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HomeMy WebLinkAbout1973-05-15; City Council; 2028; Kamar Construction: Final EIR for Buena Woods- '' TH CITY OF CARLSBAD, CALIFCu.lA Agenda Bill K'o» c£0£fi Date May 15/1973 . Referred .To: CITY_COUNCIL ' . "•- C ^ "? ^"" ' SubjecFi FINATENVIRONMENTAL IMPACT REPORT Submitted By: . FOR BUENA WOODS/GROVE APARTMENTS, FILED • PLANNING COMMISSIONBY KAMAR CONSTRUCTION. rLAWNiNb LumibMUiN " Statement of the flatter % A zone change and Master Plan for this area was approved by the City Council on March 3, 1970 (Res. 1694 & Ord. 9250) A Final E.I.R. was submitted to ' the Planning Commission on April 10, 1973, at which time Commission felt there should be more information on this development, and requested Staff do a supplement to this report for their April 24, 1973 meeting. .. . . At the Planning Commission meeting of April 24, 1973, the Final E.I.R. and supplement were presented, discussed and approved as presented. Exhibit 1. Draft Environmental Impact Report for Hosp Grove/Buena Woods 2. Final E.I.R. prepared by Staff on April 10, 1973 3. Supplement to Final E.I.R. prepared by staff on April 19,1973, Staff Recommendations Recommendations by staff are further commented upon in Staff report of 4-10-73. AB NO.Date: May 15, 1973 City Manager's Recommendation "Concur with staff recommendation Council'Action -2- CITY . OF CARLSBAD PLANNING DEPARTMENT ANALYSIS FOR APRIL 10, 1973 April 6, 1973 TO: PLANNING COMMISSION FINAL ENVIRONMENTAL IMPACT REPORT #115 (Buena Moods and Grove Apartments) BACKGROUND INFORMATION: A zone change (ZC-3) from R-A-10,000 to P-C and a Master Plan (MP-1) for this area, were approved by the City Council on March 3, 1970 (Res.#1694 and Ord. 9250). The master plan established three phases in the southerly portion of the property for PUD type development with net densities of 7.6 dwelling units per acre. The northerly portion of the property was approved showing six phases for apartment development with net densities of 18.1 dwelling units per acre. The master plan also designated 27.7 acres as public park, 33 acres as open-space easement and 14 acres for roads. The overall density approved was 8.12 dwelling units per acre. A specific plan (SP-32) and tentative map (CT 73-11) were approved by the City Council for Phase I of the PUD portion on July 5, 1972 (Res. 2035) and July 18, 1972 (Ord. 9317). This phase consisted of 60 units on 8 net acres. A Specific Plan (SP-33) and tentative map (CT 72-12) were approved by the City Council for Phases A, B, & C, of the apartment units on August 1, 1972 (Res. 2052) and August 15, 1972 (Ord.9321). These phases consisted of 532 apartment units on 31.3 net acres. The master plan permitted 575 units on the same area. A grading permit was issued for this area on June 5, 1972. ACCEPTABILITY OF DRAFT REPORT: The draft report titled "Draft Environmental Impact Report for A Planned Community Development, Buena Woods and Grove Apartments", proposed by Kamar Construction Company and prepared by Environmental Impact Reports, Inc. was accepted by the Director of Planning as the preliminary E.I.R. This report was then forwarded to the following agencies for their review: Final EIR #115 ' Page 2. 1. San Diego Regional Water Quality Control Board. 2. U.S.Army Corps of Engineers. 3. IREM (County of San Diego) 4. State Department of Fish and Game. Staff received comments back from all but IREM. These comments are attached to this report. The Water Quality Control Board and Department of Fish and Game raised basic questions in regards to erosion and siltation during the construction phases of development. IER, Inc. prepared an additament to their report covering these questions. This additament is also attached. FINAL REPORT: 1. Project Description The background information and the information found in the draft EIR provides an adequate description of the project. Additional information (minutes, staff reports, etc.) can be obtained from the Planning Department and the City Clerk. 2. Environmental Setting Without the Project The information contained in the draft EIR provides an adequate description of the present environmental setting. It should be noted that this description is subsequent to the extensive grading that had already been completed prior to the requirement of an EIR. Additional information can be found in the "Master Planning Study" for Hosp Grove, completed in July, 1967. 3. Identify Environmental Impacts The draft EIR, on pages 6-9 and 81-82, identifies the basic environmental impacts of the development. Additional discussion will follow. 4. Any Adverse Environmental Effects Which Cannot Be Avoided Should the Proposal Be Implemented. Page 83 of the draft EIR provides this information. 5. Mitigation Measures Proposed To Minimize The Impact. The developers proposals are found on pages 81-82 of the draft EIR. Staff suggestions will follow. -2- Final EIR #115 Page 3. 6. Alternatives To The Proposed Action. Alternatives are found on pages 83-85 of the draft EIR. Staff comments will follow. 7. The Relationship Between Local Short-Term Uses of Man's Environment and The Maintenance and Enhancement of Long-Term Environmental Productivity. The Hosp Grove should be considered a unique resource. The removal of some of the trees to allow residential development will prohibit future generations a choice of alternative land use, destroy or at least alter the benefits of this resource, and may possibly establish a precedent that could eventually destroy the entire grove. 8. The Growth Inducing Impacts of The Proposed Activity Upon the Neighborhood And/Or Community. The extension of Elm Avenue to El Camino Real will be the most significant growth inducing impact. See page 88 of the draft EIR. 9. The Boundaries of the Area Which May Be Significantly Affected by the Proposed Activity. See page 88 of the draft EIR. STAFF COMMENTS: Three basic factors should be considered when evaluating the environmental impact of this development: 1. The alteration of the existing land form - The major impact of this action has already taken place. Natural hillsides and canyons have been cut and filled to create large, terraced building pads. The valuation of this impact is somewhat subjective, ie.'fs-it^ scarring the hillside or sculturing the hillside. .regardless of this evaluation, the fact remains that the action is man-made and alters the natural land-form to fit his needs. The minimazation of future grading operations is suggested as the only realistic method of mitigating future impacts. The other impact caused by this action has already been discussed in the body of the report, ie., siltation and erosion during grading operations. It is suggested that the City Engineer place stringent controls on future grading permits in order to alleviate this problem. This would include proper geologic studies. -3- Final EIR #115 Page 4. 2. The additional demand on municipal services - The most impacted municipal services will be police and fire protection and the already over-crowded school system. Proper fire controls and adequate circulation for police patrols will have to be provided as each phase is developed. Additional man-power" will have to be provided as the need arises. The only way to mitigate this development's impact of the school system would be the developer's willingness to work out a mutual agreement with the Carlsbad Unified School District to provide for future school requirements. 3. The impact on the unique resources of the grove and its potential recreational use. The total acquisition of the grove area by the City for park purposes had been ruled out by being economically unfeasible. The only way left for the City to acquire land was by dedication per City Ordinance No. 9190. All of the area for park dedication is on the west side of Monroe Street (extended) except for the area around the natural amphitheater. Most of this area is located on slopes in excess of 30%. This fact restricts the type of recreational uses that could be implemented. In order to allow a more diverse variety of recreational potential, it is suggested that the densities allowed by the Master Plan in Units E (west side) and F be absorbed elsewhere in the development and the areas be included into the public park. This would also provide a coherent park area and greenbelt between the duck feeding area on Buena Vista Lagoon and Elm Avenue. It should be noted that this suggestion is consistant with the goals and policies of the Housing Element of the General Plan. In conclusion - - Staff feels that if the above suggestions are adhered to, the environmental impact of Buena Woods and Grove Apartments will be kept to a minimum that can be expected and/or requested at this time. The design of the remaining units will have a substantial effect on the total impact of this project. It is hoped and expected that the City and the developer will make every effort to create the best they can with what they have. Respectfully submitted by: MICHAEL C. ZANDER Assistant Planner **"**' April 19, 1973 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SUPPLEMENT TO FINAL ENVIRONMENTAL IMPACT REPORT #115 (Buena Woods/ Hosp Grove Apartments). The Final Environmental Impact Report as presented to the Planning Commission April 10, 1973 discussed the impacts of the proposed "Hosp Grove" development on the existing induced and/or indigenous vegetation. I would like to discuss the aspects of the Grove and the statements which have been made historically, regarding the compatibility of development and the Grove. The Kamar Master Plan Study on the Hosp Grove, prepared in 1967, stated "For many years the northern boundary of the City of Carlsbad has been visually identified by the Buena Vista Lagoon and the Hosp Grove . . . The Hosp Grove is a special place - both as viewed from a distance and as experienced from within. There are very few spots in the coastal strip south of Los Angeles which can be properly described as a forest, and Hosp Grove is one." Page 1 of the same report went on to state "In areas utilized for development, conservation would be limited to good specimens which are located to advantage." (Page 12) This would be especially true if the Grove were properly planned. "Division of lots should be sensitively done to provide good areas for place- ment of houses and permit retention of more valuable trees, even within the developed area." (Page 21) A conclusion of that report suggested on P.23 that the Planned Community/Cluster housing concept could be utilized to "keep develop- ment in areas which are most logical for development, and maintains bands of natural preserve in areas where trees count the most." Conclusions drawn by the draft Environmental Impact Report as submitted by Kamar stated "Some trees will be removed, but the majority of the Hosp Eucalyptus Grove will be left intact." (Pg.6) Page 68 of the draft E.I.R. points out the holdings of the Hosp Eucalyptus Company encompassed 219 acres and some 155,000 trees.If there are approximately 130 acres (approx. 60%) left which are forested, it can be assumed there may be as many as 100,000 trees left in the Grove today. Therefore, in order to retain a maximum number of the remaining trees, the City of Carlsbad should \ consider the following: I -1- Grove) .Page 2.c 1. A selective thinning of the existing Grove should take place concurrently with development to insure satisfactory fire safety. The selective thinning could be accomplished by a professional forest manager. 2. The actual retention of any given tree or cluster of trees, can not be intelligently assessed or considered until the actual development of a specific area occurs. At such time as Kamar submits Specific Plans and Tentative Maps more information will be available for proper assessment. 3. To accomplish coherent "Open Space" systems, the developer should consider shifting densities to areas where the land may be void or partially void of vegetation. Additionally the intent of the P-C Ordinance is to trade horizontal space for vertical space. Therefore, building heights may be increased to accomplish the density trades. 4. The Developer has expressed his intent to do all that is possible to preserve the identified unique/"special" area. This department would also suggest that grading techniques be employed that will allow for a minimum of unnecessary cut and fill. Ideally, the site should be architecturally designed to fit topography and then the site engineered to accommodate the design. This design practice requires thorough assessment prior to grading and is not necessarily the most widely used practice, but it is aesthetically and en- vironmentally sound. 5. The Planning Department Staff and the Developer must, through joint effort in the design portions of Specific Plans and Tentative Maps, make every attempt to insure environmental compatability of structure and the natural/unique environment. 6. The City currently does not have statutory provision for mitigation of school impacts. The Carlsbad Unified School District has the responsibility of notifying the State Real Estate Commission of the availability and quality of school facilities to serve any development. However, in light of current education and growth pressures, the school district and the City Staff is urging developers to participate in a program which provides for the acquisition of school sites. Other school districts require a dedication of monies to assist the schools. Therefore, the original statement in the Final E.I.R. which encourages the developer to obtain agreement from the school district, is the limit of our action, at this time. DONALD A. AGATEP, Planning Director.