native plants or propagules from
distant source populations, nor will it include cultivated species known to hybridize with related native
species. Therefore, the project would be consistent with this Adjacency Standard.
Fencing, Signs, and Lighting
Fencing and signage provide access control to the preserve. Permanent fencing shall be provided along
areas that occur between proposed developments and preservation areas. In addition, preserved
habitat shall be posted with signs precluding access due to habitat sensitivity and prohibiting dumping.
The landowner shall be educated in access restrictions, control of domestic animals, prevention of
irrigation runoff, and sensitivity of habitats on site.
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Excessive lighting can adversely affect animal species within the preserve. All exterior lighting adjacent
to preserved habitat, including lighting required for parking lot developments, shall be limited to low
pressure sodium sources of the lowest illumination allowed for human safety, selectively placed,
shielded, and directed away from preserved habitat to the maximum extent practicable.
The project would be consistent with this Adjacency Standard with the incorporation of the required
fencing, sign, and lighting specifications.
Predator and Exotic Species Control
As the proposed project entails an expansion to the Daybreak Church, domesticated animals are not
anticipated on the project site. The project shall not use any non-native, invasive plant species in the
landscaping adjacent to the HMP Preserve.. Therefore, the project would be consistent with this
Adjacency Standard.
Zone-Level Recommendations for Zone 20. Section F5 (Carlsbad HMP pg. F-28)
Manage preserve areas for habitat value for California gnatcatchers and narrow endemic plants.
Proposed additions to the Hardline Preserve areas will contain Diegan coastal sage scrub habitat of
higher quality than existing disturbed phases of that community. The management plan will include
area specific management directives for maintaining and enhancing functions and values for target
conservation species, especially the gnatcatcher. Therefore, the project would be consistent with this
Zone-Level Recommendation for Zone 20.
Restore and enhance disturbed areas contiguous with conserved habitats.
The project would create additional coastal sage scrub habitat within areas currently characterized by
disturbed land. The areas targeted for creation occur adjacent to high quality undeveloped habitat that
will be avoided by the project. The habitat creation and avoidance areas will be preserved as a result of
the project. Therefore, the project would be consistent with this Zone-Level Recommendation for Zone
20.
Restrict fuel reduction for fire management to areas immediately adjacent to existing housing and
minimize the removal of conserved habitats to the extent feasible, given safety concerns.
No new fuel modification zones are proposed, as all proposed and qualifying structures are in areas
already associated with existing fuel modification zones. Therefore, the project would be consistent
with this Zone-Level Recommendation for Zone 20.
CONSISTENCY WITH COASTAL ZONE STANDARDS
The project proposes development within the coastal zone and would be subject to the approval of a
Coastal Development Permit (CDP). Pursuant to the HMP, additional conservation standards are to be
applied to properties in the coastal zone. This section summarizes the applicable coastal zone standards
and provides an analysis demonstrating project compliance.
Coastal zone standards pertaining to biological resources and applicable to the proposed project
include:
• Protect environmentally sensitive habitat areas; and
• Impacts to sensitive upland habitat, when permitted, shall include a creation component that
achieves the no net loss standard.
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The project would result in 0.05 acre impacts to disturbed Diegan coastal sage scrub. As required by the
HMP, 0.05 acre of onsite creation is proposed to fully offset and mitigate this impact, thereby ensuring
no net loss. The 0.05 acre of created habitat would be incorporated into the proposed HMP Preserve
for the project. The proposed HMP Preserve would be joined with the Existing Hardline Preserve areas
in the southeastern portion of the property to form the newly-established 3.86-acre HMP Hardline
Preserve. The newly-established HMP Hardline Preserve will be protected by a conservation easement
and fully funded for long-term biological management and monitoring. A minimum 20-foot buffer (HMP
20-foot buffer) is incorporated between the proposed HMP Preserve and project developments
consistent with the Coastal Zone Conservation Standards and Section 7-11 of the HMP. No
development, grading, or alterations, including clearing of vegetation, shall occur in the buffer area.
Additional sage scrub to be avoided (0.30 acres) and located within Standards Area portions of the
property will be designated open space and placed into an open space easement. For these reasons, the
project is consistent with the Coastal Zone standards.
c) Wo impact. As no federally protected wetlands are located on-site, no impact is assessed.
V. CULTURAL/PALEONTOLOGICAL RESOURCES >ntially ificant Impact than ificant with Incorporated than ificant Impact No Impact Would the project: Pote Sign Less sign Mit. Less Sign No Impact a) Cause a substantial adverse change in the significance of a historical
resource as defined in §15064.5? • • • m
b) Cause a substantial adverse change in the significance of an
archeological resource pursuant to §15064.5? • • m •
c) Directly or indirectly destroy a unique paleontological resource or
site or unique geologic feature? • • m •
d) Disturb any human remains, including those interred outside of
formal cemeteries? • • •
a&d) No Impact. Pursuant to the Aviara Phase III Environmental Impact Assessment conducted in
1993 for the Aviara Master Plan (MP 177(G)), which included the existing church site (i.e., eastern
parcel), no historical structures or known areas of human remains were detected In addition, the
existing church site represents development of that area and thus no historical resources currently exist.
For the vacant portion ofthe current project, a cultural resource investigation was undertaken by Dudek
and did not identify any historic resources or the likelihood of encountering human remains onsite
(Results of a Cultural and Paleontological Resource Inventory for the Proposed Daybreak Church
Expansion Project, Carlsbad, San Diego County, California; Dudek, June 21, 2013). Therefore, no impacts
are anticipated. In the event that human remains are discovered, proper treatment would be required
in accordance with the applicable state laws.
b- c) Less than Significant Impact. The above-referenced Dudek report and corresponding cultural
resource inventory effort included the assessment of the potential presence of archaeological and
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paleontological resources at the project site. A records search was completed, as well as a pedestrian
survey for both archaeological and paleontological resources. The records search yielded no previously-
recorded cultural resources onsite. The records search did reveal four recorded archaeological sites
within a % mile radius of the project site, all of which were evaluated for, but not ultimately eligible for
California Register of Historical Resources (CRHR) status. Overall, the conclusion was made that a low
potential for buried significant cultural deposits exists in the general vicinity.
Based on the pedestrian survey conducted and as summarized in the Dudek report, no additional
resource work was recommended. This conclusion was made based on the existing archaeological and
paleontological resources assessments, as well as a review ofthe proposed grading plans for the project.
Given the grading proposal and maximum depths of cut/excavation to be less than 5 vertical feet, no
fossil discoveries are anticipated and likewise no monitoring is recommended nor necessary.
Finally, the Dudek inventory included Native American correspondence via contact with the Native
American Heritage Commission (NAHC) on June 12, 2013 (Appendix B ofthe Dudek report). A written
response from the NAHC on June 13, 2013 indicated that no records of Native American traditional
cultural places for the project site exist. Follow-up correspondence was mailed to the recommended list
of Native American tribes and individuals who may have knowledge of cultural resources in or near the
project area. A written response was received from the Rincon Bank of Luiseno Indians was received on
June 26, 2013 wherein it was indicated that the project did not fall within the tribes boundaries. No
additional responses were received. Given the above information, including the results of the Dudek
report of June 21, 2013 and related cultural resource assessments for the project site, the impacts to
potential archaeological and paleontological resources are considered to be less than significant.
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VI. GEOLOGY AND SOILS
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury or death involving:
i. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
• • •
ii. Strong seismic ground shaking? • • M •
iii. Seismic-related ground failure, including liquefaction? • • •
iv. Landslides? • • M •
b) Result in substantial soil erosion or the loss of topsoil? • • M •
c) Be located on a geologic unit or soil that is unstable, or that would
become unstable as a result ofthe project, and potentially result in
on- or off-site landslide, lateral spreading, subsidence, liquefaction,
or collapse?
• • •
d) Be located on expansive soils, as defined in Section 1802.3.2 ofthe
California Building Code (2007), creating substantial risks to life or
property?
• • •
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative wastewater disposal systems where sewers are
not available for the disposal of wastewater?
• • M •
a.i-a.iv) Less than Significant Impact. Pursuant to the Geotechnical Update Report prepared for the
Daybreak Community Church project (Vinje & Middleton Engineering, November, 2011), the subject site
is not located within any Earthquake Fault Zones as delineated on the Alquist-Priolo Earthquake Fault
Zone Map, nor are there any known major or active faults on or in the immediate vicinity of the site.
Because of the lack of known active faults on the site, the potential for surface rupture at the site is
considered low. The main seismic hazard that may affect the site is ground shaking from one of the
active regional faults, the nearest of which is the Rose Canyon Fault Zone located 6.9 miles from the site.
Due to the relatively dense nature of on-site soils, the risk of seismic-related ground failure or
liquefaction is not a significant concern. In addition, the proposed project would be constructed in
compliance with the California Building Code, which includes specific design measures which are
intended to maximize structural stability in the event of an earthquake. Therefore, a less than
significant impact is anticipated. The proposed building pads are to be primarily located on an existing,
paved parking area; the proposed new parking area is proposed for an area that has been previously
graded with rough pad preparation for future development. In addition, there are no mapped landslides
underiying the subject site; and the site is located in an area that is not classified as being susceptible to
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landslides. The Geotechnical Update Report concludes that no geologic hazards are located on the
project site. Therefore, a less than significant impact is anticipated.
b-e) Less than Significant Impact. In general terms, the existing earth materials consist of Eocene age
Santiago Formation sandstone deposits in the easterly site area; the westerly site area is underiain by
Pleistocene age sandstone Terrace Deposits. The Geotechnical Report does not identify any abnormal
or unusual soil types or conditions that would promote substantial soil erosion and geologic hazards or
instability. Likewise, slope stability is not a project concern from a geotechnical standpoint. While the
report does note some silty to clayey soils that require added processing and moisture conditioning,
incorporating the recommended design methods as conditions of approval into the project will result in
less than significant impacts for the Geology and Soils assessment made herein. Finally, the use of septic
tanks or alternative wastewater disposal systems are not proposed nor are they required given geologic
or soil conditions. Therefore, a less than significant impact is anticipated.
VII. GREENHOUSE GAS EMISSIONS
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment? • • •
b) Conflict with an applicable plan, policy or regulation adopted for
the purposes of reducing the emissions of greenhouse gases? • • m •
a-b) Less than Significant Impact. The City of Carlsbad has not adopted its own greenhouse (GHG)
thresholds of significance and is, therefore, following guidance provided from the California Air Pollution
Control Officers Association (CAPCOA) report, CEQA and Climate Change, dated January, 2008, for
interim screening criteria to determine when a GHG analysis would be required. Specifically, CAPCOA
proposed a 900-metric tons of CO2 E (i.e., equivalent) screening threshold to evaluate whether a project
requires further analysis. Projects with emissions above the 900 metric ton threshold are required to
evaluate whether emissions can be reduced to below "business as usual" levels.
Pursuant to the Greenhouse Gas Study prepared for the project (Rincon Consultants, Inc., July, 2013),
GHG emissions for the project were estimated separately for the following categories, construction and
operational indirect and stationary direct emissions. As reviewed and presented in the Study, emissions
were estimated and modeled using the California Emissions Estimator Model (CalEEMod).
Construction GHG Emissions
Construction GHG emissions include emissions from heavy construction equipment, truck traffic for the
export of material, and worker trips. Emissions were calculated utilizing the CalEEMod Model, which is
the newest land use emissions model for completed and proposed construction. Pursuant to Table 1 in
the Study, construction CO2 equivalent emissions are estimated to be 507.53 metric tons. Lead agencies,
including the South Coast Air Quality Management District, the City of San Diego, and the County of San
Diego, recommend that construction emissions be amortized over a 30-year period to account for the
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contribution of constructions emissions over a lifetime of the project. Amortizing emissions from
construction of the proposed project over a 30-year period would result in an annual contribution of
16.9 metric tons of CO2 e. These emissions are added to the operational emissions to account for the
contribution of construction to GHG emissions for the lifetime of the project.
Operational Emissions
CalEEMod modeling of the project outlined in the Study and summarized in the table below take into
account the existing church use, proposed expansion and parking area, as well as the set aside of natural
open space into perpetuity proposed by the project. Area source emissions center on the landscape
maintenance, which is already on-going onsite and would use consumer products for a negligible source
of emissions (0 metric tons per year). Energy use emissions include both electrical consumption
(approximately 55.72 metric tons of CO2 E per year) and natural gas consumption (approximately 11.01
metric tons of CO2 E per year) for a total of approximately 66.73 CO2 E tons per year. Solid waste
consumption was modeled at approximately 45.09 CO2 E tons per year. For water use emissions, an
annual estimate of 1.39 millions gallons of water was used with a corresponding demand of electrical
energy to supply the yearly water use estimate, which yielded approximately 6.37 metric tons of CO2 E
per year. For transportation emissions, traffic study information calculated 249 weekday trips for the
project and 1,718 Sunday peak hour trips. These calculations generate approximately 394.63 metric
tons of CO2 E associated with CO2 and CH4 emissions; and approximately 18.43 metric tons of CO2 E
associated with N2O emissions from mobile/automobile sources.
Annual Greenhouse Gas Emissions - Daybreak Community Church Expansion
Emission Source Annual Emissions
in Carbon Dioxide Equivalent (CO2 E) metric tons
Construction 16.9
Area Source 0
Energy Use 66.73
Solid Waste 45.09
Water Use 6.37
Transportation (CO2 + CH4) 394.63
Transportation (N2O) 18.43
TOTAL 548.15
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As demonstrated in the table above, the 548.15 metric tons CO2 E net emissions associated with the
Daybreak Community Church Project is below the 900 metric ton screening threshold.
Therefore, the project would not generate greenhouse gas emissions, either directly or indirectly, that
may have a significant impact on the environment, nor will it conflict with an applicable plan, policy, or
regulation adopted for the purpose of reducing the emissions of greenhouse gases. The project will be
consistent with the goals of AB 32, and would not result in a cumulatively significant global climate
change impact. As a result, a less than significant impact is assessed.
VIII. HAZARDS AND HAZARDOUS MATERIALS
Would the project: Potentially Significant Impact less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
• • •
b) Create a significant hazard to the public or environment through
reasonably foreseeable upset and accident conditions involving the
release of hazardous materials into the environment?
• • •
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter mile
of an existing or proposed school?
• • •
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it create a significant hazard to the
public or environment?
• • •
e) For a project within an airport land use plan, or where such a plan
has not been adopted, within two miles of a public airport or public
use airport, would the project result in a safety hazard for people
residing or working in the project area?
• • •
f) For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
the project area?
• • •
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? • • •
h) Expose people or structures to a significant risk of loss, injury or
death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
• • •
a) No Impact. The proposed church expansion project, as well as the on-going church activities,
would not involve the routine transport, use or disposal of hazardous materials; therefore, no impact is
anticipated.
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b) No Impact. Since no hazardous materials are routinely used, transported and stored with the
existing and proposed church expansion uses, no impact is anticipated. Furthermore, no building
demolitions are proposed as part of the project which would otherwise require an assessment of
existing conditions for asbestos-containing materials; therefore no impact is anticipated.
c-d) No Impact. While a preschool (Redeemer by the Sea) is located approximately % of mile west of
the proposed Daybreak Community Church expansion, the project will not involve the use or transport
of hazardous materials. In addition, the project site is not included on any lists as a hazardous materials
site, pursuant to the Government Code Section 65962.5. Therefore, no impact is assessed.
e) Less than Significant Impact. The McClellan-Palomar Airport is located approximately one mile north
ofthe subject site. Pursuant to the Airport Land Use Compatibility Land Use Plan (ALUCP), the project is
located within Review Area 2 ofthe Airport Influence Area (AIA) as well as Safety Zone 6, Traffic Pattern
Zone. Pursuant to Table III-2 of the ALUCP, a large indoor assembly area with a seating capacity greater
than 1,000 people is a conditionally compatible land use in Safety Zone 6. As such, pursuant to the
ALCUP, one additional exit is required for every 1,000 people. The Uniform Building Code (UBC)
currently requires a total of four exits for the proposed assembly building. The proposed assembly
building has been designed with five exits; therefore, the project complies with the requirements of the
ALUCP. In addition, while the project is located within the Airport Overflight Notification Area of the
ALUCP, an overflight notification is not required to be recorded on title since the proposal does not
include new residential development. Finally, the project site is located outside of any noise contour
lines which can limit certain land uses from being developed. Therefore, a less than significant impact is
anticipated.
f) No Impact. The project site is not located in the vicinity of a private airstrip. Therefore, no impact is
anticipated.
g) No Impact. The project site has frontage on Poinsettia Lane to the north. Ambrosia Lane to the east
and Fisherman Drive to the west. Poinsettia Lane is classified as a major arterial in the General Plan and
is designated as an emergency access or emergency evacuation route to move people during
emergencies. The City of Carlsbad's Fire Department will provide all basic fire and emergency medical
services to the project site. Specifically, the project will be served by Fire Station No. 4. The site is
within a five minute response time from the fire station. Additionally, the City of Carlsbad's Fire
Department has agreements with other agencies, such as the County of San Diego, to provide additional
services, including hazardous materials incident response. In the event of a large scale incident, the City
of Carisbad will activate its Emergency Operations Center (EOC) and provide details to residents,
employment centers and community facilities such as private school, day cares and church locations.
The proposed church use and expansion project will not impact the ability to provide emergency
services to the project site, nor will it physically interfere with an adopted emergency response plan or
emergency evacuation plan. Therefore, no impact is anticipated.
h) Less than Significant Impact. The subject parcels are located in a developed area and the project site
is considered as infill development. The existing paved parking lot (i.e., eastern lot) is the proposed
location for the church expansion and the existing pre-graded western lot is the location for the
proposed expansion to the parking lot. To the north, east and west are existing street systems and
residential neighborhoods as well as a public park. As a result, fire hazards to the north, east and west
are low. To the south, and located on the subject property, is an existing open space area with native
vegetation. However, the church expansion project does not locate any new structures closer than 160
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
feet to this native upland habitat. Therefore, given the distance of future structures from the open
space area, no fire hazards are created by the project. While the City is considered a medium fire hazard
area (Public Safety Element, General Plan), given the project location and proposed layout ofthe church
expansion project, no significant impacts are anticipated. In addition, fire sprinklers are required for the
new construction. Therefore, a less than significant impact is anticipated.
IX. HYDROLOGY AND WATER QUALITY
Would the project:
ts
E
I §
c IP ii c
O .M
a l/l
.1
•I § Om
E than iTicant Incorp than ificant ts n a
E Less Cisni aigni Mit. Uss Signi o Z
• • a) Violate any water quality standards or waste discharge
requirements? •
b) Substantially deplete groundwater supplies or interfere
substantially with ground water recharge such that there would be
a net deficit in aquifer volume or a lowering ofthe local ground
water table level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support existing land
uses or planned uses for which permits have been granted)?
• • •
c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river,
in a manner, which would result in substantial erosion or siltation
on- or off-site?
• • K •
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river,
or substantially increase the flow rate or amount (volume) of
surface runoff in a manner, which would result in flooding on- or
off-site?
• • •
Create or contribute runoff water, which would exceed the capacity
of existing or planned stormwater drainage systems or provide
substantial additional sources of polluted runoff?
• • •
f) Otherwise substantially degrade water quality? • • •
g) Place housing within a 100-year flood hazard area as mapped on a
Federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood delineation map?
• • •
h) Place within 100-year flood hazard area structures, which would
impede or redirect flood flows? • • •
i) Expose people or structures to a significant risk of loss, injury or
death involving flooding, including flooding as a result of the failure
of a levee or dam?
• • • K
J) Inundation by seiche, tsunami, or mudflow? • • •
a) Z,e5s than Significant Impact. The project is required by law to comply with all federal, state and
local water quality regulations, including the Clean Water Act, California Administrative Code Title 23,
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specific basin plan objectives identified in the "Water Quality Control Plan for San Diego Basin" (WQCP),
and the city's Standard Urban Storm Water Management Plan (SUSMP). The WQCP contains specific
objectives for the Carisbad Hydrologic Unit, which includes the requirement to comply with National
Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs).
Construction activities as well as post-development activities for this project are covered under state-
wide construction permit Order No. 2009-0009-DWQ issued by the State Water Resource Control Board
Permit and regional Order No. R9-2013-0001 issued by the California Regional Water Quality Control
Board's San Diego region.
As the project qualifies as a Priority Development Project, a Preliminary Strom Water Management Plan
(Hofman Planning & Engineering, October 2013) has been prepared for the project which addresses
what treatment Best Management Practices (BMP's) will be constructed to treat the post-development
runoff from the project. The Plan addresses how pollutants from this project will be reduced, captured,
filtered, and/or treated prior to discharge from the project site. In addition, as a standard condition for
this project, a Stormwater Pollution Prevention Plan (SWPPP) will be required to control the quality of
storm water runoff, erosion, and sediment during construction.
Through the implementation of the recommendations of the above-noted reports, the project will not
violate any water quality standards or waste discharge requirements. Any impacts to water quality
standards or waste discharge requirements are therefore considered to be less than significant.
b) No Impact. Pursuant to the Geotechnical Update Report /Vinje & Middleton Engineering, Inc.
November 2011j, groundwater conditions were not encountered and any related groundwater
conditions are not expected to impact new building pad construction and improvement subgrade
preparations. The project will be served via existing public water distribution lines adjacent to the site.
Therefore, no impact is anticipated.
c-f) Less than Significant Impact. Pursuant to the Preliminary Hydrology Study (Hofman Planning &
Engineering, October 2013) prepared for the project, storm water runoff generated by the existing
church use is collected within an existing storm drain located on-site and is conveyed to a public system
across Ambrosia Lane. The East parcel (i.e., existing church site, APN: 215-841-07) is currently developed
with two structures, a parking lot, landscaping and additional hardscape features. The proposed project
entails the development of a new sanctuary over a portion of the existing parking lot. This parcel drains
through a series of catch basins and private storm drain pipes that connect to the public storm drain
system at the corner of Ambrosia and Poinsettia Lanes, with flows continuing through the Ambrosia
Lane system and ultimately drains to Batiquitos Lagoon. The West parcel (APN: 215-080-04) is proposed
to be developed with additional parking as well as a small portion ofthe new church building. This parcel
does not impact the flows ofthe East parcel since it drains into two different sub-basins ofthe Carisbad
Hydrologic Unit. The north portion drains to the "Canyon de las Encinas Creek" Hydrologic Area with
runoff from the site flowing northerly through a storm drain system that crosses Poinsettia Lane to the
Encinas Creek and ultimately into the Pacific Ocean. The south portion drains to a part of the San
Marcos Creek sub basin that drains to the Batiquitos Lagoon.
The East parcel will get an upsized drainage pipe, as outlined in the Study, and the West parcel will be
improved with a new private storm drain system. As a Priority Project, and per Carisbad's SUSWMP, the
project is subject to hydromodification criteria as detailed in the San Diego County's Hydromodification
Plan, dated March 25, 2011. As a result, the project will be designed to match pre-project runoff flow
June 2013 -35- Initial Study
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rates for storms up to a 10-year design storm. Per the Preliminary Storm Water Management Plan
prepared for the project (Hofman Planning & Engineering, October 2013) and corresponding pre-project
and post-project runoff calculations identified, the average runoff coefficient will not change. Total
peak runoff will increase, however, due to the inclusion of a new storm drain within the project site, and
the corresponding decrease in time of concentration. With the incorporation of Low Impact
Development (LIDs) features and hydromodification BMPs, the increase in runoff will reduce the impacts
to a less than significant level. Specifically, pursuant to the Preliminary Storm Water Management Plan,
the incorporation of bioretention basins, higher rate filters, permeable pavements and vegetated areas
will not only treat the water but will also reduce the rate of runoff leaving the site. Through these
efforts, the project will not violate any water quality standards, or otherwise substantially degrade
water quality; will not substantially alter existing drainage patterns causing substantial erosion, siltation,
or flooding; and will not significantly impact the capacity of storm water drainage systems. Therefore,
impacts are considered to be less than significant.
g-J) No Impact. The project site is not located within the 100-year flood hazard area. In addition,
pursuant to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study, Catastrophic Dam
Failure Inundation, Tsunami, ond Seiche Hazard Zone Maps (September 1992), based on the distance
between the site and large, open bodies of water, as well as the elevation of the site with respect to the
sea level (300-330 feet above mean sea level), the possibility of tsunami or mudflow is considered to be
low. Therefore, no impact is anticipated.
X. LAND USE AND PLANNING
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Physically divide an established community? • • •
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with Jurisdiction over the project (including but not
limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating
an environmental effect?
• • •
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan? • • m •
a) No Impact. The proposed expansion to the church on the East parcel and the development of the
currently vacant West parcel with a parking lot will not create a physical division within an established
community since the East parcel is already developed with a church. In addition, the southern portion
of the both the East and West parcels will be permanently preserved as a separate open space lot.
Therefore, no impact is anticipated.
b-c) Less than Significant Impact. The East parcel (APN 215-841-07), 6.77 acres in size, has a split
General Plan Land Use designation of Residential Medium Density (RM, 4-8 du/ac) and Open Space (OS)
and a Zoning designation of P-C, Planned Community. The parcel is also located within the Mello I
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Segment of the Local Coastal Program and the boundaries of the Aviara Master Plan (MP 177). The
property is currently developed with a 11,600 SF church, 6,200 SF accessory classroom/administrative
office building and an associated parking lot. A 9,000 SF addition to the accessory building, which was
approved in 2012, is currently under construction.
The vacant West parcel (APN 215-080-04), 4.53 acres in size, has an existing General Plan Land Use
designation of Residential Low-Medium Density (RLM, 0-4 du/ac) and a Zoning designation of L-C,
Limited Control, which is a holding zone for undeveloped properties. The property is also located within
the Mello II Segment of the Local Coastal Program and the boundaries of the Zone 20 Specific Plan.
In addition to a number of discretionary applications proposed for the expansion to the church and
associated parking lot, legislative actions are proposed for the West parcel. Specifically, the General
Plan Land Use Designation and Local Coastal Program (LCP) Land Use designation for the northern half
of the West parcel is proposed to remain as RLM while the southern half is proposed to change from
RLM to Open Space (OS) to reflect the permanent preservation of the sensitive upland habitat as open
space on a separate parcel (via a lot line adjustment). In addition, to allow for the development ofthe
conditional use (i.e., church) and associated parking lot on the West parcel, a zone change is proposed
from the current L-C designation to R-l, One-Family Residential and OS, Open Space. The R-l
designation implements the RLM General Plan Land Use designation and the OS Zoning designation will
coincide with the proposed OS General Plan Land Use designation. As the West parcel (APN 215-080-04)
is located in the Mello II segment ofthe coastal zone and a Zone Change and General Plan Amendment
are proposed, a Local Coastal Program Amendment (LCPA) is also proposed to provide consistency
between the land use documents. Approval from the California Coastal Commission will be required for
the LCPA.
As discussed in Section IV of this document (Biological Resources), the project is compatible with the
City's Habitat Management Plan. In addition, the project is in compliance with the Airport Land Use
Compatibility Plan (see Section VIII, Hazards and Hazardous Materials) as well as the Zone 20 Specific
Plan and Aviara Master Plan. Therefore, impacts associated with Land Use and Planning are considered
to be less than significant.
XI. MINERAL RESOURCES
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that
would be of future value to the region and the residents of the • • •
State?
b) Result in the loss of availability of a locally important mineral
resource recovery site delineated on a local general plan, specific
plan, or other land use plan?
• • •
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a-b) No Impact. Carisbad is devoid of non-renewable energy resources. Mineral resources within the
City are no longer being utilized and extracted as exploitable natural resources. Therefore, no mineral
resource impacts will occur as a result of any project. (MEIR 93-01, page 5.13-1)
XII. NOISE
Would the project result in: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise ordinance
or applicable standards of other agencies?
• • •
b) Exposure of persons to or generation of excessive groundbourne
vibration or groundbourne noise levels? • •
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project? • • •
d) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity above levels existing without the project? • • •
e) For a project located within an airport land use plan or, where such
a plan has not been adopted, within 2 miles of a public airport or
public use airport, would the project expose people residing or
working in the project area to excessive noise levels?
• • m •
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
• • •
a) Less than Significant Impact with Mitigation Incorporated.
Construction/Short-Term Impacts
Grading for the development of the proposed project includes 5,150 cubic yards of cut and 2,150 cubic
yards of fill, resulting in a total of 3,000 cubic yards of export. Construction of the project would
generate a temporary increase in noise in the project area. The increase in noise level would be
primarily experienced closest to the noise source. The magnitude of the impact would depend on the
type of construction activity, noise level generated by various pieces of construction equipment,
duration ofthe construction phase, and distance between the noise source and receiver.
Construction activity and delivery of construction materials and equipment would be limited to non-
holidays, between 7:00 a.m. to 6:00 p.m., Monday through Friday, and between 8:00 a.m. and 6:00 p.m.
on Saturday. This project would utilize conventional construction techniques and equipment. Standard
equipment such as scrapers, graders, backhoes, rollers, loaders, tractors, cranes, and miscellaneous
trucks would be used for construction of a majority of the project facilities. Sound levels of typical
construction equipment range from approximately 65 dBA to 95 dBA at 50 feet from the source (U.S.
Environmental Protection Agency [U.S. EPA] 1971). The average sound levels (CNEL) would be expected
to be less than estimated because of downtime that typically occurs during construction. Construction
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activity would occur during allowable times, in compliance with Section 8.48.010 of the City of Carisbad
Municipal Code. As noise impacts associated with construction are temporary in nature, no potentially
significant noise impact related to construction would occur.
Future Condition- Traffic and Project-Generated Noise
The existing church as well as the proposed sanctuary, are setback approximately 50 feet from
Poinsettia Lane, which is designated as a Major Arterial road pursuant to the city's General Plan.
Pursuant to the Future Noise Exposure Contour Map of the City's Noise Guidelines Manual, properties
located adjacent to Poinsettia Lane will be subject to noise up to 70 dB as a result of projected traffic
along the corridor. As identified in the Manual, churches are required to meet an interior noise
standard of 45 dBA. Therefore, in order to reduce impacts associated with interior noise to a less than
significant level, mitigation is required.
As a majority of the church activities are proposed to be located inside, impacts to the adjacent
residential land uses to the east and west are not anticipated. However, the proposed screen wall
located adjacent to the southwest corner of the expanded parking lot will assist is reducing any noise
impacts associated with vehicle parking and circulation. Therefore, a less than significant impact is
anticipated.
Mitigation Measure:
NOISE-1. Prior to issuance of the building permit, an acoustical analysis consistent with City
standards shall be prepared by a registered professional to demonstrate that the proposed building
design will limit interior noise for the church to 45 dBA. The building plans shall incorporate the
recommendations in the report to satisfy the requirements.
b&d) Less than Significant Impact. The anticipated grading operations associated with the proposed
project will result in a temporary and minor increase in groundbourne vibration and ambient noise
levels. Following the completion of demolition, grading, and construction activities, ambient noise level
and vibrations are expected to return to pre-existing levels. Therefore, impacts are considered to be
less than significant.
No Impact. The project will not result in a substantial permanent increase in the ambient noise.
Therefore, no impact is anticipated.
e) Less than Significant Impact. The McClellan-Palomar Airport is located approximately one mile
north of the subject site. Pursuant to the McClellan-Palomar Airport Land Use Compatibility Land Use
Plan (ALUCP), the project is located within Review Area 2 of the Airport Influence Area (AIA) as well as
Safety Zone 6, Traffic Pattern Zone. Pursuant to Table 111-2 of the ALUCP, a large indoor assembly area
with a seating capacity greater than 1,000 people is a conditionally compatible land use in Safety Zone 6.
As such, pursuant to the ALCUP, one additional exit is required for every 1,000 people. The Uniform
Building Code (UBC) currently requires a total of four exits for the proposed assembly building. The
proposed assembly building has been designed with five exits; therefore, the project complies with the
requirements of the ALUCP. In addition, while the project is located within Airport Overflight
Notification Area ofthe ALUCP, an overflight notification is not required to be recorded on title since the
proposal does not include new residential development. Finally, the project site is located outside of
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any noise contour lines which can limit certain land uses from being developed. Therefore, a less than
significant impact is anticipated.
f) No Impact. The proposed project is not located in the vicinity of a private airstrip. Therefore, no
impact is assessed.
XIII. POPULATION AND HOUSING
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Induce substantial growth in an area either directly (for example, by
proposing new homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
• • •
b) Displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere? • • •
c) Displace substantial numbers of people, necessitating the construction
of replacement housing elsewhere? • • •
a-c) No Impact. The proposal to construct a new sanctuary and expand the parking lot at the Daybreak
Church campus will not induce growth nor will it displace substantial numbers of people or housing. The
proposed change in the General Plan Land Use and zoning designations are to accommodate the
conditional church use and to designate the south portion of the West parcel as open space. No impacts
are created or anticipated.
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
XIV. PUBLIC SERVICES
Would the project: Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Result in substantial adverse physical impacts associated with the
provision of new or physically altered government facilities, a need
for new or physically altered government facilities, the construction
of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for any ofthe public services:
i. Fire protection? • • •
ii. Police protection? • • • m
iii. Schools? • • • m
iv. Parks? • • •
V. Other public facilities? • • •
a.i-a.v) No Impact. While the public service demands for the proposed church expansion will increase,
it will not significantly affect the provision and/or availability of public services (i.e., fire protection,
police protection, schools, parks, etc.). Furthermore, the proposed project shall be subject to the
conditions and facility service level requirements within the Local Facilities Management Plan for Zones
19 and 20. As a result, no impact is assessed to public services.
XV. RECREATION Potentially Significant Impact Less than Significant with Mit. Incorporated Less than Significant Impact No Impact a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
• • • M
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities, which might
have an adverse physical effect on the environment?
• • •
a) No Impact. The project site does not currently accommodate any private recreational facilities, nor
does the proposed church expansion include recreational facilities. In addition, given the proposed
church use, the project would not increase the use of existing neighborhood parks. Further, because the
existing and proposed church use is not considered to be residential or commercial development, an in-
lieu park fee is not required. Therefore, no impact is assessed.
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
XVl.TRANSPORTATION/TRAFFIC
Would the project:
i §
O 00
£ iT)
*' & = S o
^ I g
*j H- JS 9. &•« ii K S
a. E
£ tc a E
a) Conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation
system, taking into account all modes of transportation including
mass transit and non-motorized travel and relevant components of
the circulation system, including but not limited to intersections,
streets, highways and freeways, pedestrian and bicycle paths, and
mass transit?
• • •
b) Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel
demand measures, or other standards established by the county
congestion management agency for designated roads or highways?
• • •
Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial
safety risks?
• • •
d) Substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm
equipment)?
• • •
e) Result in inadequate emergency access? • • •
f) Conflict with adopted policies, plans, or programs regarding public
transit, bicycle, or pedestrian facilities, or otherwise decrease the
performance or safety of such facilities?
• • •
a) Less than Significant Impact. Pursuant to the city's Growth Management Program (GMP)
circulation standards, no road segment or intersection in the zone or any road segment or intersection
outside of the zone which is impacted by development within the zone, shall be projected to exceed a
level of service (LOS) "D" during peak hours.
To analyze the proposed project's compatibility with the GMP threshold, a Traffic Impact Analysis (TIA)
was prepared by Linscott, Law & Greenspan (May, 2013). As discussed in the TIA, the existing street
network in the project area consists of Poinsettia Lane, an east-west, four-lane Major Arterial road, as
well as Fisherman Drive and Ambrosia Lane, unclassified roadways. Each of these road segments and
intersections is currently operating at a Level of Service (LOS) A during the PM commuter peak hour
during the weekdays and the AM peak hour (9:30-11:30 a.m.) for the Sunday church service.
Based on the proposal to add a 1,010-seat worship center to the property, the project is projected to
generate 249 average daily trips (ADTs) on a weekday PM peak hour and 1,718 ADTs during the AM
peak Sunday service (i.e., between 9:30-11:30 AM). Pursuant to Tables 8-1, 8-2, 9-1 and 9-2 of the TIA,
no significant impacts were calculated for the weekday PM peak hour or AM Sunday service (i.e..
Existing + Project scenarios) for the affected segments and intersections. While the increase in traffic
from the proposed project may be slightly noticeable, the street system has been designed and sized to
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
accommodate traffic from the project and cumulative development in the City of Carisbad. The
proposed project would not cause an increase in traffic that is substantial in relation to the existing
traffic load and capacity ofthe street system. Therefore, a less than significant impact is anticipated.
b) Wo Impact. In 2009 the congestion management agency (SANDAG) employed an "opt out" option
defined in Assembly Bill (AB) 2419. The congestion management program is no longer relevant to
development in the City of Carisbad.
c) No Impact. The proposed project does not include any aviation components. Therefore, it would
not result in a change of air traffic patterns or substantial safety risks. No impact assessed.
d) tess than Significant Impact. Due to neighborhood concerns regarding the addition of a new
driveway access point off of Fisherman Drive and the impact it may have on the adjacent residential
subdivision to the south, the TIA included a Queuing Analysis. In addition, the alternative of adding the
new driveway off of Poinsettia Lane instead of Fisherman Drive was studied.
As concluded in the TIA, a new driveway off of Poinsettia Lane could not be supported due to the lack of
adequate intersection spacing as well as concerns regarding adding a new ingress/egress point along a
Major Arterial with a high speed of travel. Further, native upland habitat would need to be removed for
the addition of a driveway off of Poinsettia Lane. In addition, pursuant to Table 9-3 of the TIA, it was
concluded that the project would not cause queues to exceed the available storage or add more than
five (5) vehicles or 125 feet of queue. Therefore, the project would not adversely affect the operations
along Fisherman Drive or at the intersection of Poinsettia Lane and Fisherman Drive.
The applicant has designed the egress point of the driveway off of Fisherman Drive to include a small
concrete island which precludes vehicles from turning left or going straight (i.e., through the Redeemer
by the Sea property to the west) when exiting the development. All other project circulation
improvements will be designed and constructed to City standards and would not result in design
hazards. Therefore, a less than significant impact is anticipated.
In addition, with the proposed General Plan Amendment and Zone Change, the proposed project will be
consistent with the City's general plan and zoning. Therefore, it would not increase hazards due to an
incompatible use. Therefore, no impact assessed.
e) No Impact. The addition of a second driveway to the Daybreak Community Church property will
improve emergency access to and from the site. In addition, the proposed project has been designed to
address the emergency requirements of the Fire and Police Departments. Therefore, no impact is
assessed.
f) No Impact. The proposed project is not served by nor is it located in an area conducive to public
transportation. However, as required by the 2013 Green Building Code, bike racks have been
incorporated into the project design. Therefore, no impact is assessed.
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
XVII. UTILITIES AND SERVICE SYSTEMS entially lificant Impact sthan tificant with . Incorporated sthan lificant Impact Impact Would the project: o ao a. iTi o z
a) Exceed wastewater treatment requirements ofthe applicable
Regional Water Quality Control Board? • • • m
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the
construction of which would cause significant environmental
effects?
• • •
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects?
• • •
d) Have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded
entitlements needed?
• • • M
e) Result in a determination by the wastewater treatment provider,
which serves or may serve the project that it has adequate capacity
to serve the project's projected demand in addition to the
provider's existing commitments?
• • • M
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs? • • •
g) Comply with federal, state, and local statutes and regulations
related to solid waste? • • • m
a-g) No Impact. The East and West parcels are located within the boundaries of Local Facilities
Management Plan (LFMP) Zones 19 and 20, respectively. The proposed expansion to the Daybreak
Community Church campus is also located within the service boundaries of the Carisbad Municipal
Water District for water and sewer services. Adequate water supply and sewer treatment capacity
exists to serve the proposed project. In addition, the proposed project will be required to comply with
all Regional Water Quality Control Board Requirements. One new private storm drain is proposed in
association with the church expansion project. No new water or wastewater treatment facilities are
proposed or required. All proposed public facilities, including water, wastewater, and drainage facilities,
have been designed to accommodate the proposed project. In addition, the proposed project will be
served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal
needs and the project will comply with federal, state, and local statutes and regulations related to solid
waste. Therefore, no impact is assessed.
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XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
Would the project: Potentially Significant Impact Uss than Significant with Mit. Incorporated Uss than Significant Impact No impact a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the
major periods of California history or prehistory?
• K • •
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects
of other current projects, and the effects of probable future
projects?)
• • K •
c) Does the project have environmental effects, which will cause the
substantial adverse effects on human beings, either directly or
indirectly?
• K • •
a) Less than Significant Impact with Mitigation Incorporated. As outlined in the Biological Resources
section of this report, the project's required mitigation reduces impacts to sensitive native habitat and
wildlife species to a less than significant level. In addition, the project is consistent with the city's
Habitat Management Plan (HMP). Further, the implementation of the HMP provides mitigation for
cumulative biological impacts as it allows for the adoption of a long-term biological preserve system
throughout the City. Therefore, there will be no cumulative impacts to sensitive habitat or wildlife
communities. In addition, given the minimal grading proposed as well as the fact that development is
occurring on a previously-grading pad, no impacts are anticipated to important examples of California
history or prehistory.
b) tess than Significant Impact. The San Diego Association of Governments (SANDAG) projects
regional growth for the greater San Diego area, and local General Plan Land Use policies are
incorporated into SANDAG projections. Based upon those projections, region-wide standards, including
storm water quality control, air quality standards, habitat conservation, congestion management
standards, etc., are established to reduce the cumulative impacts of development in the region. All of
the City's development standards and regulations are consistent with the region wide standards. The
City's standards and regulations, including grading standards, water quality and drainage standards,
traffic standards, habitat and cultural resource protection regulations, and public facility standards,
ensure that development within the City will not result in a significant cumulatively considerable impact.
There are two regional issues that development within the City of Carisbad has the potential to have a
cumulatively considerable impact on. Those issues are air quality and regional circulation. As described
above, the project would contribute to a cumulatively considerable potential net increase in emissions
throughout the air basin. However, the air quality would be essentially the same whether or not the
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development is implemented. In addition, while the incremental increase in traffic from the proposed
project may be slightly noticeable, the street system has been designed and sized to accommodate
traffic in the short-term as well as build-out in the City of Carisbad. Therefore, the cumulative impacts
from the project to the regional circulation system are less than significant.
With regard to any other potential impacts associated with the project. City standards and regulations
will ensure that development of the site will not result in any significant cumulatively considerable
impacts.
c) tess than Significant Impact with Mitigation Incorporated. As outlined in the Noise section of this
document, mitigation measures are required to reduce environmental impacts which may cause
substantial adverse effects on human beings, either directly or indirectly, to a less than significant level.
In addition to the mitigation measures, the project will be designed to comply with all applicable
Federal, State, Regional and City regulations, which will ensure that development of the site will not
result in adverse impacts on human beings, either directly or indirectly.
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
EARLIER ANALYSES
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an eariier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Eariier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an eariier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the eariier
analysis.
c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated,"
describe the mitigation measures, which were incorporated or refined from the eariier
document and the extent to which they address site-specific conditions for the project.
EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES
The following documents were used in the analysis of this project and are on file in the City of Carisbad
Planning Division located at 1635 Faraday Avenue, Carisbad, California, 92008.
1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (MEIR 93-01),
City of Carisbad Planning Division, March 1994.
2. Aviara Phase III, Environmental Impact Assessment, City of Carlsbad Planning Division, September
30,1993.
3. Carlsbad General Plan, City of Carisbad Planning Division, dated March 1994, as updated.
4. City of Carlsbad Municipal Code (CMC), Title 21 Zoning, City of Carlsbad Planning Division, as
updated.
5. Habitat Management Plan for Natural Communities in the City of Carlsbad (HMP), City of Carlsbad
Planning Division, November, 2004.
6. San Diego Regional Airport Authority/San Diego County Airport Land Use Commission. McClellan-
Palomar Airport Land Use Compatibility Plan (ALUCP). Amended December 1, 2011.
7. Cultural and Paleontological Resource Inventory for the Proposed Daybreak Church Expansion
Project, Dudek, June 21, 2013.
8. Geotechnical Update Report Proposed Phase III and Phase IV Daybreak Community Church, Vinje &
Middleton Engineering, Inc., November 30, 2011.
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9. Greenhouse Gas Study. Rincon Consultants, Inc., July, 2013.
Preliminary Hydrology Study for Daybreak Church Phase IV. Hofman Planning & Engineering,
October, 2013.
10. Preliminary Storm Water Management Plan for Daybreak Church Phase IV, Hofman Planning &
Engineering, October 2013.
11. Traffic Impact Analysis, Unscott, Law & Greenspan, May 13, 2013.
12. Biological Technical Report, HEUX Environmental Planning, February 24, 2014.
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GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
LIST OF MITIGATING MEASURES
AESTHETICS 1: Prior to the issuance of building permits for the proposed parking lot on the subject
West parcel (APN: 215-080-04), the applicant shall submit a lighting plan to the City Planner for
approval. The lighting plan shall indicate the location of proposed light standards and poles (in exhibit
form), along with detailed information outlining illumination and lighting fixture design with the
objective of providing adequate and safe parking lot lighting that does not impact residential properties
or native upland habitat adjacent to the project. Specifically, the lights shall be shielded downward (i.e.,
away from the adjacent native habitat and residential uses), shall be low pressure sodium, and shall be
on a timer such that the lighting is turned off no later than 9:30 p.m.
AGRICULTURAL 1: Prior to the issuance of the grading permit, an Agricultural Conversion Mitigation Fee
shall be paid for the conversion of 2.26 acres of non-prime agricultural land on APN 215-080-04 to urban
uses.
BIO 1: Prior to recordation of the Lot Une Adjustment, the project applicant shall dedicate on the Final
Map an open space and conservation easement over the 3.9-acre Open Space Lot to prohibit any
encroachment, development, grading, or alterations within the Lot.
BIO 2: Prior to recordation of the Lot Une Adjustment, a revegetation plan shall be submitted and
approved by the City Planner to mitigate for the loss of 0.05 acres of Diegan coastal sage scrub (CSS) by
creating 0.05 acres of CSS and preserving the remaining 0.82 acres of CSS in the Open Space Lot.
BIO 3: Prior to the issuance of a grading permit, and/or the clearing of any habitat on-site, whichever
occurs first, the Developer shall take the following actions to the satisfaction of the City Planner in
relation to the proposed 3.9-acre Open Space lot, which is being conserved for natural habitat in
conformance with the City's Habitat Management Plan:
a. Select a conservation entity, subject to approval by the City, which possesses qualifications to
manage the open space lot and open space easement areas 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 in perpetuity in accordance with
the requirements of the North County Multiple Habitats Conservation Plan and the City's Open
Space Management Plan;
c. Based on the results of the PAR, provide a non-wasting endowment or other financial
mechanism acceptable to the City Planner and conservation entity, if any, in an amount
sufficient for management and monitoring ofthe open space lot in perpetuity; and
d. Prepare a Preserve Management Plan which will ensure adequate management of the open
space lot in perpetuity.
BIO 4: Prior to recordation of the Lot Line Adjustment, the developer shall dedicate an open space
easement over the 20 foot-wide habitat buffer area and the isolated patch of Diegan coastal sage scrub
located in between the new parking lot and the northern property line to prohibit any encroachment,
development, grading, alterations, including the clearing of vegetation, unless required by the Fire
Department.
BIO 5: No clearing, grubbing, grading or other construction activities shall occur onsite during the avian
nesting season (February 15 through August 30), unless a qualified biologist confirms, through a
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documented survey immediately prior to clearing activities, that no nesting gnatcatchers or other
sensitive bird species will be impacted.
BIO 6: Construction noise that could affect migratory songbirds and other species associated with the
sensitive habitat area shall be avoided. In order to ensure compliance, grading shall be avoided during
the avian nesting season (February 15 through August 30). If a grading permit is required, this restriction
can be waived by the City of Carisbad, with concurrence from the Wildlife Agencies (USF&W, CDF&G),
upon completion of a breeding/nesting bird survey in accordance with the Migratory Bird Treaty Act. If
nests are present, no grading or removal of habitat may take place within 500 feet of active nesting sites
during the nesting/breeding season (February 15 through August 30). A buffer zone will be established
around any identified nests in coordination with the monitoring biologist. No construction activities
shall occur within any portion of the site where they would result in noise levels exceeding 60 dB(A)
houriy average at the edge of CSS.
BIO 7: Fire Management: All fire management activities shall occur completely within the development
boundaries and shall not occur within any of the HMP open space conservation areas or open space
easement. Landscaping within the HMP buffer shall include low-fuel native species in compliance with
the HMP.
BIO 8: Erosion control: Prior to issuance of a grading permit. Developer shall obtain approval of an
erosion control plan. The plan shall identify areas susceptible to erosion on the property and
immediately adjacent to the HMP open space conservation and open space easement areas.
Mechanical and biological methods shall be implemented to control any potential erosion, including
engineering the manufactured slopes to maximize slope stability; choosing appropriate plants for the
slopes to reduce the level of erosion of the slopes; implementing post-construction best management
practices (BMPs) that shall ensure run-off is appropriately treated to minimize the potential for erosion;
and implementing construction-level BMPs to prevent any silt from entering any of the HMP open space
conservation areas.
BIO 9: Landscaping Restrictions: The Final Landscape plans for the 20-foot-wide HMP buffer adjacent to
the HMP open space preserve/conservation areas shall require the use of a native plant palette
consistent with the adjacent native vegetation communities, prohibit the use of ornamental invasive
species, and limit the use of fertilizers to prevent excess run-off from entering the HMP open space
conservation areas. The project shall control irrigation of landscaping adjacent to the HMP conservation
areas so as to prevent runoff from spreading into the preserve. In addition, the use of cultivars of native
species shall be prohibited to avoid genetic contamination ofthe native plant species in the preserve.
BIO 10: Fencing. Signs and Lighting: Prior to the release of grading securities, a five foot tall black vinyl-
coated chain link fence shall be constructed along the northern boundary of the Open Space lot to
discourage the access of humans into the HMP open space conservation areas. Signage shall be
installed on the fence at consistent intervals to educate and inform the public about the goals of HMP
Preserve and to prohibit public access. Lighting in the parking lot adjacent to the HMP preserve shall be
of a minimum necessary for safety and security, and shall be shielded and directed to shine downward
and not into the preserve area. Owner lighting restrictions shall be included in the administration office
ofthe church.
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BIO 11: Exotic Species Control: The project shall not use any non-native, invasive plant species in the
landscaping adjacent to the HMP Preserve.
NOISE-1. Prior to issuance of the building permit, an acoustical analysis consistent with City standards
shall be prepared by a registered professional to demonstrate that the proposed building design will
limit interior noise for the church to 45 dBA. The building plans shall incorporate the recommendations
in the report to satisfy the requirements.
-51- Initial Study
Mitigation Monitoring and Reporting Program
CITY
^ CARLSBAD
O F
PROJECT NAME: Daybreak Community Church
PROJECT NO: GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
APPROVAL DATE/RESOULTION NUMBER(S):
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified
environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure
has been complied with and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code
Section 21081.6). ixoring lype itoring irtment i/n on Plans Verified Implementation 1
ra MITIGATION MEASURE c 0
S So Ifl Verified Implementation E
S.
AESTHETICS-1 Prior to the issuance of building permits for the proposed parking
lot on the subject West parcel (APN: 215-080-04), the applicant
shall submit a lighting plan to the City Planner for approval. The
lighting plan shall indicate the location of proposed light standards
and poles (in exhibit form), along with detailed information
outlining illumination and lighting fixture design with the objective
of providing adequate and safe parking lot lighting that does not
impact residential properties or native upland habitat adjacent to
the project. Specifically, the lights shall be shielded downward
(i.e., away from the adjacent native habitat and residential uses),
shall be low pressure sodium, and shall be on a timer such that the
lighting is turned off no later than 9:30 p.m.
Prior to issuance
ofthe building
permit
PLN Yes-
lighting
plan
required
as part of
building
plans
AGRICULTURAL-1 Prior to the issuance of the grading permit, an Agricultural
Conversion Mitigation Fee shall be paid for the conversion of 2.26
acres of non-prime agricultural land on APN 215-080-04 to urban
uses.
Prior to issuance
ofthe grading
permit
PLN n/a
Explanation of Headings
Type = Project, ongoing, cumulative.
Monitoring Dept. = Department, or Agency, responsible for monitoring a particular mitigation measure.
Shown on Plans = When mitigation measure is shown on plans, this column will be initialed and dated.
Verified Implementation = When mitigation measure has been implemented, this column will be initialed and dated.
Remarks = Area for describing status of ongoing mitigation measure, or for other information.
Legend
PLN Planning Division
ENG Land Development Engineering Division
BLDG Building Division
Page 1 of 6
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
MITIGATION MEASURE
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BIO-1 Prior to recordation of the Lot Line Adjustment, the project
applicant shall dedicate on the Final Map an open space and
conservation easement over the 3.9-acre Open Space Lot to
prohibit any encroachment, development, grading, or alterations
within the Lot.
Prior to recordation
ofthe lot line
adjustment
PLN/
ENG
Yes-identify
on lot line
adjustment
BIO-2 Prior to recordation of the Lot Line Adjustment, a revegetation
plan shall be submitted and approved by the City Planner to
mitigate for the loss of 0.05 acres of Diegan coastal sage scrub
(CSS) by creating 0.05 acres of CSS and preserving the remaining
0.82 acres of CSS in the Open Space Lot.
Prior to recordation
ofthe lot line
adjustment
PLN/
ENG
Yes- show on
revegetation
plan
BIO-3 Prior to the issuance of a grading permit, and/or the clearing of
any habitat on-site, whichever occurs first, the Developer shall
take the following actions to the satisfaction of the City Planner in
relation to the proposed 3.9-acre Open Space lot, which is being
conserved for natural habitat in conformance with the City's
Habitat Management Plan:
a. Select a conservation entity, subject to approval by the City,
which possesses qualifications to manage the open space lot
and open space easement areas 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 in
perpetuity in accordance with the requirements of the North
County Multiple Habitats Conservation Plan and the City's
Open Space Management Plan;
c. Based on the results of the PAR, provide a non-wasting
endowment or other financial mechanism acceptable to the
City Planner and conservation entity, if any, in an amount
sufficient for management and monitoring of the open space
lot in perpetuity; and
d. Prepare a Preserve Management Plan which will ensure
adequate management ofthe open space lot in perpetuity.
Prior to issuance of
the grading permit
PLN n/a
Mitigation Monitoring and Reporting Program Page 2 of 6
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
MiTIGATION MEASURE
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BIO-4 Prior to recordation of the Lot Line Adjustment, the developer
shall dedicate an open space easement over the 20 foot-wide
habitat buffer area located adjacent to the southern edge of the
proposed parking lot and the 0.30-acre isolated patch of Diegan
coastal sage scrub located in between the new parking lot and the
northern property line to prohibit any encroachment,
development, grading, alterations, including the clearing of
vegetation, unless required by the Fire Department.
Prior to recordation
ofthe lot line
adjustment
PLN/
ENG
Yes-identify
on lot line
adjustment
BIO-5 No clearing, grubbing, grading or other construction activities shall
occur onsite during the avian nesting season (February 15 through
August 30), unless a qualified biologist confirms, through a
documented survey immediately prior to clearing activities, that
no nesting gnatcatchers or other sensitive bird species will be
impacted.
Prior to issuance of
the grading and
building permit
PLN n/a
BIO-6 Construction noise that could affect migratory songbirds and other
species associated with the sensitive habitat area shall be avoided.
In order to ensure compliance, grading shall be avoided during the
avian nesting season (February 15 through August 30). If a grading
permit is required, this restnction can be waived by the City of
Carlsbad, with concurrence from the Wildlife Agencies (USF&W,
CDF&G), upon completion of a breeding/nesting bird survey in
accordance with the Migratory Bird Treaty Act. If nests are
present, no grading or removal of habitat may take place within
500 feet of active nesting sites during the nesting/breeding season
(February 15 through August 30). A buffer zone will be established
around any identified nests in coordination with the monitoring
biologist. No construction activities shall occur within any portion
of the site where they would result in noise levels exceeding 60
dB(A) hourly average at the edge of CSS.
Prior to issuance of
the grading and
building permit
PLN n/a
Mitigation Monitoring and Reporting Program Page 3 of 6
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
MITIGATION MEASURE
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BIO-7 Fire Management: All fire management activities shall occur
completely within the development boundaries and shall not occur
within any of the HMP open space conservation areas or open
space easement. Landscaping within the HMP buffer shall include
low-fuel native species in compliance with the HMP.
On-going PLN n/a
BIO-8 Erosion control: Prior to issuance of a grading permit. Developer
shall obtain approval of an erosion control plan. The plan shall
identify areas susceptible to erosion on the property and
immediately adjacent to the HMP open space conservation and
open space easement areas. Mechanical and biological methods
shall be implemented to control any potential erosion, including
engineering the manufactured slopes to maximize slope stability;
choosing appropriate plants for the slopes to reduce the level of
erosion of the slopes; implementing post-construction best
management practices (BMPs) that shall ensure run-off is
appropriately treated to minimize the potential for erosion; and
implementing construction-level BMPs to prevent any silt from
entering any ofthe HMP open space conservation areas.
Prior to issuance of
the grading permit
PLN Yes- identify
on grading
plans
BIO-9 The Final Landscape plans for the 20-foot-wide HMP buffer
adjacent to the HMP open space preserve/conservation areas shall
require the use of a native plant palette consistent with the
adjacent native vegetation communities, prohibit the use of
ornamental invasive species, and limit the use of fertilizers to
prevent excess run-off from entering the HMP open space
conservation areas. The project shall control irrigation of
landscaping adjacent to the HMP conservation areas so as to
prevent runoff from spreading into the preserve. In addition, the
use of cultivars of native species shall be prohibited to avoid
genetic contamination ofthe native plant species in the preserve.
Prior to issuance of
grading permit
PLN Yes- identify
on landscape
plans
Mitigation Monitoring and Reporting Program Page 4 of 6
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
MITIGATION MEASURE
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BIO-10 Fencing, Signs and Lighting: Prior to the release of grading
securities, a five foot tall black vinyl-coated chain link fence shall
be constructed along the northern boundary ofthe Open Space lot
to discourage the access of humans into the HMP open space
conservation areas. Signage shall be installed on the fence at
consistent intervals to educate and inform the public about the
goals of HMP Preserve and to prohibit public access. Lighting in
the parking lot adjacent to the HMP preserve shall be of a
minimum necessary for safety and security, and shall be shielded
and directed to shine downward and not into the preserve area.
Owner lighting restrictions shall be included in the administration
office ofthe church.
Prior to issuance of
grading permit
PLN Yes- identify
on grading
plans
BIO-11 Exotic Species Control: The project shall not use any non-native,
invasive plant species in the landscaping adjacent to the HMP
Preserve.
Prior to issuance of
grading permit
PLN Yes- confirm
on landscape
plans
CULTURAL-1 a. Prior to the issuance of grading permits, the owner/developer
shall enter into a pre-excavation agreement with a
representative of the San Luis Rey Band of Mission Indians.
Verification shall be documented by a letter from the property
owner/developer and the San Luis Rey Band of Mission Indians
to the City of Carisbad City Planner. The purpose of this
agreement will be to establish the requirement of tribal
monitoring and to formalize procedures for the treatment of
Native American human remains and burial, ceremonial, or
cultural items that may be uncovered during any ground
disturbance activities.
b. Prior to the issuance of grading permits, the property
owner/developer shall retain the services of a qualified
archeologist to oversee and implement the cultural resources
mitigation measures as discussed herein. Verification shall be
documented by a letter from the property owner/developer
and the archeologist to the City of Carlsbad City Planner.
Prior to issuance of
grading permit
PLN
Mitigation Monitoring and Reporting Program Page 5 of 6
Daybreak Community Church
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
MITIGATION MEASURE Monitoring Type Monitoring Department Shown on Plans Verified Implementation Remarks c. Prior to commencement of grading, a qualified archeologist and
Native American Monitor and/or representative ofthe San Luis
Rey Band of Mission Indians shall be present at the pre-
construction meeting to consult with the grading and
excavation contractors.
d. In the event that any cultural resources, concentration of
artifacts, or culturally modified soil deposits are discovered
within the project area at any time during brushing, grading,
and/or construction activities, the archeologist, in coordination
with the Native American Monitor, shall be empowered to
suspend work in the immediate area ofthe discovery until such
time as a data recovery plan can be developed and
implemented.
e. The discovery of any resource shall be reported to the City of
Carlsbad City Planner prior to any evaluation testing.
f. If any deposits are evaluated as significant under CEQA,
mitigation may be required as recommended by the
archeologist in coordination with the Native American Monitor.
NOISE-1 Prior to issuance of the building permit, an acoustical analysis
consistent with City standards shall be prepared by a registered
professional to demonstrate that the proposed building design
will limit interior noise for the church to 45 dBA. The building
plans shall incorporate the recommendations in the report to
satisfy the requirements.
Prior to issuance of
building permit
PLN If measures
required,
show on
building plan
Mitigation Monitoring and Reporting Program Page 6 of 6
EXHIBIT "ADDM"
ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION FOR
DAYBREAK COMMUNITY CHURCH
GPA 13-01/ZC 12-04/LCPA 12-04/SDP 00-06(C)/CUP 00-06(C)/CDP 00-09(C)/HMP 13-02
The purpose of this Addendum to the Mitigated Negative Declaration is to describe a revision to the
Mitigation Monitoring and Reporting Program associated with the Daybreak Community Church project,
and to state the determination that this revision does not create any new significant environmental
effects, that none of the conditions contained in Section 15162 of the California Environmental Quality
Act (CEQA) have occurred, and that a subsequent Mitigated Negative Declaration is not required.
The revision contained in this addendum adds Mitigation Measure No. CULTURAL-1 to the Mitigation
Monitoring and Reporting Program. The following additional mitigation measure shall be included:
CULTURAL 1
Archeological mitigation measures shall be implemented as follows:
a. Prior to the issuance of grading permits, the owner/developer shall enter into a pre-excavation
agreement with a representative of the San Luis Rey Band of Mission Indians. Verification shall
be documented by a letter from the property owner/developer and the San Luis Rey Band of
Mission Indians to the City of Carlsbad City Planner The purpose of this agreement will be to
establish the requirement of tribal monitoring and to formalize procedures for the treatment of
Native American human remains and burial, ceremonial, or cultural items that may be
uncovered during any ground disturbance activities.
b. Prior to the issuance of grading permits, the property owner/developer shall retain the services
of a qualified archeologist to oversee and implement the cultural resources mitigation measures
as discussed herein. Verification shall be documented by a letter from the property
owner/developer and the archeologist to the City of Carlsbad City Planner.
c. Prior to commencement of grading, a qualified archeologist and Native American Monitor
and/or representative of the San Luis Rey Band of Mission Indians shall be present at the pre-
construction meeting to consult with the grading and excavation contractors.
d. In the event that any cultural resources, concentration of artifacts, or culturally modified soil
deposits are discovered within the project area at any time during brushing, grading, and/or
construction activities, the archeologist, in coordination with the Native American 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.
e. The discovery of any resource shall be reported to the City of Carlsbad City Planner prior to any
evaluation testing.
f. If any deposits are evaluated as significant under CEQA, mitigation may be required as
recommended by the archeologist in coordination with the Native American Monitor
This revision is not considered substantial or significant as it relates to the environmental effects
associated with the project, or the conditions contained in Section 15162 of CEQA, and a subsequent
Mitigated Negative Declaration is not required. A
n.yL r-9-/V
Date Don Neu
City Planner