HomeMy WebLinkAbout1975-05-06; City Council; 3349; Appeal of the Planning Commission Denial of Preannexational Zone Change ZC-153 and Certification of Environmental Impact Report EIR-283/"*•'
H { CITY' OF CARLSBAD,
Agenda Bill No. 3/5 *Vy ' Date: May 6, 1975
Referred To: • CjCUs"
Subject:Appeal of the Planning Commission Denial ofsubmitted By:J
Pre-Annexational Change of Zone ZC-153 • un ,„„.;„„ n^^=v-4-^r,4-, _ , . j-. .... ,- „ . . T Planning Department
Statement of the Matter The Planning Commission has recommended
denial, without prejudice, the request for preannexational zoning
from San Diego County E-l-A to City of Carlsbad RD-M on 13.9 acres
easterly of El Camino Real and approximately 2500 ft. north of
Alga Road.
The Planning Commission is recommending denial without prejudice
because in. the Planning Commission's view they had not been satis-
fied there was evidence that public facilities (sewers) would be
provided concurrent with need. It was the Planning Commission's
opinion, therefore, that the Public Facilities Policy of the City
•of Carlsbad had not been met. (See attached memorandum to the
City Manager dated May 1, 1975) .
Exhibit
Planning Commission Resolution No. 1147
Planning Commission Staff Report dated 4-8-75
~ ' Letter from Leucadia County Water District 4-8-75
Memo to City Manager from Public Works Administrator, 4-30-75
Memo to City Manager from Planning Director, 5-1-75
Recommendation
That Environmental Impact Report, EIR-283, be certified as being
complete and factual; that Council indicate its intent to approve
.- a -^eannexatriQna-l change of » zone! "from San Diego County E-l-A to
City of Carliba3~P-C for reasons outlined in the staff report
dated April 8, 1975 and return the matter to the Planning Commission
for report.
Council Action
5-6-75 Following the public hearing it was the decision of the Council
to grant the appeal, that the zone be designated P-C and the
matter returned to the Planning Commission for further report.
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PLANNING COMMISSION RESOLUTION NO. 1147
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, DENYING WITHOUT PREJUDICE
THE REQUEST FOR A PREANNEXATJQNAL ZONE CHANGE FROM
COUNTY E-l-A TO RD-M ON A 13.9 ACRE SITE LOCATED ON
THE EAST SIDE OF EL CAMINO REAL APPROXIMATELY 2500
FT. NORTH OF ALGA ROAD. CASE NO. ZC-153, APPLICANT:
JOHN MAMAUX, FOR WILLIAM CANNING, C.W.C. DEVELOPMENT
COMPANY
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WHEREAS, a verified application for a certain property, to wit:
Parcel A, West Half of N. E. Quarter, Survey 26, Township 12
South, Range 4 West, San Bernardino Meridian, County of San
Diego, and further described in the files of the Carlsbad
City Planning Department;
has been filed with the City of Carlsbad and referred to the Planning
Commission; and .
WHEREAS, said verified application constitutes a request as provided by
Title 21 of the "Carlsbad Municipal Code"; and
WHEREAS, the public hearing was held at the time and in the place
specified in said notice on April 8, 1975; and
WHEREAS, the subject application has complied with the requirements of the
City of Carlsbad "Environmental Protection Ordinance of 1972"; and
WHEREAS, at said public hearing, upon hearing and considering the
testi-cny and arguments, if any, of all persons who desired to be heard, said
Commission considered all factors relating to the Zone Change and found the
following-facts and reasons to exist:
'„ The applicant has not complied with the Public Facility Policy of
the City of Carlsbad and has not provided the necessary information
which insures Public Facilities will be available and current with
need:
a) Leucadia County Water District has not provided the necessary
evidence that they could provide sewer service.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad
Planning Commission held on April 8, 1975 by the following vote, to wit:
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AYES:
NOES:
ABSENT:
Commissioners Dominguez, Fikes, Jose, L'Heureux, Watson*Wrench
None
None -> /
ATTEST:
Donald
Gary Wrench, Chairman
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" ""•" CITY OF CARLSBAD "
Planning Department
STAFF REPORT
April 8, 1975
TO: THE PLANNING COMMISSION
FROM: THE PLANNING DEPARTMENT
REPORT ON: ' ENVIRONMENTAL IMPACT REPORT 283
ZONE CHANGE 153
APPLICANT: JOHN MAMAUX, FOR
WILLIAM CANNING, C.W.C. DEVELOPMENT
1130 Industrial Avenue
Escondido, California 92025
I. REQUEST: The applicant is requesting certification of an Environmental
Impact Report and approval of a .preannexational Zone Change from County
. E-l-A to RD-M on a 13.9 acre site located on the east side of El Camino
Real approximately 2500 ft. north of Alga Road..
II. RECOMMENDATION:
A. On the Environmental Impact Report: Staff recommends that EIR 283
be CERTIFIED based on the following justifications:
1) The Environmental Impact Report adequately states the impacts,
mitigations and alternatives to the proposed project as required
by CEQA and the Carlsbad Environmental Protection Ordinance;
2) The Environmental Impact Report has been properly noticed for
public review and circulated to all affected agencies, whose
comments have been included in the Final EIR.
B. On the Zone Change: Staff recommends that ZC-153 requesting a Zone
Change to RD-M be DENIED and that instead a P-C zone be APPROVED
for the property. Justification for this is based on:
N T) The P-C Zone will allow coordination of open space systems
with the San Diego Gas and Electric Company easement.
2) The P-C Zone would also allow development of the property to be
coordinated with property to the east and north.
3) The P-C Zone would allow greater- flexibility in desiqninq with
special treatment areas such as El Camino Real orlne Irc^^ogical
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4) The P-C Zone will promote a smoother transition from the
subject property to the higher density area to the south.
The plot plan for the zone change is identified as Exhibit A, dated
February 28, 1975.
III. BACKGROUND; .
A. Location; On the east side of El Camino Real approximately 2500 ft.
north of Alga Road.
B. Legal Description; Parcel A, West Half of N. E. Quarter, Survey 26,
Township 12 South, Range 4 West, San Bernardino Meridian, County
of San Diego.
C. Site Description; The site is generally flat, cut by a minor canyon
along the southeast boundary. The southern property boundary coincides
with a 200 ft. wide San Diego Gas and Electric Company easement.
Most of the property has been cultivated in the past. Because of
this, most remnants of the coastal sage native vegetative community
have been removed. A more detailed site description is contained
in the EIR.
D. Project Description; The project entails certification of an EIR
and prezoning of the property. In order to preclude creation of a
county island, the subject property is being included in a proposed
annexation with the Cal Pacific properties to the south, which the
City recently prezoned to RD-M and C-l.. At LAFCO's request, the City
has included both properties in the EIR. '
E. Zoning; Subject Property: County E-l-A
North: • P-C
South: RD-M (prezoning)
East: P-C
West: County E-l-A
F. Surrounding Land Use; The site is surrounded by vacant property on
the north, south and east and by El Camino Real to the west. The
"Kratter" property abuts the site on the eastern and northern boundaries
and the Cal Pacific RD-M property abuts it to the south.
S. General Plan Recommendation: The General Plan Land Use Element shows
the property as residential low-medium density at 0-4 dwelling units
per acre. This density is consistent with either the P-C or R-l Zone.
the Housing Element recommends clustering residential units, providing
contiguous open space and encouraging design flexibility. For this
reason, Staff is recommending that the P-C Zone 'be employed on the
property. The P-C Zone will allow an open space system to be coordinati
with the San Diego Gas and Electric easement. It will also allow desigi
flexibility, in clustering units and increasing -setbacks from El Camino
Real. The Specific Plan process, as app-lied through the P-C Zone,
can be used in regulating design of the project to .protect and enhance
the scenic and historic character of the £1 Camino Real corridor.
H. Environmental Impact Requirements: The City prepared EIR for the
project has .been attached to this report. The EIR anticipates the
potential impacts of the project should it be developed at the
maximum density allowed by the General Plan. The mitigation measures
proposed in the EIR were intended as guidelines for future development
of the project, and the alternatives section examines potential
development schemes which could be utilized. At such time a.
, development proposal is submitted to the City, the original EIR
should be supplemented as follows:
1. The relationship of the project to the mitigations and alternatives
contained in the original EIR should be discussed in detail;
2. The specific impacts of the project should be discussed and
analyzed, and new mitigations should be proposed accordingly.
The EIR does stress several issues:
1. The relationship of the property to El Camino Real, in terms of
noise, traffic circulation and scenic/historic quality;
2. The existence of an exceptional archaeological.site on the
property;
3. The need to regulate future development with respect to service-
ability, need and environmental quality
I. Public Facilities Policy: The City has received a letter from the
Carlsbad Municipal Water District stating their ability to serve
the project. However, no written assurances have .been provided by
either the Leucadia County Water District or Carlsbad Unified School
District. In the event that these agencies are unable to provide •
evidence that they will be available to service the project, the
Planning Commission cannot approve the application. Staff recommends
that, if public facilities letters are not available at the time of
hearing, the project be continued.
IV. MAJOR PLANNING CONSIDERATION: The major consideration is the appropriateness
of the zone alternatives.The RD-M Zone as requested by the applicant 1s
net appropriate because it conflicts with the General Plan. The R-l Zone,
while being consistent with Land Use Element density recommendations, does
not afford the flexibility ta increase setbacks from El Camino Real and
provide design continuity with adjacent properties.
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" Two alternatives do appear to be acceptable: the P-C Zone and the L-C
Zone. The L-C Zone would allow the property to be annexed with an interim
holding zone and could conceivably reduce economic pressure to develop the
property prematurely. The P-C Zone is, in Staff's opinion, the best
alternative in meeting the needs of both the applicant and the City.
Future development can be regulated through the Specific Plan process.
The City can ensure through the Specific Plan' compatibility of the project
to the goals and recommendations of the future Noise and Scenic Highways
Elements and the existing Housing and Open Space and Conservation Elements.
The applicant, in turn, can proceed with a similar concept as he might have
desired through the RD-M Zone,
'V. DISCUSSION! SPECIFIC ITEMS:
A. Annexation: The property is being included in the Cal Pacific
annexation (30 acres at Alga Road and El Camino Real) at the request
- of the City. The City's adopted annexation policy requires con-
solidation of properties to be annexed, and elimination of County
islands. Without the inclusion of the Canning property in the
annexation, these requirements cannot be met.*
B. Archaeology: Since the time the EIR was written, Staff has toured
the site with Ron May, an archaelogist from San Diego County, who
is familiar with Site W-110. It was the opinion of Mr. May that
disruption from cultivation was minimal and that significant
archaeological resources do exist on the site.
A large amount of shell midden, hearth stones and hand tools exist
on the surface of the site. The soil color is dark, indicating high
levels of organic material (introduced by resident cultures) in the
• soil. It is also felt that a number of La Jollan burials are present
on the site. , .
Thorough investigation of this site will be necessary in order to
mitigate adverse impacts. Mr. May concurs with Staff that this need
not occur until a development proposal is submitted.
(Note: The archaeological site map contained in your preliminary EIR
is not general public information. Most archaeological professional
groups discourage disclosure of exact locations of archaeological sites
in order to prevent amateur "pot hunters" from ruining stratification
or taking artifactual materials.) .
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SDH/br - 4/3/75
ATTACHMENTS:
Preliminary EIR
Plot Plan, Exhibit A, 2/28/75
Letter from Carlsbad Municipal Water District
PRELIMINARY
ENVIRONMENTAL IMPACT REPORT
FOR
CAL-PACIFIC ANNEXATION AND PREZONING
EIR NO. 283
March 7, 1975
PREPARED BY
CITY OF CARLSBAD
PLANNING DEPARTMENT
PROJECT DESCRIPTION
The project involves the prezpning and annexation of 30.40
acres of land located northeast of the intersection of Alga Road
and El Cami.no Real. The property is under two ownerships, the
southern most of which (about 16.5 acres) has already been pre-
zoned by the City to C-l and RD-M and is pending annexation. The
northerly 14 acres is pending both prezoning and annexation. The
present county zoning of the property is E-l-A (Estate h acre).
The applicant proposes to prezone the site to RD-M. However,
the City's Land Use Element of the General Plan designates the
site as residential low-medium density (0-4 DU/acre) winch is
compatible with only single family or low medium density Planned
Community uses.
Although no specific development proposals have been approv-
ed by the City for these properties, it.is assumed that any eventual
development will conform to zoning and General Plan designations
for the property. The 6 acres zoned C-l would be developed as a
neighborhood commercial center, with uses such as grocery stores,
drug or variety stores, eating establishments, laundramats, small
shops, etc. The 10.5 acre RD-M portion is intended to be developed
with apartments at a density ranging from 10 to 20 dwelling units
per acre. The 17 acre portion north of the SDG&E easement pre-
sumably will be developed in accordance with the General Plan
designation of residential at 0-4 DU/acre.
PROPERTY DESCRIPTION . -
The site has approximately 2900 feet of frontage along El
Camlno Real and 163 feet of frontage along Alga Road. A 200 foot
wfde SDG&E easement, running tn a southeasterly direction,
transverses the northern portion of the site. The topography
1s relatively flat sloping gently to the southeast. The attach-
ed map, taken from the Carlsbad Master Drainage Plan, depicts
both the planned drainage patterns and general topography of the
project site and surrounding properties.
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PLAN
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PROPOSED
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. THE ENVIRONMENTAL SETTING OF THE PROJECT
CLIMATE ' .-••.-•
The climate of the proposed site is dry, steppe and hot
with winter precipitation and dry summers. The sparce rainfall
that averages about twelve inches annually, falls mostly in the
period from October through May, with rainfall during other months
being rare. Rainfall is highly variable from season to season and
may range from four to five inches to over twenty-five inches.
The site is influenced by daytime on-shore breezes and night-
time breezes which blow out to sea.
GEOLOGY AND SOILS
.The project site is within the La Jolla Group geologic unit,
the most frequently occurring geologic unit in Carlsba.d. The
.Geologic and Seismic Safety Element of the Carlsbad General Plan
provides the following information on La- Jolla Group characteristics
The predominant rock types are sandstones and siltstones
which are light buff to yellow in color. The beds are
generally massive, averaging in thickness from 10 to 25
feet. Locally, the dark grey-green beds of claystones
are interbedded .with sandstones. Groundwater usually
occurs just above the claystones. In landslides of this
group, the slide plane is usually in the Claystones.
The La Jolla Group weathers to an intermix of fine to
coarse grained soils, generally light brown to dark
'grey in color. These soils include clays, loams, and
loamy sands which are usually less than 10 feet. Some
soils within the La Jolla Group are expansive.
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La Jolla Group geologic units are particularly susceptible
to erosion. Badlands topography can easily develop in
'areas where graded slopes are left unprotected.
The site does not have prime agricultural soils. However,
there are numerous areas within Carlsbad with similar geologic
composition which have been successfully cultivated.
HYDROLOGY AND TOPOGRAPHY
The project site is generally flat, ranging in elevation from
about 295 feet at the northern property boundary to 170 feet at
Alga Road. Natural drainage generally occurs in a southeasterly
direction. To the east of the project site is a" natural drainage
basin known as the "Agua Hedionda Watershed". This basin winds
through La Costa and eventually drains into the Bat.iquitos Lagoon.
FLORA
The property in question is part of a coastal sage scrub
floral community. Characteristic species of this community are
Woody Plants (Native Shrubs)
Chamise (Adenostema fasiculatum)
Black Sage (Sal via mellifera)
Coastal Manzanita (Xyloccocus bicolor)
Coastal Sagebrush (Artemesia Californica)
toyon (Heteromeles arbutifolia)
Laurel Sumac (Rhus luarina)
Buckthron (Adolphia California)
Coyote Brush (Baccharis pilularis)
Isocoma (Haplopappus venetus)
Lemonade Berry (Rhus integrifolia)
Flattop Buckwheat (Eriogonum fasiculatum)
"Wooly Leaf Manzanita (Arctoslaphylos tomentosa)
California Lilac (Ceanothus verrucpsus)
Goldenb.rushes (H. squarrosus)
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Herbaceous Plants
Spanish Daggers (Yucca schidigera)
Coastal Prickly Pear (Opuntia sp.)
Chaparral Honeysuckle (Lonicera subspicata)
Rock-rose (Helianthemum scoparium)
Annual Wildflowers ,
. Jepsonia parryi
Other wild flowers (annuals) are present, but not
listed in this account.
-The property was cultivated approximately 15 years ago, pre-
sumably dry farming of oats. Consequently, many of the characteris- ,
tic coastal sage scrub species are not present on the site or are
present only in limited quantities. The present vegetation is
predominated.by weedy herbaceous dicots and grasses.
FAUNA -
The Coastal Sage Scrub habitat supports a varied animal
population, including:
1) A large variety of birds.
2) Small mammals and rodents.
3) Larger vertebrates (including predators)
4) Reptiles
The principal small mammals and' rodents observed (or expected)
on the site are: Cottontail rebbit, .ground squirrel, jack rabbit,
pocket mouse, wood rats and kangaroo rat. Larger vertebrates were
not observed on the site, nor was there any direct evidence of their
presence. Presumably, this is because the site is close to El
Camino Real and the residential areas on the south side of Alga Road
There 'is also evidence of considerable human activity on the site
(I.e., previous cultivation, dumping of construction debris, trash,
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etc.) These types of disruption tend to force larger animal
species to migrate to more secluded habitats.
Bird species observed on the site include: Red-shafted
Flicker, Horned Lark, Anna's hummingbird, Killdeer, Western Meadow
Lark, California Quail, Common Raven, Roadrunner, Loggerhead Shrike
Swallow,. California Thrasher, Brown Towhee and various Sparrows.
Birds not observed on the site, but expected to occur are:
Cooper's Hawk, Red-tailed Hcwk, Sparrow Hawk, Swanson's Hawk,
burrowing Owl, and the Whitetailed Kite.
The abundance of wild grass seeds and proximity to oat fields
provide a plentiful food supply for birds on the site. Large
groups of birds were observed-on the site and it is presumed that
ground dwelling species may have nesting areas on the site.
No reptiles were observed on the site; however, the site
survey was made during the winter when reptilian activity is minimal
Reptiles which could be expected on the..site are: Rattlesnakes,
gopher, garter and King Snakes, striped racers, and several types of
lizards.
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ENVIRONMENTAL IMPACTS OF THE PROJECT • '
Impacts on the Natural Environment:
Absent any specific development proposals for the project
site, it is difficult to assess the exact impacts of development.'
Potential impacts in this section have been assessed based on
maximum possible residential density and maximum utilization of
the commercial acreage. Therefore, the environmental impacts of
eventual development may actually be less, but should not be
greater than those projected in this report.
As described earlier, the project is within the Coastal Sage
Scrub community. This belt is being rapidly encroached upon by
development and agricultural use. The project site is not, however,
a natural biotic community. It has been cultivated in the past and
has been disrupted by considerable human activity. The development
of the project.will result in the further disruption of the natural
ecology of the site. The grasses and weeds which grow on the site
will be wholly removed; foraging material for the sites animal
populations will be eliminated. Although some of the site's bird
populations can successfully coexist with human populations, most
animals.- especially ground dwelling ones - inhabiting the site will
be displaced. The net effect of animal displacement is to upset
plant animal population balances on nearby properties.
It is not anticipated that a significant amount of grading will
occur with development of the property. However, grading can
Increase the erosion potential on the site. The project will also
inhibit natural drainage and increase the run off from the site.
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Impacts on Human Systems;
The project could result in the construction of 266 dwelling
units over 25 acres and development of a 77,000 sq. ft. shopping
center.
Demand on public services, in quantitative terms, is expressed
in the following chart: • .
!;RESIDENTIALCOMMERCIAL
Water Service (Gallons Per
Day) 186,200 GPD 30,000
Sewer Service (Gallons Per
Day) 93,100 GPD 15,000
School-s (Students Generated) 178 Students - -
The project is within the service area of the Carlsbad Municipal
Water District. Carlsbad Municipal Water District has sent a letter
to the City acknowledging their responsibility for providing water
service. Exact service requirements cannot be determined until a
development proposal is submitted. At that time the project can be
approved only if there are adequate water facilities to serve the
project.
Sewer facilities are provided on the same basis; At the time
of building permit there must be available capacity in both trans-
mission facilities and in the Encina treatment plant. Leucadia
County Water District is responsible for transmission and treatment
of the estimated 108,000 GPD which could be generated by the project.
A LCWD sewage pump station is presently located on the project site.
The project will also increase demand on the following services:
Fire, .Police, solid waste disposal and Administration of Public
Services. Generally speaking, the residential portion of the project
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will place a proportionately higher demand for services in relation
to revenues generated than would the commercial portion.
Another aspect of impacts on human systems are those factors
affecting the aesthetic and recreational features of the site. To
many persons in the community, the project site in its undeveloped
state is aesthetically pleasing. To other*, an attractively designed
project may be an asset to the site. El Camino Real is both a
scenic and historic corridor. Any project built on the site should
respect and enhance the scenic and historic qualities of El Camino
Real . .
Traffic Impact:
The project site is located at the intersection of a . major
arterial- (Alga Road) and a prime arterial (El Camino Real). Because of
El Camino Real's status as a major roadway, access to it. will be
limited. It is anticipated that a median will be installed on El
Camino and that left turns may be prohibited along the entire front-
age of the project site. Because the site has limited frontage on
Alga Road, access there is also a problem. For safety and circulation
reasons, a driveway allowing both right and left turning movements
from the Commercial site onto Alga Road would need to be 360 feet
from the intersection of El Camino Real and Alga Road. The site
has only 150 feet of frontage along Alga Road. This indicates the
need to coordinate traffic circulation on the subject site with that
of the Kratter property to the east.
The maximum anticipated number of vehicle trips per day for the
project is 4200 ADT for the Commercial portion and 1862 ADT for the
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residential portion. Present .traffic volumes are 5,500 ADT
on El" Camlno Real and 700 ADT on Alga Road. However the design
capacity for El Camino Real is 50,000 ADT and for Alga Road is 30,000
ADT. In view of this, traffic generated by the project will not add
substantially to traffic on either street.
Air Quality Impacts:
The project site is located within three air quality problem
areas in the San Diego Region. The most recent statistics available
covering the period of July - September, 1974, show that Federal
bxidant standards were exceeded at the Oceanside monitoring station
on 52% of the days during this period. The project will impact
air quality in three ways:
1) By generating an .estimated 6060 vehicle trips per day;
2) By generating demand for electrical energy (thereby
increasing incremental emissions from the Encina Power
Plant);
3) Through the short term activities associated with
construction (e.g., dust).
Noise Impacts;
Preliminary noise studies conducted by the City indicate that
ambient noise levels measured at a distance of 50 feet from El Camino
Real are 60 dB(A).
The project can easily meet noise standards providing the
following things are accomplished:
1) The residential units are set back from El Camino Real
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by at least fifty feet;
2) Some type of barrier, such as a solid, decorative wall or
earth mounds are installed;
3) The openings (doors and windows) of residential units
onto El Camino Real are limited;
4) . The project meets State Noise Insulation Standards
(Title 25, Chapter 1, Article 4 of the State Administrative
Code).
Archaeological Impacts;
A record search with the San Diego Museum of Man indicated
the presence of two archaeological sites on the project site and
eight other archaeological sites in the vicinity. A map showing the
locations of these sites is attached.
The following is a summary of cultures which occupied each
site plus a brief description of site characteristics:
Site No. W-107 Cultures: San Dieguito II and La Jolla II -
Descripti on; Slough margin terrace campsite; scattered
cobble hearths.
Site' No. W-108 Cultures; San Dieguito II (trace), La Jolla II
and Yuman III (Kumeyaay)
Description: Highland accretion midden. One La Jolla'burial;
some Colorado Desert and Canalino intrusives.
Site No. W-109 .Cultures: San Dieguito II (trace), La Jolla II
and Yuman III (Kumeyaay).
Description: Highland winter accretion camp. Sherds and a
\few arrowpoints present on surface.
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Site No. W-110 Cultures: San Dieguito II, III, La Jolla II
and Yuman III (Kumeyaay).
Description; A culturally very important site. Long term San
Dieguito camping; a permanent La Jolla highland village. Hearths
; and intrusives present.
Site No. W-114 Cultures: La Jolla II and Yuman III (Kumeyaay)
'Description: Highland winter camping. Many cobble hearths and
some platforms present.
Site W-110 which is on the northeast portion of the project
site is indicated as a culturally significant site. One archaelogist
has described this site as one of the ten most significant archae-
logical :sites in all of San Diego County. Part of the site's
archaelogical value stems from the fact that a number of. cultures
have had permanent encampments there. The site itself is 5 acres
1n size, but the most significant portion of the site is concentrated
in a 3 acre area. There are also small encampment sites located
outside of the 5 acre area.
It is not known at present whether this site has been destroyed
or disrupted by cultivation. A site survey and possibly an excavation
will be necessary to.determine the full significance of the site.
Then, if the surveys indicate it is warranted, the site can be pre-
served by burying it before any construction or earthmoving takes
place.
-12-
ENCINITAS UADRANGLE
CALIFORNi^SAN DiEGO CO.
7.5 MINUTE SERIES (TOPOGRAPHIC)
' .; SE/4 OCEANSiQE 10 'QUADRANGLE
_33807'30"
350000
FEET
1 690CCO FEET 476 R.4 VV
fuV1- --^ YM vv;l^n)(?. V.V.--I • V;
II. ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE
PROJECT IS IMPLEMENTED
The unavoidable adverse impacts which could result from.
the project are:
1) .A decrease in the amount of open space in Carlsbad by
30 acres.
-2)- An alteration of natural land forms.
3) Removal of the remaining areas of coastal sage scrub
vegetation.
4) The displacement of resident animal populations and
destruction of their habitat.
. 5) An increase in traffic on Alga Road and El Camino Real
by some 6,000 vehicle trips per day.
6) Associated with the increase in traffic, an increase in
automobile emissions which would lead to degradation of
air quality.
7) An increase in erosion potential through removal of
vegetative cover.
8) An increase in demand for public utilities and services.
9) An increase in dust and noise during construction of the
project.
16) .Disruption or destruction of archaeological resources.
11) Growth inducement and stimulation of development in
• adjacent areas.
12) An increase in the run-off from the site resulting from
construction of impervious-surfaces.
13) Degradation of groundwater quality resulting from the
introduction minerals, fertilizers, insecticides, etc.
III. MITIGATION MEASURES PROPOSED TO MINIMIZE ADVERSE IMPACTS:
•In the case of a project such as this, in which no
development is planned, mitigation measures should offer
direction in the future design of a development on the site.
. -13-
1) Minimal grading should be required on this site. The
project should respect the natural topography as much
as possible. .
2) Graded slopes should be planted with erosion resistant
vegetation upon completion of grading.
3) -In no case should archaeological site WHO be graded
until an exhaustive investigation is made or it is
determined that valued .archaelogical resources do not exist.
4) Because El Camino Real has a rich historical background
which is characterized in much of the development already
along the El Camino Corridor, the project design should
reflect a Hispanic or early California theme.
5) All buildings should be set back a minimum of 50' from
El Camino Real. This would help mitigate noise impacts
and would also allow a greenbelt to be created along
the scenic corridor. .
6) The commercial and residential areas should be made
accessible to future public transportation systems -
either buses or rapid transit.
7) The development of a neighborhood shopping center should
be coordinated with the property to the east in "order
to provide safe and adequate traffic access and egress.
8) The project should not be constructed until the following
situations exi st:
a) Adequate public services and facilities (including
schools, sewer line and treatment capacity and water) •
are available to serve the project;
-14-
b) The need for housing the proposed type and price
range is demonstrated;
c) The economic need for a neighborhood shopping center
1s demonstrated. This includes the existence of a
sizeable population which would be centrally served
by the shopping center and the absence of other
. . shopping facilities to serve that population.
9) The project should utilize Planning and Engineering
standards of the highest quality in providing for erosion
control, waste disposal, water quality control, fire
prevention, noise attenuation and road design and traffic
circulation.
10) The project should provide facilities which would
encourage pedestrian and bicycle traffic. These
would include internal pedestrian paths (with appur-
tenant amenities such as landscaping and benches),
bicycle paths, and bicycle parking facilities.
11) .The project should utilize construction and insulation
techniques which protect against heat loss and heat
gain. .
12) Project design should take-maximum advantage of
natural climatic conditions by attempting to absorb
winter solar heat and reflect summer solar heat.
CW^'^1"')13) The potential for utilizing resource^forms of energy
"for the project should be fully explored as a part of
project planning.
-IR-
14) As a part of the design process for the commercial area,
alternate shipping modes which allow energy savings
should be accomodated.
15) The project design should utilize energy conserving
lighting methods. This might include use of sodium
vapor street lights placed at judicious intervals
and restriction of display lighting and unnecessary
lighting.
16) Project construction should consider energy saving
practices. These would include restriction on use of
motor driven equipment and power tools. Also-, recycled
construction materials should be used whenever possible.
IV. ALTERNATIVES TO THE PROPOSED ACTION '
.1) No Development: The no development alternative would
appear to be feasible under two circumstances:
a) Should the property possess certain desirable
features which warrant its purchase as public open
space or park land.
b) Should the property possess features of special
environmental significance or features which could
threaten public safety or endanger property.
The City's Open Space and Conservation Element, Land Use
Element and preliminary Public Safety Element of the
General Plan do not show these circumstances to exist.
Therefore, the no-development alternative seems to be
generally inappropriate.
-15/1 ' .
2) Deferred Development; This alternative assumes that there
is not presently or in the immediate future a need for
development of the subject property. It proposes that
development not occur until a demonstrated need for
the project exists and until services for the project can
'be satisfactorily ensured. This alternative is a viable
one, and serves the needs and interests of both the City
and the property owner.'
3) Development of the Property for Solely Residential Use:
This alternative has several drawbacks. First, the
southern portion of the site is at the intersection of
two major roadways. It would be difficult to insulate
residential units from the noise and congestion which
could occur adjacent to this intersection. Also, the
commercial po.rtion of the site is central to a large
area designated for future residential uses. A site
with major street frontage and visibility is desirable
for a neighborhood commercial use.
4) Expansion of Commercial Area; As mentioned previously,
the area proposed as commercial has a physical configuration
. »
Which restricts ingress and egress. An area of .up to
10 acres, would still be appropriate for a neighborhood
shopping center, and could also allow for increased land-
scaping and setbacks, and improved access. Logically, this
expansion would occur to the east along the Alga Road\
frontage.
5) Density Alternatives for the Residential Portion; The
Carlsbad General .plan Land Use Element designates density
ranges for residential properties. The intent is that
there exists an optimum balance between efficient use
ofthe land and protecting the environmental quality of
the site. The appropriate density depends in a large
sense on the design of the project. A project which
clusters units and consolidates open space can sustain
alihigher density than a project which "wastes" land by
creating unfunctional spaces between units. This
alternative, therefore, suggests that the property be
utilized as fully as possible but only to the extent
that:it respects the holding capacity of the land.
V. RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT
'AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM ENVIRONMENTAL
PRODUCTIVITY .
The short term use of the environment in this case will
involve the conversion of 30 acres of land into residential
andneighborhood commercial uses. The impacts which will
accompany this conversion have already been discussed.
The long range effect of the project would be to commit
open, potential agricultural land to urban uses. When consider-
ed cumulatively with other developments, the provision of
housing and commercial conveniences can result in the change
of Carlsbad from a small town to an urbanized area. It is up
:; to the City to determine when and to what degree this change
should occur.
The impacts of the project must be weighed against the
benefitsof providing housing and commercial services. Project
design - the degree to which the natural assets of the site
-17-
are protected and enhanced - will be a major determinant
of cost-benefit. .
VI. ANY IRREVERSIBLE CHANGES WHICH WOULD BE INVOLVED IN THE
PROPOSED ACTION SHOULH IT BE IMPLEMENTED
Construction of a project will preclude the use of the
site for other purposes. Space occupied by buildings and
pavement will be permanently committed.
Development of the property will irreversibly alter the
existing landforms. Removal of vegetation will eliminate
faunal habitats, thereby resulting in the permanent displace-
ment ofmost animal species which occupy the site.
Air quality will be impacted by the increase in auto-
mobile usage and electrical energy consumption cause.d by the
project. This change will be irreversible until substitutes
for the internal combustion engine and fossil fuel power
generating plants are found.
Raw materials, fuel, capital and labor will be irreversibly
commi'tted during the construction phase of the project.
Natural gas, water, electricity and gasoline will-be committed
on a long term basis. -
VII. GROWTH INDUCING IMPACT OF THE PROPOSED ACTIVITY UPON THE
NEIGHBORHOOD AND/OR COMMUNITY
The project could induce growth in the following ways:
1) By building more- housing units, more persons will be able
tomigrate into the City;
2) By creating jobs through the construction and maintenance
of the project and also for operation of the commercial
- -18- ,
use, more persons will be encouraged to move to the
area;
3-) By providing commercial amenities* more persons may
be attracted to the area; .
4) By stimulating the development of surrounding properties
." by extending services and increasing property values»
(and taxes).
- - The proposed project wil.l result in the construction of
upto 266 dwelling units. This would probably result in a
population increase of 800, depending on the size and type
of units.
The.project could indirectly induce growth by stimulating
the development of adjacent properties. By extending public
services, and providing commercial services, it becomes more
feasible for other properties to develop. Also, the project
could cause property taxes on surroundinq vacant land to in-
crease, thereby encouraging development.
THE BOUNDARIES OF THE AREA WHICH MAY BE AFFECTED BY THE
PROPOSED ACTIVITY
.The areas which may be affected by the project vary
with.individual impacts. The effects of removinn vegetation,
displacing wildlife and altering.landforms will be generally
restricted to the immediate vicinity of the project. Dust and
noise from construction will also be localized. The effects
of increased traffic will be generally limited to Alga Road,
El Camino Real and surface streets withi-n and surrounding the
site. The visual impact of the project will be restricted to
•the site and adjacent properties. The effects of increased
• • •
-19-
runoff and degraded water quality will be generally limited
to the surrounding area, but may ranqe as far as the Batiquitos
Lagoon which is located southwest of the site. The degradation
of air quality will have a regional impact.
The impacts on public services will 'be limited to service
district boundaries. The increase demand for water will im-
. pact the Carlsbad Municipal Water District. Increased sewage
will affect the Leucadia County Water District. The City as
a whole will be affected by the increased demand for administra-
tive services and public improvements. The Carlsbad Unified
School District would be affected by the increase in student
population.
IX. AGENCIES CONSULTED
County Agricultural Department
Local Agency Formation Commission
County Parks and Recreation
Division of Highways •
San Diego Regional Water Quality Control Board
County of San Diego Environmental Development A.gency
Comprehensive Planning Organization
Department of Public Health (Air Pollution Control Board)
Archaeological Fellorship - San Diego State University
-20-
ADDENDUM TO E.I.R. #283
Prepared by Ctty of Carlsbad Planning Department
In written response to the City's Preliminary EIR, the Local
Agency Formation Commission has requested that the City address
the following items in greater detail:
1) The .impacts of the project on the Encina Treatment
Facility considered cumulatively with other planned
and existing projects in areas served by the Encina
Joint Powers Regional Sewerage Agency;
2) The effects of the project on air quality when considered
cumulatively with other planned and existing develop-
ments in the Carlsbad area.
SEWER SERVICE
The Encina Water Pollution Control Facility (sewage treatment
Plant) serves six agencies: Vista Sanitation District, City of
Carlsbad, Buena Sanitation District, San Marcos County Water
District, Leucadta County Water District and Encinitas Sanitary
District.
Phase II of Encina Plant expansion is 90% completed and Phase IIA
is 86% completed. Botheof these expansions have been curtailed
because of delays in equipment shipments. Present legal capacity
of the EWPCF is 6.75 MGD (million gallons per day); however, the
plant is presently treating and discharging 8 MGD daily and is
in compliance with all State and Federal standards. Phases II and
IIA will be partially operating in April, 1975, bringing an interim
capacity of 9.75 MGD, which is well above present discharge levels.
Both Phases II and IIA will be completed by mid-1975, raising
plant capacity to 13.75 MGD.
Proposed Phase III expansion of the plant slated for completion
in July, 1979, will increase plant capacity to 18.0 MGD. Thus,
the plant will have capacity by 1979 to serve a population increase
of 100,000.
The Encina Joint Powers Sewerage Agency expects population in
their service area to increase by about 145,000 in the next ten
years. This would boost the service area population to 225,000
or 25% higher than the 18.0 MGD design capacity of the Plant.
If growth in the service area does proceed as anticipated, the
additional design capacity of Phase III would be used up within
four to five years of operation. However, with the uncertainty
of growth rate predictions, the limited design life appears to
be justified. If, in the interim period between the present and
1985 an increase or decrease in the growth rate is noted, the
*>*»»>*
the EJPSA will have sufficient lead time to delay or expedite
incremental expansions to the facility.
The proposed project (that is, both the Cal-Pacific and Canning
projects) could generate a maximum of 108,000 gallons per day of
sewage. This would account for 0.55% of the total Encina treat-
ment capacity available with Phase III. Leucadia County Water
District presently has rights to 1.25 MGD of the plant's capacity.
With Phase III their share will increase to 2.25 MGD. As pointed
out above, long range projections for service needs are based on
current growth trends. The flexibility to delay or expedite plant
expansions is based on a continuing re-evaluation of growth rate
trends. Ultimately, the attainability of treatment capacity is
regulated through the City's Public Facilities Policy. We have
no indication at this time of the time table for the project. At
such time a development is proposed, Leucadia County Water District
must respond as to its: ability to provide transmission and treat-
ment services for all effluent generated by the project. If
LCWD is unable to provide adequate services, the project cannot
be approved.
AIR QUALITY
The proposed project lies within the San Diego Air Basin. Air
quality considerations should be evaluated on a regional or sub-
regional basis: Discussion in this section generally refers to
either the North County area or the entire San Diego Air Basis.
To achieve substantial improvements in air quality, considerations
must go beyond localized effects (i.e., the El Camino Real Corridor)
to the North County area in general.
Winds in the air-basin are fairly light (ranging from 4 to 15 mph)
with a daily reversal in direction. This results from the large
scale air circulation pattern caused by the Pacific Ocean. The
most persistent winds occur during the summer months.
Pollutants are best dispersed during stormy or Santa Ana wind
conditions. Effective dispersion also occurs during the summer
when brisk land-sea breezes are prevalent and air flow rate
across the coastal plain is 10 to 15 mph. However, during much
of the year the marine air layer is shallow and breezes weak, re-
sulting in poor mixing volume and dispersion of pollutants.
Temperature inversions are another important factor in Air Quality
degradation. During a temperature inversion the pattern of de-
creasing air temperature with altitude is reversed. Air contaminants
contained in a rising heated air mass are trapped by the inversion
layer which contains warmer air than that moving upward. Thus,
-2-
the inversion forms a barrier against the vertical interchange
and upward dispersion of pollutants.
During the winter months, in the absence of storm activity, a
radiation inversion and fog condition may prevail for several
days, holding pollutants near the ground. Although strong temp-
erature inversions exist during June, July and August, the per-
sistent summer winds effectively disperse pollutants. However,
when winds are light, the persistent inversion condition and
high percentage of sunshine combine to trap pollutants, thus
causing certain State and Federal Air Quality standards to be
exceeded.
The San Diego Air Basin suffers from two main air pollution
problems: Photochemical oxidants and particulate matter. Nitrogen
dioxide, sulfur dioxide, and carbon monoxide are not considered
a present problem in the San Diego Air Basin.
In general, the coastal areas have the least oxidant levels of the
air basin. The Carlsbad, Encinitas/Leucadia, San Marcos and Vista
area which surround the proposed project, contribute only a small
portion of the basin's total pollutants. By 1985 this combined
area is expected to contribute about 8% of the total emissions in
the County. This contribution is significant when transported
inland by westerly winds and combined with pollutants generated
in the inland areas, such as Escondido. It is there where photo-
chemical reactions occur to create the well known smog and brown
haze. Under certain wind conditions a "return effect" is generated
in which pollutants are blown from inland areas out to sea at
night, and then are returned to the coastal areas the following
day.
Since 1972, the emissions levels in San Diego County have decreased,
largely as a result to tighter State and Federal emissions controls
on both mobile and stationary sources. Emissions are expected
to continue decreasing until the mid-1980's. Thereafter, air quality
is expected to begin deteriorating again to levels approaching those
in 1972 because of increasing population and economic growth. Even
with zero population growth from the present to 1985, the County
will still be unable to meet Federal oxidant standards. This points
to the critical need to emphasize land use and transportation
planning as a means to achieving emissions reductions.
There are several mitigations measures proposed in the draft EIR
to lessen air quality impacts. Hopefully, the provision of a
neighborhood shopping facility central to a number of residences
will reduce vehicle miles travelled to outlying shopping centers.
Staff has also noted the need to provide pedestrian and bicycle
systems and public transportation to the proposed uses.
DH/vb
4-8-75
ATTACHMENTS: Letter from LAFCO 4-3-75
Letter from Dept. of Public Health, 4-1-75
-3-
/*"*
LEU6KDIA COUNTY WATElCblSTRICT
1959 EL CAMINO REAL • LEUCADIA, CALIFORNIA 92O24 • 753-O155
.April 8, 1975
Mr. Tim Flannigan, City Engineer
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Re: Zone Change 153
NE Alga Road & El Camino Real
Gentlemen:
This is to advise you that the 14 acre parcel as referenced
above, is located within the boundaries of the Leucadia County
Water District; however the property is within the service area
boundary of the City of Carlsbad, for sewer service, as mutually
agreed upon by the City of Carlsbad and Leucadia County Water
District.
The property could be served by the Leucadia County Water
District if the service area boundary were adjusted and as
approved by the Board of Directors of Leucadia County Water
District. At this time the closest existing sewer collection
line at which the development could connect to is located at
the intersection of Alga Road and Estrella de Mar.
*
It would be necessary for the District to determine if the
collection system has sufficent capacity to serve the referenced
property.
Please contact me should you require additional Information
regarding this matter. • *
•• , Very truly yours, •.
LEUCADIA COUNTY WATER DISTRICT
Richard E. Hanson
. Secretary-Manager
REH:ljp
MEMORANDUM
April 30, 1975
TO: City Manager
FROM: Public Works Administrator
SUBJECT: Leucadia County Water District/Carlsbad service
areas
Tim Flanagan and I met with the Leucadia General Manager.
It was mutually agreed upon that, in response to a written
request, the manager would present to the District Board
of Directors a resolution relocating the service area
boundary east of El Camino Real to be co-terminus with
their political boundary.
This resolution will be presented to the District Board of
Directors on Thursday, May 8. No problem in passage is
anticipated. This should resolve the problem concerning
sewer service to the Cal-Pacific property. If Council
wishes to instruct the Attorney to prepare documents, by
the time they are back to Council, the District directors
should have taken their action.
Ronald A. Beckman
RAB/de
MEMORANDUM
May 1, 1975
TO: CITY MANAGER
FROM: PLANNING DIRECTOR
SUBJECT: PREANNEXATIONAL ZONING, SAN DIEGO E-l-A TO CITY OF CARLSBAD
P-C PROVISION OF PUBLIC SERVICES
APPLICANT: WILLIAM CANNING
The Planning Commission, at their public hearing of April 8, recommended denial
without prejudice of the Canning application for preannexational zoning. It
is essential that the reasoning for the Planning Commission action be clarified
prior to City Council hearing.
The staff recommended approval in the proposed preannexational zoning on
assurance from all service agencies that service would be provided concurrent
with need. However, the day of the public hearing, Tuesday, April 8, 1975,
Leucadia County Water District submitted a letter dated April 8, 1975 to the
City of Carlsbad which indicated that they were not in a position to provide
sewer facilities at such time as the services were demanded. Leucadia County
Water District based its letter on an assumed agreement with former City
employees which outlined service area boundaries for Leucadia and the City
of Carlsbad. The letter also indicated that the assumed agreement had implied
responsibility for providing sewer facilities. After review by the staff,
the City does not find any record of such an agreement between Leucadia and
the City of Carlsbad, nor does the City Engineer or members of the Planning
Department have any knowledge of such an agreement.
Because of Leucadia's letter, and the implications outlined, the Planning
Commission moved to continue the matter two weeks to April 22 to allow City
and Leucadia County Water District to resolve the sewer service question.
However, prior to the Planning Commission taking action, the applicant's
representative requested that the matter be denied so that the application
could be forwarded to the City Council for hearing. The Planning Commission
then denied the request without prejudice.
During the intervening period between Planning Commission hearing and City
Council hearing, the staff has contacted Leucadia County Water District with
respect to the comments contained in their letter of April 8, 1975, and the
staff is satisfied that public service, including sewers, can be provided
concurrent with need. The matter, therefore, is properly before the City
Council.
In addition to the Planning Commission's recommendation, it must be pointed out
that the staff report of April 8, 1975 recommended planned community (P-C) zone
versus RD-M (residential medium density). The Planning Commission and the staff
discussed the matter; however, the Planning Commission did not take specific
action on the staff's recommendation. Discussion of the matter indicated the
Planning Commission was not opposed to recommending the Planned Community Zone
to the City Council. Also, during the hearing the applicant's representataive
indicated that he was satisfied with the staff's recommendation of P-C.
V^ , I ~_t ~ -DonaTd A. Agatep
DAA/br