HomeMy WebLinkAbout2000-06-27; City Council; 15803 Exhibit 3; Redevelopment Plan Adoption EIRCity of Carlsbad
Housing and Redevelopment Department
SOUTH CARLSBAD COASTAL
REDEVELOPMENT PLAN ADOPTION
PROGRAM ENVIRONMENTAL IMPACT REPORT
\ Prepared for:
Carlsbad Housing and Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, California 92008-2389
(760) 434-281 5
Prepared by:
Culbertson, Adams & Associates, Inc.
85 Argonaut, Suite 220
Aliso Viejo, California 92656-4105
(949) 581-2888
STATE CLEARINGHOUSE NO. 99 10 1 106
FEBRUARY, 1999
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TABLE OF CONTENTS
SECTION PAGE
1.0 Introduction ............................................................ 1
1.1 Overview ......................................................... 1
1.2 Brief Project Description ............................................. 1
1.3 Statutory Authority ................................................. 1
1.4 Issues to Be Addressed .............................................. 2
1.5 Public Scoping Meeting .............................................. 3
1.7 Impacts Found Not To Be Significant .................................... 4
1.6 Organizations Affiliated With The Project ................................ 4
2.0 ExecutiveSummary ...................................................... 5
2.1 Project Environmental Summary ....................................... 5
2.3 Areas of Controversyhssues to Be Resolved ............................. 16
2.2 Project Alternatives ................................................ 16
3.0 Project Description ..................................................... 17
3.1 Project Location and Boundaries ...................................... 17
3.2 Environmental Setting .............................................. 17
3.3 Project Description ................................................. 22
3.4 The Intended Use of This Program EIR ................................. 24
3.5 Project Objective .................................................. 25
4.0 Environmental Setting. Impacts. Mitigation Measures and Unavoidable Adverse Impacts . . 27
4.1LandUse/Planning ................................................. 27
4.1.1 Environmental Setting ....................................... 27
4.1.2 Project Impacts ............................................ 41
4.1.3 Mitigation Measures ........................................ 44
4.1.4 Significance After Mitigation .................................. 44
4.2 Geology/Soils ............................................ 45
4.2.1 Environmental Setting ....................................... 45
4.2.2 Project Impacts ............................................ 49
4.2.3 Mitigation Measures ........................................ 54
4.2.4 Significance After Mitigation .................................. 54
4.3 HydrologyNater Quality ............................................ 55
4.3.1 Environmental Setting ....................................... 55
4.3.2 Project Impacts ............................................ 57
4.3.3 Mitigation Measures ........................................ 59
4.3.4 Significance After Mitigation .................................. 59
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4.4 Transportation/Traffic .............................................. 60
4.4.1 Environmental Setting ....................................... 60
4.4.2 Project Impacts ............................................ 63
4.4.3 Mitigation Measures ........................................ 66
4.4.4 Significance After Mitigation .................................. 66
4SAesthetics ....................................................... 67
4.5.1 Environmental Setting ....................................... 67
4.5.2 Project Impacts ............................................ 71
4.5.3 Mitigation Measures ........................................ 73
4.5.4 Significance After Mitigation .................................. 73
4.6Noise ........................................................... 74
4.6.1 Environmental Setting ....................................... 74
4.6.2 Project Impacts ............................................ 81
4.6.3 Mitigation Measures ........................................ 83
4.6.4 Significance After Mitigation .................................. 83
4.7AirQuality ....................................................... 84
4.7.1 Environmental Setting ....................................... 84
4.7.2 Project Impacts ............................................ 86
4.7.3 Mitigation Measures ........................................ 89
4.7.4 Significance After Mitigation .................................. 89
4.8 Public ServicesAJtilitiedService Systems ................................ 90
4.8.1 Water Service ........................................... 90
4.8.1.1 Environmental Setting ................................ 90
4.8.1.2 Project Impacts ..................................... 92
4.8.1.3 Mitigation Measures ................................. 92
4.8.1.4 Significance After Mitigation ........................... 92
4.8.2 Police Service ............................................. 92
4.8.2.1 Environmental Setting ................................ 92
4.8.2.2 Project Impacts ..................................... 93
4.8.2.3 Mitigation Measures ................................. 94
4.8.2.4 Significance After Mitigation ........................... 94
4.8.3 Fire Protection ............................................. 94
4.8.3.1 Environmental Setting ................................ 94
4.8.3.2 Project Impacts ..................................... 95
4.8.3.3 Mitigation Measures ................................. 96
4.8.3.4 Significance After Mitigation ........................... 96
4.8.4 School Facilities ..................................... 96
4.8.4.1 Environmental Setting ................................ 96
4.8.4.2 Project Impacts ..................................... 99
4.8.4.3 Mitigation Measures ................................ 101
4.8.4.4 Significance After Mitigation .......................... 101
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4.8.5 Wastewater Service ........................................ 101
4.8.5.1 Environmental Setting ............................... 101
4.8.5.2ProjectImpacts .................................... 101
4.8.5.3 Mitigation Measures ................................ 102
4.8.5.4 Significance After Mitigation .......................... 102
4.9 Hazards and Hazardous Materials .................................... 103
4.9.1 Environmental Setting ...................................... 103
4.9.2 Project Impacts ........................................... 104
4.9.3 Mitigation Measures ....................................... 105
4.9.4 Significance Mer Mitigation ................................. 105
4.10 Population and Housing ........................................... 106
4.10.1 Environmental Setting ..................................... 106
4.10.2 Project Impacts .......................................... 117
4.10.3 Mitigation Measures ...................................... 120
4.10.4 Significance After Mitigation ................................ 120
4.1 1 Recreation ..................................................... 121
4.1 1.1 Environmental Setting ..................................... 121
4.1 1.2 Project Impacts .......................................... 128
4.1 1.3 Mitigation Measures ...................................... 130
4.1 1.4 Significance After Mitigation ................................ 130
4.12 Biological Resources ............................................. 131
4.12.1 Environmental Setting ..................................... 131
4.12.2 Project Impacts .......................................... 134
4.12.3 Mitigation Measures ...................................... 136
4.12.4 Significance After Mitigation ................................ 136
4.13 Cultural Resources ............................................... 137
4.13.1 Environmental Setting ..................................... 137
4.13.2 Project Impacts .......................................... 141
4.13.3 Mitigation Measures ...................................... 142
4.13.4 Significance After Mitigation ............................... 142
5.0 Cumulative Impacts ............................................... 143
6.0 Growth Inducing Impacts .......................................... 150
7.0 Project Alternatives ................................................ 151
7.2 Alternative Financing ........................................ 152
7.1 No Project ................................................ 151
7.3 Change The Project Area ..................................... 152
Involved in the Proposed Action Should It Be Implemented ................ 155
9.0 Effects Found Not To Be Significant .................................. 156
10.0 Organizations and Persons Consulted ................................ 157
8.0 Any Significant Irreversible Environmental Changes Which Would Be
Appendices: Appendix A . Notice of Preparation
Appendix B . Notice of Preparation Responses
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LIST OF EMiIBITS
EXHIBIT PAGE
1. RegionalMap ....................................................... 18
2. VicinityMap ........................................................ 19
3. AerialPhotograph .................................................... 20
4. U.S.G.S. Topography Map ............................................. 21
5. Surface Level Photographs of Existing Uses ................................. 28
6. Surface Level Photographs of Existing Uses ................................. 29
7. Surface Level Photographs of Existing Uses ................................. 30
8. Surface Level Photographs of Existing Uses ................................. 3 1
9. Photo Key Map ...................................................... 32
10. General Plan Land Use Map .............................................. 33
11. ZoningMap ......................................................... 35
12. Local Coastal Plan Segments ............................................ 37
13. AirportInfluenceArea ................................................. 39
14. Airport Noise Contours ................................................ 76
15. Existing Noise Contours in City .......................................... 77
16. Existing Noise Contours in City .......................................... 78
17. Projected Noise Contours in City -Year 2010 ................................ 79
18. Projected Noise Contours in City - Year 2010 ............................... 80
19. Vegetation Map of Carlsbad ............................................ 132
20. Development Activity Map ............................................ 144
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LIST OF TABLES
TABLE PAGE
1. Summary of Comments at November 8, 1999 Scoping Meeting ................... 3
2. Existing Levels of Service .............................................. 61
3. Number of Days Federal and State Ozone Emission Standards Were Exceeded at the
Oceanside Monitoring Station 1989-1998 .................................. 85
4. Police Response Times ................................................. 92
5. CUSD Schools Serving the Project Area ................................... 97
6. Proposed Expansion Plans of CUSD Schools Serving Project Area ............... 97
7. Carlsbad Unified School District Student Generation Rates ..................... 98
South Carlsbad Coastal Redevelopment Plan
Program EIR
1.0 INTRODUCTION
1.1 Overview
This Program Environmental Impact Report (Em) has been prepared for the Housing and
Redevelopment Department (“Department”) of the City of Carlsbad to evaluate the potential
environmental impacts that could occur with adopting a redevelopment plan for the proposed
South Carlsbad Coastal Redevelopment Project Area (“Plan”).
It is the intent of this environmental document to address, as thoroughly as possible the potential
environmental impacts that could be expected to occur with adopting the South Carlsbad Coastal
Redevelopment Plan. As more specific, individual project are defined and more detailed
information becomes available, additional environmental documentation may be need to be
completed by the City as required by the California Environmental Quality Act (CEQA).
1.2 Brief Project Description
The Housing and Redevelopment Department of the City of Carlsbad proposes to encourage both
public and private rehabilitation and development in the South Carlsbad Coastal Redevelopment
Plan Project Area to reduce and eliminate blight. The life of the proposed redevelopment plan is
for a period of 45 years from the date of Plan adoption. The Plan would provide the City of
Carlsbad Housing and Redevelopment Commission (“Commission”) the authority to use eminent
domain when necessary to acquire property for the benefit of the community during the first
twelve years of the life of the Plan. The Plan also includes debt limits, amount of debt outstanding
at any specific time, and a list of public improvement projects that may be fbnded by the
Commission. A more detailed description of the Plan including public improvement projects and
debt limits are discussed in the Project Description section of this Program EIR.
1.3 Statutory Authority
Health and Safety Code Section 33352 requires that “Every redevelopment plan submitted by the
agency to the legislative body shall be accompanied by a report containing all of the following.”
The one requirement of Section 33352 relating to the environmental document is subsection (k)
which states “The report required by Section 21 15 1 of the Public Resources Code.” California
Public Resources Code 2 1 15 1 (a) states “All local agencies shall prepare, or cause to be prepared
by contract, and certifi the completion of, an environmental impact report on any project that
they intend to carry out or approve which may have a significant effect on the environment.
When a report is required by Section 65402 of the Government Code, the environmental impact
report may be submitted as a part of that report.”
In addition, Section 15 180 of the California Environmental Quality Act (CEQA) Guidelines states
“(a) All public and private activities or undertakings pursuant to or in fbrtherance of a
redevelopment plan constitutes a single project, which shall be deemed approved at the time of
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Program EIR -1-
adoption of the redevelopment plan by the legislative body. The EIR in connection with the
redevelopment plan shall be submitted in accordance with Section 33352 of the Health and Safety
Code; (b) An EIR on a redevelopment plan shall be treated as a program EIR with no subsequent
EIRs required for individual components of the redevelopment plan unless a subsequent EIR or a
supplement to an EIR would be required by Section 15 162 or 15 163 ."
This Program EIR has been prepared in accordance with the California Environmental Quality Act
(CEQA) Public Resources Code Section 21000 et seq and as allowed by the CEQA Guidelines
Administrative Code Title 14, Chapter 3, Section 15 168(a). Based on Section 15 168(a), a
Program EIR may be prepared on a series of actions that can be characterized as one large project
and are related either: geographically; logical parts in the chain of contemplated actions; in
connection with issuance of rules, regulations, plans, or other general criteria to govern the
conduct of a continuing program; or individual activities carried out under the same authorizing
statutory or regulatory authority and having generally similar environmental effects which can be
mitigated in similar ways. Therefore, a Program EIR was prepared for the South Carlsbad
Coastal Redevelopment Plan as required by Health and Safety Code Section 33352 and CEQA
Guidelines Section 15 180.
The City of Carlsbad Housing and Redevelopment Department is the Lead Agency for the
preparation of this Program EIR. An Initial Study was prepared for the proposed South Carlsbad
Coastal Redevelopment Plan. Once the Initial Study was prepared, a Notice of Preparation
(NOP) and Initial Study were mailed to various Responsible, Taxing, Trustee Agencies, County
of San Diego County Clerk and interested persons for a 30-day review which ended
November 19, 1999. A copy of the Initial Study and Notice of Preparation that was mailed for
public review is included as Appendix A of this Program EIR. A list of organizations and persons
that were sent a copy of the Initial Study and Notice of Preparation, as well as a copy of this
Program EIR, is included as Section 10.0 of this EIR. Letters received by those public agencies
that responded to the Notice of Preparation are included in Appendix B of this document.
1.4 Issues To Be Addressed
The issues addressed in this Program EIR have been determined from completion of the Initial
Study and correspondence with public agencies, organizations and individuals through the Notice
of Preparation process and a public scoping meeting. The issues addressed in this Program EIR
include: Aesthetics; Air Quality; Biological Resources; Cultural Resources; Geology/Soils;
HydrologyWater Quality; Land Usemlanning; Noise; TransportatiodTrafic; Public
ServicedUtilitiedService Systems; Hazards and Hazardous Materials; Population and Housing;
and Recreation. In addition, this Program EIR addresses all other sections as required by the
California Environmental Quality Act (CEQA).
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1.5 Public Scoping Meeting
A public scoping meeting as allowed by CEQA Guidelines Sections 15082 and 15083 was
conducted by the City of Carlsbad Housing and Redevelopment Department on November 8,
1999 at 6:OO p.m. the City of Carlsbad Council Chambers. The City advertised the scoping
meeting in a newspaper of general circulation in the City of Carlsbad.
There were six people from the community that attended the scoping meeting. A brief project
description was presented by Ms. Debbie Fountain with the City of Carlsbad Housing and
Redevelopment Department. Several members of the public present raised environmental issues
they felt should be discussed in the Program EIR. The names of the people that raised questions
and a brief summary of their concern are presented below in Table 1.
Table 1
Summary of Comments at November 8,1999 Scoping Meeting
Person Commenting
Lou Tashner, resident
Dale Schreiber, resident
David Loyd, NRG Energy, Inc.
Ruth Love, Sempra Energy
Dick Doan, civil engineer
ConcedComment
Concerned with hazardous materials, project level detail of
the environmental document, will the document reflect
recently approved projects (cumulative projects in the coastal
zone), transit-oriented projects near railroad tracks, buildout
of the master drainage system, the Agua Hedionda nature
reserve designationhitigation bank, sewer capacity,
undergrounding of utilities and address existing zoned uses.
Wants the EIR to discuss the blighted area next to his mini
storage facility in the Ponto area, the undergrounding of
utilities, beach accesdunderpass.
Wants the EIR to address the issue of how the Plan may
impact sand entering Agua Hedionda lagoon blocking the
entrance of water into the lagoon and entering the power
plant intake structure, air pollution devices at power plant.
Wants the EIR to address archaeological sites and inquired
about the range of project alternatives.
Had a question of the level of detail of the traffic analysis thal
will be included in the EIR.
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1.6 Organizations Affiliated With The Project
The organizations listed below are affiliated with the project in the capacities indicated.
Lead Agency/Applicant:
Redevelopment Consultant:
Environmental Consultant:
Ms. Debbie Fountain
City of Carlsbad
Housing and Redevelopment Director
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
(760) 434-28 15
Mr. Frank Spevacek
Rosenow Spevacek Group, Inc.
540 N. Golden Circle, Suite 305
Santa Ana, CA 92705-3914
(714) 541-4585
Mr. Phil Martin / Ms. Diane Bathgate, AICP
Culbertson, Adams & Associates, Inc.
85 Argonaut, Suite 220
Aliso Viejo, CA 92656-4105
(949) 581-2888
1.7 Impacts Found Not To Be Significant
Section 15142 of the CEQA Guidelines requires that the EIR must identifjl those impacts found
not be significant in the Initial Study process as well as the EIR process accompanied by a brief
explanation of why these impacts were found insignificant. Reference may be made to the Initial
Study in Appendix A and to appropriate topical areas of this EIR for information on those
impacts found not to be significant. Impacts found not to be significant include: agricultural
resources and mineral resources.
The reason for the finding of no significant impact to these environmental areas is that there are
no elements of the Plan which will cause significant environmental effects to any of these
disciplines and therefore, the project raises no issues regarding these environmental topics.
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2.0 Executive Summary
2.1 Project Environmental Summary
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The purpose of the project summary is to provide the reader with a summary of the potential
environmental project impacts and suggested mitigation measures, if any, that may be associated
with adoption and implementation of the proposed South Carlsbad Coastal Redevelopment Plan.
Since this is only a summary, it is suggested that the reader refer to the text of this document for a
complete discussion of potential project impacts and issues. The summary of the potential project
impacts and recommended mitigation measures as discussed in the EIR is presented below.
Project Summary
1. Land Usfllanning
Proiect Impacts
While the Plan does not propose development directly, the adoption and implementation
of the Plan would indirectly encourage redevelopment within the Project Area. The Plan
incorporates by reference the City of Carlsbad General Plan. Therefore, future
development must be in compliance with the City of Carlsbad General Plan Land Use
Element as amended from time to time throughout the life of the Plan. The Plan would
not have any significant land use impacts. The Plan would have positive land use impacts
if the Commission can remove and eliminate existing blighted conditions within the Project
Area.
Mitigation Measures
Since there have not been any significant land use impacts identified with adoption of the
Plan, no mitigation measures are recommended.
Level of Significance Mer Mitigation
No unavoidable adverse land use impacts are anticipated with adoption and
implementation of the Plan.
2. Geology/Soils
Pro-iect Impacts
The adoption and implementation of the Plan would not have any direct geology or soils
impacts since the Plan does not directly propose any development. Indirectly the Plan is
anticipated to encourage redevelopment of existing buildings and/or new development.
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Program EIR -5-
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The adoption and implementation of the Plan would not expose people or property to any
new or additional geotechnical constraints that are not present and would occur under
existing conditions.
Mitigation Measures
Since no significant geology/soils impacts have been identified, no mitigation measures are
recommended.
Level of Significance Mer Mitigation
No unavoidable adverse geology/soils impacts are anticipated with adoption and
implementation of the Plan.
3. HydrologyRIrainage and Water Quality
Pro-iect Impacts
c The adoption and implementation of the Plan would not directly increase the amount of
runoff generated within the project area, change existing drainage patterns or impact water
quality since no development is directly proposed by the Plan. Indirectly the Plan would
encourage development which could increase runoff, change drainage patterns and affect
water quality. New development would have to meet and comply with all applicable city
and state policies regarding runoff and the quality of runoff The adoption and
implementation of the Plan would have positive impacts on hydrology and drainage if the
Commission can assist the City of Carlsbad to construct the storm drain improvements
listed in the Plan.
Mitigation Measures
The following mitigation measures are recommended to reduce indirect hydrology impacts
associated with new development to a level of insignificance:
1. All development projects as determined by the City of Carlsbad Public Works
Department shall prepare a preliminary hydrology study to determine whether or
not the existing storm drain system serving the project area has capacity to handle
the runoff from the site.
2. All projects shall comply with all applicable NPDES requirements and when
necessary incorporate all applicable surface water pollution control measures to
reduce or eliminate urban pollutants from entering local surface waters.
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Level of SiPnificance After Mitigation
There will be no unavoidable adverse hydrology/drainage or water quality impacts with
incorporation of the recommended mitigation measures.
4. Traffic and Circulation
Project Impacts
The adoption and implementation of the Plan would not directly generate traffic to area
roadways and as a result would not have any traffic impacts. Traffic would be generated
indirectly by the Plan due to new development that is anticipated to occur in the project
area. Future development of private projects with financial assistance by the Commission
would generate the same amount of traffic whether projects are developed with or without
financial assistance by the Commission. The Plan would have positive impacts if the
Commission is able to assist the City of Carlsbad with the construction of the street
improvement projects listed in the Plan.
Mitigation Measures
Since no significant traffic impacts have been identified, no traffic mitigation measures are
recommended.
Significance After Mitigation
No significant traflic and circulation impacts are anticipated with adoption and
implementation of the Plan.
5. Aesthetics
Pro-iect Impacts
The adoption and implementation of the Plan would not directly result in any new
construction or development that would have aesthetic impacts. Indirectly, however, the
Plan would encourage redevelopment within the project area that could have aesthetic
impacts. Short-term aesthetic construction impacts could occur during construction of
public improvement projects. The incorporation of city adopted design guidelines into
private development projects would reduce aesthetic impacts to a level of insignificance.
Development would also have to meet applicable policies in the Agua Hedionda and Mello
II Local Coastal Programs relating to scenic and visual resources. Overall,
implementation of the Plan is anticipated to result in positive aesthetic impacts within the
Project Area as redevelopment activities remove physical blighting conditions and upgrade
the character of deteriorated or obsolete structures.
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Program EIR -7-
Mitigation Measures
The following measure is recommended to mitigate potential short-term aesthetic
construction impacts:
1. Construction equipment staging areas shall be screened fiom public view or
located in an area away fiom direct public view.
Significance After Mitigation
No significant aesthetic impacts are anticipated with incorporation of the recommended
mitigation measure.
6. Noise
Project Impacts
The adoption and implementation of the Plan would not directly generate noise, therefore,
the Plan would not have any noise impacts. Indirectly the Plan is anticipated to encourage
development within the project area resulting in both short and long-term noise impacts.
Compliance with the City’s Noise Ordinance would reduce potential noise impacts to a
level of insignificance.
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Mitigation Measures
Since no significant noise impacts have been identified, no mitigation measures are
recommended.
Significance After Mitigation
There would be no significant noise impacts with adoption and implementation of the
Plan.
7. Air Quality
Proiect Impacts
The adoption and implementation of the Plan would not directly have any air quality
impacts because the Plan does not propose development that would generate air
emissions. Indirectly, the Plan may facilitate the redevelopment of the Encina power
generating facility to a smaller, more efficient power generating plant. However, the Plan
is anticipated to indirectly encourage redevelopment of existing buildings or demolition of
existing buildings and construction of new buildings in their place resulting in both short
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and long-term air emissions. The San Diego County Air Pollution Control District is non-
attainment for ozone. Additional air emissions would significantly impact the District
since it is non-attainment for ozone.
Mitigation Measures
The following mitigation measure is recommended to reduce air emissions. While the
following measure would serve to reduce air emissions typically associated with
development, the measure is not all inclusive. As new air emission reduction measures are
identified in the future, the City shall incorporate those air emission reduction measures
into projects to firther reduce air emissions. However, the following measure would
serve to reduce air emissions as practical that are associated with most projects anticipated
to be developed in the project area:
1. The City of Carlsbad shall incorporate all applicable air emission reduction
measures listed in the March 1994 Final Master EIR for the City of Carlsbad
General Plan Update into all Commission assisted projects. In addition, the City
shall incorporate new air emission reduction measures in the future as applicable to
further reduce air emissions during both the short and long-term.
Significance Mer Mitigation
There would be significant air quality impacts indirectly associated with adoption and
implementation of the Plan even with incorporation of the recommended mitigation
measure.
8. Public Services
Water Service
Proiect Impacts
The adoption and implementation of the Plan would not have any direct water service
impacts because the Plan does not propose development that would consume or need
water. Indirectly, however, the Plan would encourage redevelopment of existing
buildings, demolition of existing buildings and construction of new buildings that would
require water. New development would have to comply with the City's Growth
Management Ordinance, requiring an adequate water supply prior to project approval.
The Plan would have positive impacts to the Carlsbad Municipal Water District if the
Commission is able to assist the District in constructing the water facility improvement
projects listed in the Plan.
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Mitigation Measures
Since no significant water supply impacts have been identified, no mitigation measures are
recommended.
Significance After Mitigation
There would be no significant water supply impacts with adoption and implementation of
the Plan.
Police Service
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Project Impacts
The adoption and implementation of the Plan would not impact police services because the
Plan does not propose any development or construction. Indirectly, the Plan would
encourage redevelopment of existing buildings and/or demolition of existing buildings and
construction of new buildings in their place. Development would incrementally increase
the demand for police protection services. However, no significant police protection
impacts are anticipated.
Mitipation Measures
Since adoption of the Plan would not have any significant police protection impacts no
mitigation measures are recommended.
Significance After Mitigation
There would be no significant adverse police protection impacts with adoption and
implementation of the Plan.
Fire Protection
Proiect Impacts
The adoption and implementation of the Plan would not directly have any fire protection
impacts because the Plan does not propose any new development or construction.
Indirectly the Plan would encourage redevelopment of existing blighted buildings and/or
demolition of existing buildings and construction of new buildings in their place. While
new development would incrementally increase calls for fire protection no significant fire
protection impacts are anticipated.
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Mitigation Measures
Since no significant fire protection impacts have been identified no mitigation measures are
recommended.
Significance After Mitigation
There would be no significant adverse fire protection impacts with adoption and
implementation of the Plan.
School Facilities
Project Impacts
The adoption and implementation of the Plan would not have any impacts on school
facilities since the Plan does not directly propose any development that would generate
new students to area schools. Indirectly the Plan would encourage development which
could generate students to the Carlsbad Unified School District and use the services of the
San Diego Ofice of Education, Residential and commercial development in the project
area would be required to pay developer fees to the Carlsbad Unified School District to
mitigate potential student impacts.
Mitigation Measures
Since no significant school facility impacts have been identified no mitigation measures are
recommended.
Significance After Mitigation
There would be no unavoidable adverse school impacts with adoption and implementation
of the Plan.
Wastewater Service
Pro-iect Impacts
The adoption and implementation of the Plan would not directly have any wastewater
service impacts because the Plan does not propose development. However, the Plan is
anticipated to indirectly encourage new development that would generate wastewater.
While existing wastewater collection facilities serving the project area have capacity for
additional development several upgrades to existing facilities are needed. Financial
assistance by the Commission to construct the sewer facility improvement projects listed
in the Plan would have positive impacts on wastewater service in the City of Carlsbad.
South Carlsbad Coastal Redevelopment Plan
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Mitigation Measures
Since no significant wastewater service impacts have been identified no mitigation
measures are recommended.
Significance After Mitigation
There would not be any significant wastewater collection and treatment impacts with
adoption and implementation of the Plan.
9. Hazards and Hazardous Materials
Project Impacts
The adoption and implementation of the Plan would not have any hazard or hazardous
materials impacts because the Plan does not directly propose development. Indirectly,
however, the Plan would encourage development in the project area. There are no land
uses allowed in the project area by the Land Use Element of the General Plan that would
generate hazardous materials or expose people to hazardous materials. No uses
anticipated to be developed in the project area would interfere with any emergency
response plans or evacuation plans, including the Encinas power plant.
Mitigation Measures
Since no significant adverse hazardous waste or hazard impacts have been identified no
mitigation measures are recommended.
Significance After Mitigation
There would be no significant adverse hazardous waste impacts with adoption and
implementation of the Plan.
10.0 Population and Housing
Project Impacts
The adoption and implementation of the Plan would not directly have any population and
housing impacts because the Plan does not include any development. Indirectly, the Plan
is anticipated to encourage redevelopment of the project area which could remove existing
residences and businesses and construction of new residential units and/or commercial
uses. The Commission has adopted a relocation plan as required by the California
Relocation Assistance Act to assist displaced residents and business owners due to
South Carlsbad Coastal Redevelopment Plan
Program EIR -12-
implementation of the Plan. The Plan would require the Commission to set aside at least
20% of the tax increment collected from the project area for increasing, improving or
maintaining low and moderate income housing. Adoption of the Plan would allow the
Commission to provide increased hnding for low and moderate income housing. Since
the City has not met its low and moderate income requirement the Plan could be a positive
impact by providing additional hnding to help the City meet its low and moderate housing
requirement. Future development in the project area is not anticipated to have any
significant housing or population impacts because development in the project areas must
be consistent with the City’s General Plan.
Mitigation Measures
Since no significant population or housing impacts have been identified no mitigation
measures are recommended.
Significance After Mitigation
There would not be any unavoidable adverse population or housing impacts with adoption
and implementation of the Plan.
11.0 Recreation
Proiect ImDacts
The adoption and implementation of the Plan would not directly have any recreation
impacts because the Plan does not propose any development. The Plan is anticipated to
encourage development in the project area which could increase the demand for
recreational facilities. All residential development would be required to pay Quimby fees
and/or dedicate land to off-set impacts due to increased demand for recreational facilities.
Mitigation Measures
Since no significant recreation impacts have been identified no mitigation measures are
recommended.
Simificance After Mitigation
There would not be any unavoidable adverse recreation impacts with adoption and
implementation of the Plan.
South Carisbad Coastal Redevelopment Plan
Program EIR -13-
.“ 12.0 Biological Resources
Pro-iect Impacts
t --
” -
The adoption and implementation of the Plan would not have any biological impacts
because the Plan does not directly propose development. Indirectly, however, the Plan
would encourage development in the project area, both private and public, that could
impact biological resources either in or adjacent to the project area.
Mitigation Measures
The following mitigation measure is recommended to reduce potential biological resource
impacts.
1. The City of Carlsbad Planning Department shall submit proposed improvement
plans for Carlsbad Boulevard and Cannon Lake Water Quality Improvements to
U.S. Fish & Wildlife Service, U.S. Army Corps of Engineers and California
Department of Fish and Game prior to start of construction to determine whether
or not any permits from the respective resource agencies are required. The City
shall obtain all necessary permits from the resource agency’s prior to the start of
construction.
Significance Mer Mitipation
There would not be any unavoidable adverse biological resource impacts with adoption
and implementation of the Plan.
13.0 Cultural Resources
Pro-iect Impacts
The adoption and implementation of the Plan would not have any cultural resource
impacts because the Plan does not directly propose development. Indirectly, however, the
Plan would encourage development in the project area that could impact paleontological,
cultural andor historical resources.
Mitigation Measures
The following mitigation measures have been brought forward from the implementing
policies and action programs of the Open Space and Conservation Element of the General
Plan and are recommended:
South Carlsbad Coastal Redevelopment Plan
Program EIR -14-
1. Incorporate the Cultural Resources Guidelines in the environmental review of all
public and private development projects assisted by the Commission.
2. Implement the following measures associated with grading and construction of site
suspected of containing paleontological resources:
Phase 1 : Phase 1 shall consist of a qualified paleontologist doing a literature and
records search, surface study, subsurface testing if necessary, the recordation of
any sites, and a recommendation regarding the need for hrther work.
Phase 2: If it is determined during Phase 1 that hrther work is necessary, it shall
consist of the following:
a. A qualified paleontological monitor shall be present at a pre grading
conference with the developer, grading contractor, and the
environmental review coordinator. The purpose of this meeting
would be to consult and coordinate the role of the paleontologist in
the grading of the site. A qualified paleontologist is an individual
with adequate knowledge and experience with fossilized remains
likely to be present to identifjl them in the field and is adequately
experienced to remove the resources for hrther study. No grading
permits shall be issued until the monitoring plan has been approved
by the Planning Director.
b. A paleontologist or designate shall be present during those relative
phases of grading as determined at the pre grading conference. The
monitor shall have the authority to temporarily direct, divert or halt
grading to allow recovery of fossil remains. At the discretion of the
monitor, recovery may include washing and picking of soil samples
for micro-vertebrate bone and teeth. The developer shall authorize
the deposit of any resources found on the project site in an
institution staffed by qualified paleontologists as may be determined
by the Planning Director. The contractor shall be aware of the
random nature of fossil occurrences and the possibility of a
discovery of such scientific and/or educational importance which
might warrant a long term salvage operation or preservation. Any
conflicts regarding the role of the paleontologist and/or recovery
times shall be resolved by the Planning Director.
3. Phase 3: Prior to occupancy of any buildings a paleontological monitoring report
shall be submitted to the Planning Director and the Carlsbad Historic Preservation
Commission. This report shall describe all the materials recovered and provide a
tabulation of the number of hours spent by paleontological monitors on the site.
South Carlsbad Coastal Redevelopment Plan
Program EIR -15-
”
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Significance Mer Mitigation
No significant impacts to cultural resources are anticipated with adoption and implementation of
the Plan and incorporation of the recommended mitigation measures.
2.2 Project Alternatives
The Project Alternatives presented in Section 7.0 of this document were provided as required by
Section 15126.6 of the California Environmental Quality Act (CEQA). Alternatives to the project
are provided to reduce potential significant environmental effects that may be associated with
adoption and implementation of the proposed Plan as well as feasible project alternatives. The
project alternatives discussed in this EIR include the “No Project,” as required by CEQA,
Alternative Financing and Changing the Project Area.
Although project alternatives are required to reduce potential environmental impacts associated
with a proposed project, there were no significant impacts identified with adoption and
implementation of the Plan. However, two additional project alternatives, in additional to the
required No Project, have been provided and evaluated in the EIR.
2.3 Areas of Controversy/Issues To Be Resolved
CEQA requires the EIR Summary to identifjl areas of controversy known to the lead agency,
including issues raised by public agencies, issues to be resolved including the choice among
alternatives, and how to mitigate potential significant effects. A copy of the NOPAnitial Study is
included as Appendix A of the EIR. Responses received to the NOPAnitial Study of issues or
concerns with adoption of the Plan are presented in Appendix B.
As much information as possible has been presented in the EIR regarding the public issues listed
above. Information such as the location of future development sites, whether or not the Agency
will need to acquire property, type of uses anticipated to occur on future development sites, etc.
are not known at this time. It is speculative at this time to determine land use densities and
number of residential units that would be developed on property acquired by the Commission.
Detailed project information will be available for further analysis at the time site specific projects
are submitted to the City of Carlsbad for approval. When a project is submitted for approval the
City will determine whether or not subsequent environmental evaluation as required by the CEQA
would be required.
South Carlsbad Coastal Redevelopment Plan
hogram EIR -16-
”
3.0 Project Description
3.1 Project Location and Boundaries
The project is located in the City of Carlsbad as shown in Exhibit 1, Regional Map. More
specifically, the South Carlsbad Coastal Redevelopment Project is located in the extreme western
area of the city as shown in Exhibit 2, Vicinity Map. The project area extends from the Encinas
power plant and the Aqua Hedionda lagoon along Carlsbad Boulevard to the southern city limits.
The project area totals approximately 513 acres. Exhibit 3 is an aerial photograph of the project
area showing the existing land uses within the project area as well as surrounding land uses. A
U.S.G.S. topography map showing the elevations throughout the project area is presented in
Exhibit 4. The existing elevations in the project area range from sea level to approximately 70
feet above sea level at the highest point.
3.2 Environmental Setting
The City of Carlsbad is located in the northwest section of San Diego County approximately 35
miles north of downtown San Diego and 90 miles south downtown Los Angeles. Carlsbad
comprises approximately 42 square miles of incorporated land and shares it borders with the cities
of Oceanside, Vista, San Marcos and Encinitas. Based on information fiom the State of
California, the City of Carlsbad had a population of approximately 77,600 people as of January I,
1999.’
The project area is urbanized and includes the Encina power plant, the outer Agua Hedionda
lagoon, agricultural land, Carlsbad Boulevard, vacant CALTRANS property, commercial uses
including a public storage facility, boarding kennels, Carlsbad State Beach and several residential
homes in the Ponto area.
The single largest private development in the project area is the Encina power plant. A brief
description of the plant is provided below.
Encina Power Plant
The Encina power plant is owned and operated by NRG Energy, Inc. The power plant was
previously owned and operated by San Diego Gas & Electric (SDG&E) who recently sold the
power plant to NRG Energy, Inc. Prior to SDG&E selling the power plant, the California Public
Utilities Commission (CPUC) prepared a Mitigated Negative Declaration for San Diego Gas and
Electric Company’s Divestiture of Electric Generating Assets. SDG& E was required to sell the
‘California State Department of Finance, Demographic Research Unit, Official State
Estimates, May 1999.
South Carlsbad Coastal Redevelopment Plan
Program EIR -17-
PACIFIC OCEAN \ \
~AN DIEGO COUNTY\
NO SCALE 1 ”
Regional Location Map
CULBERTSON. A”s &ASSOCUTeS
PLANNING CONSULTANTS EXHIBIT 1
LEGEND - - - - PROJECT AREA BOUNDARY - - - - NOT A PART
8 NO SCALE
CULBERTSON. ADAMS &ASSOCIATES
PLANNING CONSULTANTS
VICINITY MAP
EXHIBIT 2
* ~
SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN AERIAL PHOTOGRAPH CULBUTSON.A”S&ASSOClATE.s
?LANNINO CONSULTANTS EXHIBIT 3
U.S.G.S.TOP0 MAP
CULdESlTSON. hAhS & ASSOCIATES ?L*NNING CONSULTANTS EXHIBIT 4
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Encina power plant along with the South Bay power plant, 17 combustion turbines (CTs) as well
as several other electrical generating assets as a condition of the Commission’s approval of the
merger of SDG&E parent company, Enova Corporation, with Pacific Enterprises (Southern
California Gas Company) to form Sempra Energy. The Mitigated Negative Declaration will be
referenced as applicable throughout this Program EIR to present information and data relative to
the Encina power plant. A copy of the Mitigated Negative Declaration is on file with the City of
Carlsbad Planning Department for public review.
3.3 Project Description
The redevelopment project area was selected by the City of Carlsbad based on existing blighted
conditions within the project area. Existing blighted conditions include:
The Ponto area is characterized by mixed ownership of lots of irregular shape and size,
incompatible land uses, and impaired investments. Approximately fifty percent of the
buildings within this area are dilapidated or deteriorated. Many properties lack adequate
spacing for ingresdegress, on-site parking, and storage.
a The Encina power generating facility adjoins residential neighborhoods, beaches, the Agua
Hedionda Lagoon that are subject to the plant’s emissions and aesthetic impacts. The
200-foot tall facility is clearly visible from single-family homes, a public park and Carlsbad
state beach and is out of scale with the lower profile surrounding uses. Encina stores, uses
and releases hazardous materials on-site, in close proximity to environmentally sensitive
areas such as a park, lagoon, state beach, and residential neighborhoods.
The Project Area is also characterized with substandard public facilities that may be
addressed through implementation of the redevelopment program.
The proposed South Carlsbad Coastal Redevelopment Plan would have a life of 45 years from the
date of adoption. The Plan provides for the ability for the Commission to assemble property and
outlines debt limits, financing criteria, and a list of public improvement projects the Commission
may hnd in conjunction with the City of Carlsbad. More detailed information on the various
aspects of the Plan are discussed below.
Life of the Plan - The Plan would be in existence for 45 years from the date of adoption. The
Plan is scheduled for adoption in July 2000. Therefore, the Plan would be in effect until the year
2045.
Eminent Domain -The Plan includes the authority of the Commission to use eminent domain to
acquire and assemble property within the project area. The Commission would have the authority
to use eminent domain to acquire and assemble property during the first 12 years of the Plan.
Should the Commission wish to continue to have the authority to use eminent domain after
twelve years, the Plan would have to be amended to extend the authority to use eminent domain
South Carlsbad Coastal Redevelopment Plan
Program EIR -22-
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up to twelve additional years. Although the Plan provides the Commission with the authority to
use eminent domain, the Commission plans on using other means to acquire and assemble
property, with eminent domain being used only as a last resort.
Debt Limit -The Plan would allow the Department to incur additional debt throughout the life of
the Plan. The amount of bond debt that can be outstanding at any particular time during the life
of the Plan is $100 million.
Public Improvement Projects - Provided below is a list of public improvement projects that are
listed in the Plan that could, at the Commission's discretion, be funded should adequate revenue
become available. While the Commission is not required to fund the projects listed, the
Commission could fbnd all or a portion of the projects as revenue becomes available. The public
improvement projects included in the Plan include:
Drainage Facilities
1. Construct Master Drainage Plan facility BAA.
2. Construct the extension of Master Drainage Plan facility CA.
3. Construct Master Drainage Plan facility DA.
4. Construct the replacement 12' x 5' reinforced concrete box culvert under
5. Cannon Lake Water Quality Improvements-the existing lake bed will need major
southbound Carlsbad Boulevard at Encinas Creek.
improvements to maintain and improve the water quality for this lake.
Road Facilities
1. Construct the realignment of Carlsbad Boulevard from Manzono Drive to Avenida
2. Widen Carlsbad Boulevard from Cannon Road to Manzano Drive to meet the
Encinas to provide additional right-of-way for other potential uses.
standards established for Carlsbad Boulevard by the City of Carlsbad Circulation
Element.
3. Construct improvements to Palomar Airport Road, including widening and a new
bridge overcrossing the railroad tracks, from Avenida Encinas to Carlsbad
Boulevard to meet the City of Carlsbad Circulation Element standards for this
roadway section.
4. Construct the Ponto DrivdCarlsbad Boulevard frontage roads along the east side
of Carlsbad Boulevard adjacent to Lanakai mobile home park and adjacent to the
development north of Avenida Encinas to meet City roadway standards such as
curb and gutters, sidewalks, and street lights. Also construct the extension of
Ponto Drive to City standards that is presently a private road.
Carlsbad Boulevard in compliance with the City of Carlsbad Circulation Element.
5. Construct the Poinsettia Lane bridge and Poinsettia Lane from Avenida Encinas to
6. Construct the realignment of Carlsbad Boulevard.
South Carlsbad Coastal Redevelopment Plan
Program EIR -23 -
Water Distribution Facilities
1. Construct the up sizing of approximately 560 feet of 6" water line in Avenida
2. Replace approximately 2,500 feet of 10" water line along Carlsbad Boulevard
3. Construct approximately 3,350 feet of 12" water line along Carlsbad Boulevard
4. Construct approximately 2,500 feet of 10" water line along Carlsbad Boulevard
5. Construct approximately 1,500 feet of 12" water line along Poinsettia Land from
Encinas near Cannon Road to a 10" waterline.
north of Palomar Airport Road.
south of Palomar Airport Road.
south of Encinas Creek.
Avenida Encinas to Carlsbad Boulevard.
Sewer Facilities
1. Construct the Vista Carlsbad Sewer trunk line and lift station from Agua Hedionda
to the Encinas Treatment Plant.
2. Construct the Avenida Encinas gravity sewer line extension to eliminate existing
odor complaints.
3. Construct the Poinsettia Lane sewer relocation improvements along Poinsettia
Lane in conjunction with the Poinsettia Lane bridge widening project.
Housing; Programs
1. Housing set-aside finds will be invested into affordable housing rehabilitation and
development projects throughout the City.
3.4 The Intended Use of This Program EIR
The intended use of this Program EIR is threefold:
1. The proposed Redevelopment Plan meets the definition of "Project" according to the
CEQA Guidelines $1 5 180 and Public Resources Code $2 1090. Mer hrther
environmental review it was determined that adoption and implementation of the Plan
could have significant effects on the environment and an EIR would be prepared. This
Program EIR meets the CEQA Guidelines requirements for the preparation of an EIR for
this project as stated in Section 15 180.
2. This Program EIR meets the requirement of the Health and Safety Code $33352 (k)
whereby the Program EIR for the Redevelopment Plan is included as part of the report to
the legislative body and describes the existing environmental conditions in the project area,
assesses the potential environmental impacts that may be associated with the adoption and
South Carlsbad Coastal Redevelopment Plan
Program EIR -24-
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implementation of the proposed Redevelopment Plan and recommends mitigation
measures when required to mitigate potential significant impacts.
3. The Program EIR would be referenced in the future should the Commission utilize
eminent domain to acquire property within the project area or hnd the construction of
public improvement projects. While the Program EIR for the Redevelopment Plan need
only be as specific as the Plan itself, the adequacy of the coverage of the Program EIR as
to future public and private development activities and acquisition of property by eminent
domain would determine the extent to which those hture development activities may
require further environmental assessment. According to CEQA Guidelines 5 15 180(a), no
subsequent EIR's are required for individual components of a Redevelopment Plan unless
a subsequent EIR or supplement to an EIR will be required by 5 15 162 or 3 15 163 of the
CEQA Guidelines. Additional environmental review would be conducted by the City of
Carlsbad in compliance with CEQA in conjunction with all future Commission
sponsoredassisted development projects andor acquisitions of property for development
utilizing eminent domain. When required by CEQA, subsequent environmental
documentation would be prepared by the City of Carlsbad accordingly for each project.
3.5 Project Objective
The objective of the South Carlsbad Coastal Redevelopment Plan is to remove blight and increase
the economic viability of the project area. The proposed Plan would allow the Commission to
work with the City of Carlsbad to accomplish this objective by: 1) assisting the City in
constructing some or all of the public improvement projects listed in the Plan to benefit the
project area and the City; and 2) providing a variety of funding sources for use by the
Commission to allow the Commission the option to fund projects which can reduce or eliminate
blight, provide additional low and moderate income housing and improve the economic viability
of the project area.
The major goals of the South Carlsbad Coastal Redevelopment Plan are to: eliminate physical
blight; create new employment opportunities; improve recreational facilities; mitigate
environmental impacts of the Encinas power plant; encourage uniform and consistent land use
patterns; encourage private commerciallresidential rehabilitation; and encourage development and
capital investment. The tools of the Plan, including the use of tax increment revenue to assist the
private sector and listing public improvement projects, can be used by the Commission to meet
the goals of the Plan.
Specifically, the Plan is intended to achieve the following goals:
e Eliminate blight and environmental deficiencies in the Project Area.
e Assemble land into parcels suitable for modern, integrated development with improved
pedestrian and vehicular circulation in the Project Area.
South Carlsbad Coastal Redevelopment Plan
Program EIR -25-
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a Replan, redesign, and develop properties which are stagnant or improperly utilized.
a Increase, improve, and preserve the community’s supply of housing affordable to very
low, low, and moderate income households.
a Develop new beach and coastal recreational opportunities.
a Facilitate the redevelopment of the Encina power generating facility to a smaller, more
efficient power generating plant.
0 Fund the Carlsbad Boulevard realignment which will yield excess property that could
facilitate expansion of the Carlsbad State Beach campgrounds and other recreational
facilities.
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a Retain as many existing businesses as possible by means of redevelopment and
rehabilitation activities.
a Enhance commercial and recreational functions in the Project Area.
a Strengthen the economic base of the Project Area and the community by the installation of
needed on- and off-site improvements to stimulate new commercialhndustrial expansion,
employment, and economic growth.
a Increase parking and open space amenities.
a Implement performance criteria to assure quality site design environmental standards to
provide unity and integrity to the entire Project Area development.
south Carlsbad Coastal Redevelopment Plan
Program EIR -26-
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4.0 Environmental Setting, Project Impacts, Mitigation Measures and Significance
After Mitigation
4.1 Land Use
4.1,l Environmental Setting
The project area is comprised of existing residential, commercial and industrial development,
roadways, agricultural land, State beach and open space. The types of existing land uses within
the project area include the Encinas power plant, the outer portion of the Agua Hedionda lagoon,
Carlsbad Boulevard, a private public storage facility, approximately six residential homes, vacant
CALTRANS property, South Carlsbad State Beach and agricultural land. Surface level
photographs of the existing land uses in the project area are shown in Exhibits 5, 6, 7 and 8. A
photo key map showing the locations of the photographs is presented in Exhibit 9.
" The City of Carlsbad General Plan Land Use Map guides development within the city. The
existing land use designations for the project area are shown in Exhibit 10. As shown the land use
designations include OS (Open Space), U (Public Utilities), T-R (Travemecreation Commercial),
PI (Planned Industrial), and RMH (Residential Medium High Density). The types .of uses allowed
by each of the land use designations is discussed below.
Open Space: The uses allowed in open space include existing parks and special resource
areas. The Open Space and Conservation Element of the General Plan divides the broad
definition of open space into the following five categories:
a. Open Space for Preservation of Natural Resources
b. Open Space for Managed Production of Resources
c. Open Space for Outdoor Recreation
d. Open Space for Aesthetic, Cultural and Educational Purposes
e. Open Space for Public Health and Safety
The Parks and Recreation Element delineates three categories of park land for
development in open space areas including community parks, special resource areas and
special use areas. Community parks are intended to provide diversified activity, both
active and passive to meet the broader recreational needs of several surrounding
neighborhoods.
Public Utilities: Primary fknctions include such things as the generation of electrical
energy, treatment of waste water, public agency maintenance storage and operating
South Carlsbad Coastal Redevelopment Plan
Program EIR -27-
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Looking east from the
Ponto Drive frontage road
1. >\
a..
W
Looking west from a drive-
way along Ponto Drive
I I
South Carlsbad Coastal Redevelopment Plan
EXHIBIT 5
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Looking east from a drive-
way along Ponto Drive
Looking east from a drive-
way along Ponto Drive
Looking north into a drive-
way along Ponto Drive
South Carlsbad Coastal Redevelopment Plan
EXHIBIT 6
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Looking southeast from the
Ponto Drive frontage road
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Looking west along Ponto
Drive as it curves north
into a frontage road
Looking east from the onto
Drive frontage road
South Carlsbad Coastal Redevelopment Plan
EXHIBIT 7
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Looking northwest from
Cannon Road
Looking wes )t from Cannon
Road
South Carlsbad Coastal Redevelopment Plan
EXHIBIT 8
SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN PHOTO KEY MAP
EXHIBIT 9 CULBERTSCU.ADAMS&hSOCIATES
ILANNING CONSULTANTS
L
GENERAL PLAN
&& i ......... ,"*.....="'r os .......... ............. .......... .......... -..a .. -. .......... " - . I . , . . , . . ..........
?UNNINC CONSULTANTS
SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN GENERAL PLAN LAND USE MAP
EXHIBIT 10
facilities, or other primary utility fbnctions designated to serve all or a substantial portion
of the community.*
TraveVRecreation Commercial: This category addresses commercial uses that provide for
visitor attractions and commercial uses which serve the travel and recreational needs of
tourists, residents as well as employees of business and industrial centers. Often such sites
are located near major transportation corridors or recreational and resort areas such as
spas, hotels, beaches or lagoons.’
Planned Industrial: Planned Industrial land uses include those areas currently used for,
proposed as, or adjacent to industrial development, including manufacturing, warehousing,
storage, research and development and utility uses. Agricultural and outdoor recreation
uses on lots of one acre or more are considered to be a proper interim use for industrially
designated areas.‘
Residential Medium High Density: This land use designation allows the development of
urban multiple residential areas characterized by one and two-story condominium or
apartment developments 8- 15 dwelling units per acre.
The existing zoning designations for land in the project area are shown in Exhibit 1 1. As shown
the existing zoning includes Open Space (OS), Public Utility Zone (P-U), Commercial-Tourist
Qualified Development Overlay Zone (C-T-Q), Residential Density-Multiple Zone Qualified
Development Overlay Zone (RD-M-Q) and Beach Overlay Zone.
Local Coastal Program (LCP)
Approximately one-third of the City of Carlsbad is located within the Coastal Zone. The 1976
Coastal Act created the mandate for preparation of Local Coastal Programs and established the
following goals:
1. Protect, maintain, and where feasible, enhance and restore the overall quality of the
Coastal Zone environment and its natural and man-made resources.
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2. Assure orderly, balanced utilization and conservation of Coastal Zone resources
taking into account the social and economic needs of the people of the State.
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’Ibid
’City of Carlsbad General Plan Land Use Element, page 18.
‘Ibid
South Carlsbad Coastal Redevelopment Plan
Program EIR -34-
s SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN
culsmwrr.AMw&AsIoclAlEs ZONING MAP EXHIBIT 11 PLANNING CONSULTANTS
3. Maximize public access to and along the coast and maximize public recreational
opportunities in the Coastal Zone consistent with sound resource conservation
principles and constitutionally protected rights of private property owners.
4. Assure priority for coastal-dependent development over other development on the
coast.
5. Encourage State and local initiatives and cooperation in preparing procedures to
implement coordinated planning and development for mutually beneficial uses,
including educational uses, in the Coastal Zone.'
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Carlsbad's Local Coastal Program is consistent with the General Plan, but it is a separate
document containing separate land uses policies and implementation measure which must also be
compiled within addition to the General Plan. The City is separated into six segments and each
segment is regulated by a separate LCP. The proposed project area is located in the Agua
Hedionda and Mello I1 segments as shown in Exhibit 12,
The City of Carlsbad adopted a Local Coastal Program in July 1996. The California Coastal
Commission certified the LCP in October 1996. The LCP incorporates all six coastal segments in
the city within one single document. A brief discussion of the Agua Hedionda and Mello I1 LCP
segments is provided below:
Agua Hedionda:
The Agua Hedionda LCP includes the Agua Hedionda lagoon and land surrounding the
lagoon including the Encinas power plant. The land use plan of the Agua Hedionda LCP
was adopted on May 18, 1982. The lagoon comprises approximately 230
acres of water surface, upland marsh and wetland area. The lagoon extends approximately
1.7 miles inland from the coast and consists of three distinct areas:
a. Outer lagoon - comprising 66 acres of water used as a cooling water
source for the Encinas power plant, formerly the San Diego Gas & Electric
(SDG&E) power plant.
passive recreation uses.
for active recreation activities. Additional wetland area, containing
environmentally sensitive habitats are located at the extreme eastern end of
the lagoon.
b. Middle lagoon - comprising 27 acres of water surface used principally for
c. Inner lagoon - comprising approximately 140 acres of water surface used
'City of Carlsbad Local Coastal Program 1996, page 1.
South Carlsbad Coastal Redevelopment Plan
Program EIR -36-
AGUA HEDIONDA LAGOON
WEST BATlQUlTOS LAGOON
EAST BATlQUlTOS LAGOON
"""1 PROJECT BOUNDARY
NOT A PART 1"""
LCP SEGMENT BOUNDARIES
CULBERTSON, ADAMS &ASSOCIATES EXHIBIT 12
PLANNING CONSULTANTS
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Originally the lagoon was an increasingly restricted salt water marsh, the result of
accumulated sedimentation and the absence of tidal flushing. Between 1952 and 1954
SDG&E removed approximately 3 10,000 cubic yards of sediment fiom the lagoon
restoring the lagoon to an average depth of 10 feet and opening the lagoon mouth to
permanent tidal flushing.
The portion of the Agua Hedionda LCP within the boundary of the proposed South
Carlsbad Redevelopment Plan includes the outer portion of Agua Hedionda lagoon, the
power plant and the 45-acre parcel of land east and adjacent to the fieeway. Although the
City has adopted this LCP, it has not adopted the implementing ordinance. Therefore,
development within the Agua Hedionda LCP must be approved by the Coastal
Commission.
The land uses designated by the Agua Hedionda LCP for the land within the
redevelopment project area is the same as designated by the City of Carlsbad General Plan
Land Use Element which is Open Space, Public Utilities and TraveVRecreational uses.
Mello 11:
This LCP includes the portion of the project area located south of the Encinas power plant
along Carlsbad Boulevard to Batiquitos Lagoon. Existing land uses within this portion of
the project area include Carlsbad Boulevard, vacant land, commercial and residential units
in the Ponto area and the State beach.
Airoort Influence Area
A portion of the project area is included in the influence area associated with aircraft operations at
the McClellan-Palomar Airport. Exhibit 13 shows the portion of the project area within the
airport influence area. As shown in this exhibit only the central portion of the project area is
located in the influence area of the airport. The influence area includes that area of noise levels
greater than 60 CNEL associated with landings and takeoffs at the airport.
The City has prepared a Comprehensive Land Use Plan for the McClellan-Palomar Airport which
is a long-range master plan for the airport. The airport's current annual operation of
approximately 235,000 aircraft is expected to increase to the airport's ultimate build out condition
of approximately 334,000 aircraft. In general, land in the immediate vicinity of the airport or
under the take off or landing approach is subject to noise levels which are unsuitable for
residential development, schools, hospitals and other similar noise sensitive uses.
South Carlsbad Coastal Redevelopment Plan
Program EIR -3 8-
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Environmentallv Sensitive Lands
Open space lands which are constrained or prohibited from development including beaches,
lagoons, wetlands, other permanent water bodies, riparian habitats and steep slopes. The
designated environmentally sensitive lands in the project area include: Agua Hedionda lagoon; the
area generally bound by Cannon Road on the north, the NCTD railroad tracks on the east,
Carlsbad Boulevard on the north and Palomar Road on the south; and the open space area
between the north and south bound travel lanes of Carlsbad Boulevard.
Growth Management Plan
The City developed a Growth Management Plan and was ratified by the City voters in November
1986. The Growth Management Plan establishes performance standards for eleven public
facilities (city administration, library, wastewater treatment, parks, drainage, circulation, fire, open
space, schools, sewer collection and water distribution).
As part of the City's Growth Management Program a dwelling unit limitation was established for
each of the four quadrants in the City. To ensure that residential development through buildout of
the City does not exceed the quadrant limits Growth Management Control Points were
established for each of the residential land use density ranges. The City shall not approve any
residential development at a density that exceeds the Growth Management Control Point of the
applicable density range without making specific findings6
The residential land use within the project area is located in the Ponto area and is designated as
Residential Medium High (RMH) with a density range of 8-1 5 dwelling units per acre and a
Growth Management Control Point of 1 1.5 units per acre.
Encinas Power Plant
The Encinas Power Plant is located on a 671-acre site. While SDG&E owns 291 acres, NRG,
Inc. owns the remaining 380 acres, including the power plant facility itself along with supporting
facilities. The Encinas power plant includes power generation facilities, fuel tanks, a switch yard,
machine shop, and related facilities on approximately 95 acres south of the Agua Hedionda
lagoon. The outer portion of Agua Hedionda lagoon provides a source of cooling water for the
power plant. The outer lagoon also serves as a sea bass fish hatchery and a mussel farm.
6Final Master Environmental Impact Report for the City of Carlsbad General Plan Update,
March 1994, page 5.6-6,7.
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Program EIR -40-
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4.1.2 Project Impacts
The threshold criteria for determining whether or not adoption of the proposed Plan would have a
significant impact on land use is determined by two factors: 1) the policy content of the plan, and
2) the impacts resulting from land use locations and intensitieddensities. The adoption and
implementation of the Plan would have potentially significant impacts if it:
1. Conflicts with established regional plans and the airport master plans;
2. Establishes uses that have a severe effect on the public’s health, safety and welfare;
3. Represents a substantial change in the design character and form, and/or mix or
4. Establishes less than 15 percent of the total land area, exclusive of environmentally
arrangement of uses in the City, or
constrained non-developable land, as permanent open space.
City of Carlsbad General Plan
Adoption and implementation of the Plan would not change the existing land use or zoning
designations for those properties within the project area because the Plan incorporates the existing
City of Carlsbad General Plan by reference. Therefore, the existing land use designations would
remain throughout the life of the Plan, or as amended by the City in the future from time to time.
In addition to complying with applicable land use and zoning designations, all future projects
would have to comply with and be consistent with the various elements of the General Plan as
well as all applicable goals and policies of each element of the General Plan. All projects, when
submitted to the City of Carlsbad Planning Department for approval would be reviewed for
compliance and consistency with the various elements and policies of the General Plan.
The proposed Plan, if adopted, is anticipated to encourage development of projects within the
project area much sooner than if the Plan is not adopted. The ability of the Commission to:
1) provide financial incentives, 2) acquire and assemble property; 3) provide hnding for public
infiastructure improvements; 4) use redevelopment funds to rehabilitate and upgrade existing
buildings in the project area; 5) provide additional low and moderate income housing, etc. is the
impetus needed for private andor public projects to proceed and move forward to reduce blight
and improve the economic viability of the project area. As has occurred in the past and is
presently occurring, neither the private nor public sectors acting alone are able to upgrade and
improve the economic viability of the project area.
The adoption of the South Carlsbad Coastal Redevelopment Plan is anticipated to have positive
land use impacts by encouraging the Commission and the private community to reduce blight,
upgrade buildings to meet current building codes and improve the aesthetics and economic
viability of the project area. The improvement of blighted property in the project area due to
redevelopment would have positive land uses impacts to the community as a whole. Adoption of
the Plan may facilitate funding and implementation of listed infrastructure improvements that
South Carlsbad Coastal Redevelopment Plan
Program EIR -41-
implement the General Plan and will augment the ability to provide expanded recreational
facilities.
The rehabilitation and remodeling of existing blighted buildings, construction of new buildings and
increased property values with subsequent tax increment to the Commission from the project area
would have positive land use impacts for the City of Carlsbad. Some existing buildings need to be
upgraded to comply with current building codes and other structural improvements may needed as
well as painting, landscape maintenance, minor repairs, and improved signage. Implementation of
the Plan would allow the Commission to assist property owners with improving the project area
both physically and economically.
The Commission may acquire blighted properties and/or incompatible uses and assemble property
for development. The Commission can demolish blighted buildings and construct new buildings in
their place. This type of activity and participation by the Commission can significantly improve
the aesthetics and economic viability of the project area as well as improve land use compatibility.
The rehabilitation of existing buildings or demolition of blighted buildings and construction of new
buildings could significantly improve the compatibility of land uses within the project area among
existing and future land uses.
The development of projects through the efforts and assistance of the Commission could lead
indirectly to secondary environmental impacts. Although development would reduce blight and
improve the economic viability of the area, additional development could reduce open space,
increase the need for public services and utilities, increase traffic, air emissions, noise, etc.
Although the project area is urbanized and developed there are vacant and/or underutilized
parcels that if developed would reduce open space and increase the demand for public services
and utilities. The potential for land use impacts to surrounding land uses due to new development
would depend upon the type of new development, and design and compatibility of the project
with adjacent land uses. These site specific environmental effects would be identified and
evaluated at the time site specific development plans are submitted to the City for approval.
The adoption and implementation of the Plan could encourage additional development in the
project area sooner than anticipated. The Plan allows the Agency to assist the private sector to
eliminate blight in the project area. The Commission can work with the private sector to provide
assistance towards redevelopment that could occur much sooner than without assistance and
participation by the Commission. From a land use standpoint the Plan could encourage
development of existing vacant parcels consistent with the general plan, including recycling
existing land uses consistent with the general plan and compliance with current building codes.
Upgrading existing structures to current building codes, current architectural and design
guidelines would have positive land use impacts.
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Local Coastal Programs
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Future development in the project area would have to comply and be consistent with the
applicable Agua Hedionda and Mello I1 LCP. While the Plan does not include the development of
any private projects all fbture development must be consistent with and be in compliance with the
applicable local coastal program.
The public improvement projects listed in the Plan would also have to comply with the respective
LCP. Each public improvement project would be reviewed by the City for consistency with the
respective LCP prior to construction.
Aimort Influence Area
The Plan does not propose any uses that would directly impact the continued operation of the
McClellan-Palomar Airport. Future development within the project area would have to be
consistent with the City’s General Plan as well as McClellan-Palomar Airport Use Master Plan.
The land uses designated for the portion of the project area within the influence of the McClellan-
Palomar Airport would not impact airport operations and are consistent with the airport master
plan.
Environmentallv Sensitive Lands
The Plan does not propose any projects or development that would impact or change any
environmentally sensitive lands. Any fbture public improvement projects or private development
projects that are proposed within the project area would have to be consistent with and comply
with the General Plan and its implementing criteria to protect any environmentally sensitive land
and habitat.
Growth Management Plan
The Plan does not propose to develop or construct any residential housing. The Plan does require
the Commission to set aside at least 20 percent of the tax increment collected fiom the project
area to increase, improve or preserve low and moderate income housing. Any new low and
moderate income housing assisted by the Commission would have to be in compliance and
consistent with and the City’s Growth Management Plan.
Encinas Power Plant
The adoption of the Plan would not change any existing land use designations presently associated
with the power plant. The P-U zoning regulations for the power plant also specifjl that “No
building permit or other entitlement for any use in the P-U zone shall be issued until a precise
development plan has been approved for the property.” The Plan does not include or propose a
precise development plan for the site; however, adoption of the Plan may facilitate the
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Program EIR -43-
redevelopment of the Encina power plant to a smaller more efficient facility which may provide
for enhanced land use compatibility with the residential and recreational uses in the vicinity. As
no land use changes are proposed for the Encinas power plant as part of the Plan, the adoption
and implementation of the Plan would not result in any land use impacts related to the Encinas
facility.
Conclusion
Since the proposed South Carlsbad Coastal Redevelopment Plan does not directly propose any
development or change of existing land uses, the adoption and implementation of the Plan would
not have any direct significant land use impacts based on the land use threshold criteria.
Indirectly, however, the Plan would give the Commission the authority to acquire and assemble
property and other means to assist the private sector with development including demolishing
existing buildings, constructing new buildings, and improving the aesthetics of the project area.
From an indirect stand point the adoption of the Plan would have positive land use impacts by
providing the Commission the means necessary to assist the private sector with upgrading and
improving the project area.
4.1.3 Mitigation Measures
Since there have not been any significant land use impacts identified with adoption of the Plan, no
mitigation measures are recommended.
4.1.4. Significance After Mitigation
No unavoidable adverse land use impacts are anticipated with adoption and implementation of the
Plan.
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4.2 Geology/Soils
4.2.1 Environmental Setting
The existing topography throughout most of the project area is generally flat. However, there is
some change in elevation from the west project boundary along the ocean to the eastern project
boundary. The existing elevations in the project area range from sea level along the west project
boundary to approximately 60 feet above sea level along the eastern boundary.
Soils
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The U.S. Soil Conservation Service has divided the County of San Diego soil survey area into
four major physiographic provinces: coastal plains, foothills, mountains and desert. The City of
Carlsbad is located within the Coastal Plains and Foothills provinces.
The San Diego soil survey area has been divided into approximately 70 soil series assigned to
eight soil groups. Soil associations are usehl for developing a general idea of the soils in an area
and for determining the value of an area for certain uses (such as watershed, wildlife habitat,
recreational uses, agriculture, or development). The project area consist of Marina-Chesterton
soils which are considered somewhat excessively drained to moderately well-drained loamy coarse
sands and fine sandy loams that have a subsoil clay over a hardpan with 2 to 15 percent slopes.
The geotechnical characteristics of the soils within the project area are identified below:
Expansive Soils
Soils that tend to expand substantially when they become saturated with water are referred to as
expansive soils. These “expansive soils” can cause considerable damage to a structure if
preventative measures are not taken. The soil types present in the project area are not considered
expansive soils.
Compressive Soils
Soils that are considered compressible are relatively young and have not had time to consolidate.
Compressible soils may settle after wetting or after a load, such as a structure or fill soils, is
placed on them. If a relatively large area settles at the same time and at the same rate the
settlement may not be noticed or have detrimental effects. When an area settles unevenly it may
cause severe distress to the structure. Compressible soils are generally located in the main
canyons of Carlsbad and in the majority of smaller, tributary canyons containing alluvial and/or
colluvial soils, none of which are located in the project area.
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Erodibility
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Erosion is a normal geologic process whereby earth materials are loosened, worn away,
decomposed or dissolved, removed fiom one place and transported to another, sometimes many
miles away fiom their source. Precipitation, running water, waves, temperature and winds are all
agents of erosion. There are three main erosion problems in the City. They are: (1) accelerated
erosion in soft rock soils; (2) siltation of the lagoons; and (3) beach and sea cliff erosion. In
Carlsbad, most of the soils have severe erodibility limitation, with the exception of the Salinas-
Corralulas, Diablo-Altamont and Diablo- Las Flores Associations whose limitations are low to
moderate.' The project area consist of Marina - Chesterton soils which are susceptible to erosion.
Landslides
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A landslide is the movement of earth materials down a hillside or steep slope area. Landslide
problems usually occur when a hillside is over steepened, the support at the base is moved,
additional material or fill is loaded onto the hillside or water saturates into the slide mass.
Landslide problems are more prone to occur when the slope contains out-of-slope bedding or
planner bedrock units that are dipping or inclined out-of-slope. Landslide areas in Carlsbad are
mainly found on the north-facing slopes along creek channels.
Seismic Characteristics
Southern California has and will continue to be significantly impacted by damaging earthquakes.
Several faults within southern California have the potential to generate earthquakes that will cause
strong ground motions. Each of these potential earthquakes will affect the City of Carlsbad
differently, depending upon the distance the earthquake is fiom the City, size and rupture
mechanisms of the earthquake and local geologic conditions. Some of the faults in this region are
more likely to cause an earthquake than others.
The project area, as with the City of Carlsbad and southern California generally, is subject to
seismic activity due to the presence of active and potentially active faults throughout southern
California. The City of Carlsbad planning area lies in a region where numerous faults are capable
of generating moderate to large earthquakes.
Based on current geologic knowledge, there are no known active or potentially active faults
located within the city limits. There are no Special Study zones identified within the City by the
State Geologist based on information in the Geotechnical Hazards Analysis and Mapping Study
(1992) and none are expected. The closest known active fault is the Rose Canyon Fault Zone
located approximately 3 to 4 miles offshore. On the basis of existing geotechnical information,
'City of Carlsbad General Plan Update Final EIR, March 1994, page 5.1-5
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approximately 85% of land within the City could be utilized for urban activity following routine
geotechnical investigations of individual development sites. About 15% of land within the City
has geologic conditions which would require that detailed geotechnical investigations be
conducted at individual development sites to determine feasibility for urban use.*
PRIMARY EFFECTS
Primary effects are caused by movement along an active fault. These movements can be sudden
and severe as in an earthquake, or slow and imperceptible as in fault creep. Movement on a fault
can be horizontal, vertical or a combination of both. Geologists have estimated that the maximum
earthquake magnitude that is likely to occur in a 100-year period on the Rose Canyon Fault is 6.9
on the Richter scale. This size earthquake is considered a moderate earthquake. Ground rupture
is not considered a hazard in Carlsbad.'
SECONDARY EFFECTS
Secondary effects pertinent to the project area include liquefaction, lurch cracking, lateral
spreading, local subsidence of soils, landslides, vibrational damage, seiche, tsunami and regional
subsidence and uplift. A discussion of each secondary effect is provided below.
Tsunamis ands Seiche
A tsunami is a sea wave generated by a submarine earthquake, landslide or volcanic eruption. A
seiche is a series of wave oscillations in a body of water and can be compared to the waves
generated in a pan of water when it is rocked. Seiches could occur in the Carlsbad lagoons,
although they probably would not affect areas 5 to 10 feet above the water level.
Liquefaction
Liquefaction is a process whereby strong earthquake shaking causes sediment layers that are
saturated with groundwater to lose strength and behave as a fluid. This subsurface process can
lead to near-surface or surface ground failure that can result in property damage and structural
failure. Groundwater saturation of sediments is required in order for earthquake induced
liquefaction to occur.
There are limited areas in the City which are considered potentially subject to liquefaction. The
areas subject to liquefaction within the project area include the areas in and around the lagoons
and the areas along the beaches.
'City of Carlsbad General Plan, Public Safety Element, page 2.
9City of Carlsbad General Plan Update Final EIR, March 1994, page 5.1-9.
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Lurch Cracking
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Lurch cracking is the development of all types and sizes of fissures in the ground due to motion
during an earthquake. The areas within the project area potentially subject to lurch cracking
include those areas in and around lagoons and along the beaches.
Lateral Spreading
Lateral spreading is the movement of loose soils over low-angle slopes into open areas during an
earthquake. The alluvial areas in and around lagoons and along the beaches west of El Camino
Real are subject to lateral spreading.
Local Subsidence
Local subsidence can occur during an earthquake when water is driven out of saturated soils
causing them to become more compact. The areas within the project area potentially subject to
subsidence include those areas in and around lagoons and along the beaches.
Landslides
Landslides can result from ground shaking during an earthquake. Failures are common in old
landslides and over steepened slopes such as road cuts, building sites, sea cliffs and stream-cut
canyons. Landslides are mainly found along north-facing slopes along creek channels and in
granite and metavolcanic rocks where weathering has created deep soils. With the technology
available today, most landslides can be mitigated to the point where the chances of failure are very
small." The areas of the project area potentially subject to landslides would be the sea cliffs along
the western project boundary.
Regional Subsidence and Uplift
Regional subsidence and uplift during an earthquake are caused by differential vertical movement
along an active fault. This occurs over large areas, and the amount of subsidence or uplift is
usually on the order of a few inches to a few feet. It is generally not possible to assess the hazard
to individual locations, however, the City can be expected to respond as a unit. Therefore, this
phenomenon is not considered to be a hazard in the City of Carlsbad."
*'City of Carlsbad General Plan Update Final EIR, March 1994, page 5.1-1 1
"Final Master Em City of Carlsbad General Plan Update, March 1994, page 5.1-1 1
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Soil Erosion
Twenty-two soil series have been identified in the Carlsbad planning area. Potential limitations or
hazards associated with some of the soils include wind and water erosion which can cause dust
generation and erosiodsiltation in and adjacent to these areas.
Encinas Power Plant
The Encinas power plant is located primarily on a relatively level marine terrace at an elevation
ranging fiom 20 to 40 feet. The power plant is situated on Pleistocene-aged marine terrace
deposits consisting of inter stratified sand and silt. Facilities on property located along the margin
of the Agua Hedionda lagoon are underlain by Holocene-aged alluvium consisting of inter
stratified silt, sand and clay (including estuarine deposits), Holocene-aged each deposits consisting
of sand and cobbles, Pleistocene-aged marine terrace deposits, and Eocene-aged Santiago
Formation (Tan and Kennedy, 1996).’*
Local Coastal Programs
The LCPs for the Mello I1 and Agua Hedionda provide criteria to protect development and
protect existing earth resources in the coastal zone. All development must meet and comply with
the applicable requirements in each respective LCP associated with regards to soil and erosion
protection.
4.2.2 Project Impacts
The threshold criteria for determining significant impact on geology/soils is based on whether or
not the adoption and implementation of the Plan would:
1. Trigger or accelerate geologic processes such as landslides or erosion.
2. Disturb or adversely affect unique geologic features of unusual scientific value for
3. Require grading or construction that would cause displacements, compaction,
study or interpretation.
exposure or over covering of soil such that project development poses a
reasonable probability of damage, endangerment, or other hazard to on-or off-site
building or structures by ground or soil failure.
hazards.
4. Expose people to unacceptable risk due to the presence of geologic, seismic or soil
‘%litigated Negative Declaration San Diego Gas and Electric Company’s Application No. 97-
12-039 Proposal for Divestiture, Section 4.3, page 2.
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The adoption and implementation of the Plan would not result directly in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects and/or assist property owners with private
development in the project area. Therefore, the Plan, if adopted, would not result in any
grading, construction, compaction or over covering of the soil resulting in any soil impacts.
However, indirectly, the Plan would allow the Commission to participate financially in the
construction of the public improvement projects listed in the Plan as funds become available. The
Plan would also allow the Commission to participate financially with the private development
community to rehabilitate or demolish existing buildings and construct new buildings. Adoption
of the Plan would indirectly allow the Commission to participate in developing projects which
would result in grading, construction and over covering of the soil.
The Commission can assist the City in the construction of the public improvement projects listed
in the Plan as tax increment funds become available. The construction of the public improvement
projects listed in the Plan could have both short and long-term soils and geologic impacts. The
potential impacts could include changes in topography due to grading and trenching, short-term
soil erosion impacts due to wind and rain, and liquefaction. Similar soils and geology impacts
could also occur with construction and development of private projects. The potential geology
and soils impacts associated with construction of the public improvement projects listed in the
Plan andor private development projects in general are discussed below:
Topography
The construction of the public improvement projects listed in the Plan would require grading and
a change of the existing topography. The construction of Carlsbad Boulevard may require
significant amounts of grading depending upon the final alignment and elevations. The
realignment of Carlsbad Boulevard could result in significant elevation changes to the existing
roadway. Construction of some of the other public improvements projects in the Plan could also
result in changes in existing elevations. The significance of the changes due to grading and
construction is not known at this time since specific plans for the public improvement project are
not available. Construction of most of the public improvement projects listed in the Plan would
not result in a significant amount of grading or changes in topography. The projects listed in the
Plan include public improvement projects that would restore topography to existing elevations
once the projects are completed.
The Plan is anticipated to encourage new private development within the project area. New
development would, in all likelihood, result in changes to existing topography due to grading and
construction. Since there are no private development projects listed in the Plan an analysis of
potential impacts due to grading, trenching and construction is speculative at this time. Potential
soils and geologic impacts due to grading and construction would be evaluated at the time private
development projects are submitted to the City for approval.
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Soils
”...
Based on existing information the subsurface soils in the project area appear to be adequate to
support the construction of the public improvement projects in the Plan as well as private
development allowed by the general plan. A soils and geotechnical report would be required to
be prepared and submitted to the city for all projects that require grading. The soils and
geotechnical report would identi@ the types of existing soils present and whether or not the soils
could adequately support the type of development proposed. Based on the types of soils present
in the project area and the development allowed by the general plan, it is anticipated that existing
soils have the ability to support hture development without any significant adverse soil impacts.
Geologic Hazards
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Future public and private development in the project area would be exposed to the same geologic
hazards and seismic activity that exists for all development projects independently of the adoption
of the Plan. The adoption of the Plan would not change the existing exposure to geologic hazards
in the project area. While the adoption of the Plan may encourage new development sooner than
the private sector acting alone, all new development or remodeling projects would be exposed to
the same geologic hazards independently of the adoption of the Plan. The adoption of the Plan
would not result in any significant geologic hazards to future public or private development in the
project area.
Tsunamis and Seiche
Since the beach area is subject to tsunamis and the lagoons subject to seiches, future development
in the immediate vicinity of either the beach or Agua Hedionda lagoon would be exposed to
tsunamis and seiche. As a result development could be significantly impacted by either a tsunami
or seiche. The city would require that all standard precautionary measures to reduce and
minimize impacts associated with a tsunami or seiche are incorporated into projects as applicable.
Liquefaction
Development in the project area adjacent to either Aqua Hedionda or Batiquitos lagoons could be
impacted by liquefaction. The construction of public improvement projects along the beach could
be subject to liquefaction since these are known areas of liquefaction potential. Future
development in the areas known to have liquefaction potential would have to incorporate site
specific measures when required by the city to reduce or eliminate liquefaction potential.
For those projects that require grading, trenching or excavation, a soildgeotechnical report
addressing potential liquefaction impacts would have to be submitted to the city prior to the
issuance of grading or building permits. The City of Carlsbad routinely reviews geotechnical
reports for projects, both public and private, and makes a determination whether or not corrective
measures must be incorporated to reduce or minimize potential liquefaction effects. The
South Carlsbad Coastal Redevelopment Plan Program EIR -5 1-
incorporation of city required measures to reduce potential liquefaction impacts would minimize
potential liquefaction impacts associated with public and private projects.
Lurch Cracking
Future development in the project area adjacent to either Agua Hedionda or Batiquitos lagoons or
the beach would be subject to impacts associated with lurch cracking. Future development in
these areas would be evaluated for lurch cracking potential at the time projects are submitted to
the City of Carlsbad for approval. If identified to be significant measures would be incorporated
into the project to reduce or eliminate lurch cracking.
Lateral Spreading
As with lurch cracking, fbture development in the project area in the areas adjacent to Agua
Hedionda or Batiquitos lagoons or the beach would be subject to lateral spreading. Future
development in these areas would have to be evaluated for lateral spreading potential at the time
projects are submitted to the City of Carlsbad for approval. If lateral spreading is identified to be
significant measures would have to be incorporated to reduce or eliminate lateral spreading.
Local Subsidence
Local subsidence is found in the areas in and around Agua Hedionda and Batiquitos lagoons and
the beach. Future development adjacent to these areas would have to be evaluated for potential
local subsidence and incorporate measures to reduce or eliminate lateral subsidence if significant.
Landslides
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The portion of the project area subject to landslides is along the western project boundary and
includes the sea cliffs. The sea cliffs are located in an area designated by the general plan as open
space and as a result no development is proposed for this area. There are no other areas within
the project area that are subject to landslides.
Subsidence
As indicated previously the areas within the project area subject to subsidence includes those
areas around lagoons and the beach. Future development in the project area adjacent to either
Agua Hedionda or Batiquitos lagoons or the beach could be subject to subsidence. The city
would require the preparation of a soils and geotechnical report associated with development in
the vicinity of these areas to determine whether or not the project would be impacted by
subsidence. If the city determines a project would be impacted by subsidence measures to
minimize or eliminate the impact would be incorporated into the project.
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Slope Stability
The only portion of the project area that could have slope stability concerns is the sea cliffs along
the extreme western project boundary. Since this area is designated as open space by the City of
Carlsbad General Plan no development is allowed. Therefore, the adoption and implementation of
the Plan would not have any slope stability impacts.
Soil Erosion
Soil erosion due to wind and water could occur during construction of both public and private
projects. The effects of potential wind and water erosion during construction would include the
generation of dust due to wind and soil erosion and siltation due to rain. Depending upon the
project, length of construction and measures incorporated into the project to reduce and minimize
erosion impacts due to erosion of soil could be significant.
The city requires all projects to provide soil erosion control measures to reduce and minimize
wind and water erosion. The city would require the incorporation of all applicable soil and water
erosion measures into both private and public projects to reduce potential wind and water erosion
impacts. The incorporation of the City of Carlsbad standard soil erosion control measures would
minimize wind and water soil erosion impacts.
Encina Power Plant
There are no existing geologic impacts to the Encina power plant that would change due to
adoption and implementation of the Plan. The implementation of the Plan would not change any
of the soil or geotechnical conditions that are presently associated with the plant. The adoption of
the Plan would not expose people to unacceptable risk of geologic, seismic or soil hazards.
Local Coastal Proprrams
The Mello I1 Local Coastal Program has grading and landscaping requirements that are required
to be incorporated into projects in the coastal zone. The measures include prohibiting grading
activities fiom October 1 to April 1 and landscaping all graded areas prior to October 1 each year
with either temporary or permanent landscaping materials to reduce erosion potential. Such
landscaping shall be maintained and replanted if not well established by December 1 following the
initial planting.
Since most of the project area is located in the Mello I1 Local Coastal Program (with the
exception of the Encina power plant and Agua Hedionda lagoon which are in the Agua Hedionda
LCP) all private and public development projects must comply with all applicable drainage, soil
erosion control and slope protection measures listed in the respective LCP. Compliance with the
LCP would reduce geology and soils impacts to a level of insignificance.
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The Agua Hedionda LCP also provides criteria to protect soils and geology associated with
development. While no development in the boundary of the Agua Hedionda LCP is proposed as
part of the South Carlsbad Coastal Redevelopment Plan any construction, grading or development
would have to comply with all applicable policies of the LCP.
Conclusion
Based on the threshold criteria the adoption and implementation of the Plan would not directly
have any significant earth resources impacts. Specific geotechnical constraints or impacts
associated with fbture development, both public and private, would be evaluated in detail at the
time plans are submitted to the city for approval. The City has programs that implement the
geologic and seismic hazard policies of the general plan to protect property and residents fiom
geologic hazards. Implementation of existing city programs relative to the geologic and seismic
constraints associated with development in the project area would reduce potential impacts to a
level of insignificance.
c
4.2.3 Mitigation Measures
Since no significant geology/soils impacts have been identified, no mitigation measures are
recommended.
4.2.4 Significance After Mitigation
No unavoidable adverse geology/soils impacts are anticipated with adoption and implementation
of the Plan.
South Carlsbad Coastal Redevelopment Plan
Program EIR -54-
4.3 HydrologyDrainage and Water Quality
4.3.1 Environmental Setting
”
The project area extends along the Carlsbad coastal area and crosses the lower portion of three
major drainage basins that are identified in the City’s Drainage Master Plan as Basins ‘B’, ‘C’ and
‘D’. These basins drain portions of the project area together with large tracts of land to the east
of the project area. Drainage which originates within the project area empties into one of these
three basins or discharges directly into the Pacific Ocean. Basin ‘By is described as the Agua
Hedionda Lagoon drainage basin, Basin ‘C’ is described as the Encinas Creek basin and Basin ‘D’
is the Batiquitos Lagoon drainage basin.
There are several drainage facilities within the project area. Generally within each basin subunit,
drainage is collected in small east/west drainage pipes and conveyed in larger drainage pipes or
channels running north and south and discharged into one of the lagoons or in the case of Basin
‘C’, Encinas Creek13.
Several existing facilities need to be upgraded or extended to serve future development in the
project area. The facilities that need to be constructed or upgraded include facility ‘BAA’ at the
north end of the project area. Also, the existing 66” pipe that extends north from Cannon Road
through the Encina Power Plant is undersized and either needs to be replaced with a larger
facility, or a parallel facility needs to be constructed. The existing culvert beneath southbound
Carlsbad Boulevard at Encinas Creek needs to be upgraded to handle a 100-year storm. The
Master Drainage Plan proposes to replace this culvert with a 12’ x 5’ reinforced concrete box
culvert. Facility ‘CA’, is a trapezoid ditch along the railroad tracks south of Encinas Creek and
needs to be extended approximately 1 100’ to prevent erosion of the existing drainage course.
Facility ‘DA’ is a proposed extension of an existing storm drain north from Ponto Road to the
Coaster Rail Station with a pipe size from 48”to 78”. This facility will be constructed and paid for
as part of the Poinsettia Properties development currently under construction. The City of
Carlsbad has a Drainage Area Fee which developers are required to pay in conjunction with new
development. l4 The fees are used by the City to construct Master Drainage Plan facilities when
needed.
”
Drainage for the State Beach located west of Carlsbad Boulevard consists of small east/west
storm drains which discharge storm water at the base of the coastal bluffs. The storm drain lines
are constructed of corrugated metal pipe which corrodes quickly in the coastal environment. The
Coastal Commission generally prefers for these pipes to be replaced with facilities that parallel the
bluffs and discharge runoff into creeks or lagoons.
13Mr. David Hauser, Deputy City Engineer, letter dated December 9, 1999.
“%id
South Carlsbad Coastal Redevelopment Plan
Program EIR -55-
Based on a review of the Federal Emergency Management Agency (FEMA) Flood Insurance Rate
Maps (FIRM) Carlsbad has the potential for flood hazards along its entire coastline as well as the
following major drainage basins that are located within the project area:
1. Agua Hedionda Lagoon
2. Batiquitos Lagoon
Also located within the city are two dams and a reservoir which have the potential for flooding.
These include Calavera Dam, which flows into the northern tributary of the Agua Hedionda
Creek, Squires Dam which flows into Aqua Hedionda Creek and the Stanley Mahr Reservoir
which flows into San Marcos Creek. There is the possibility of catastrophic dam failure
inundation from Calavera Dam, Lake San Marcos Dam, Stanley Mahr Reservoir and Squires Dam
in the case of seismic activity or sabotage. These dams are inspected periodically by the State of
California Division of Dam Safety." The project area is not subject to inundation due to the
failure of a dam located in the city.
The city addresses the flood hazard areas in its Flood Plain Management Regulations (Carlsbad
Municipal Code, Chapter 21.110) which requires a Special Use Permit for any development
proposed in areas of special flood hazards or areas of flood-related erosion hazards. The Flood
Plain Management Regulations restrict or prohibit land uses considered unsafe in a flood plain.
The Regulations address standards of construction such as anchoring of structures, construction
materials and methods and elevations and flood proofing. Also included are standards for utilities
such as water supply lines and sanitary sewage systems. l6
Development which does not fall under the Flood Plain Management Regulations is also reviewed
by the City Engineering Department for flooding potential. Proposed grading and drainage
improvements are analyzed to ensure that drainage is not diverted from its natural drainage basins
to another basin that was not designed to take that additional flow.
Encina Power Plant
Storm water from the plant is regulated by the State Water Resources Control Board through the
State's NPDES General Permit for discharges of storm water associated with an industrial facility.
The power plant is required to implement a Storm Water Pollution Prevention Plan (SWPPP).
The SWPPP inventories the various processes and materials at the facility that are considered
potential pollution sources. The emphasis of the SWPPP is to determine, implement and monitor
the Best Management Practices (BMP's) to control storm water runoff quality.
"Carlsbad General Plan, Public Safety Element, page 2.
161bid, page 3.
South Carlsbad Coastal Redevelopment Plan
Program EIR -56-
"
"
The Encina power plant discharges once-through (non contact) cooling water, low-volume
wastes, metal cleaning wastes and storm water to the Pacific Ocean. The once-through cooling
method uses seawater to cool the plant's condensers. Water for the steam units is drawn into an
intake structure located within the outer lagoon of Agua Hedionda lagoon, screened through a
series of screens and then pumped into the condenser chamber where cooling water absorbs heat.
It is common for thermal electric power plants to increase the temperature of the intake water by
20-25 degrees Fahrenheit and then discharge the heated water. NPDES pennits issued by the
Regional Water Quality Control Board-San Diego Region, establish upper thermal limits and
other water quality constituent limits for the discharge. At full capacity the discharge of cooling
water is 857 million gallons per day (mgd) while other wastewater contribute about 5 mgd."
4.3.2 Project Impacts
The threshold criteria for determining significant impact on hydrology/drainage is whether or not
the adoption of the Plan would:
1. Substantially degrade water quality in any surface body of water.
2. Substantially degrade or deplete groundwater resources.
3. Cause substantial flooding, erosion, and/or siltation in any surface body of water.
The adoption of the Plan does not include.the direct development of any private or public
development projects. Therefore, the Plan would not directly degrade water quality in any
surface body of water, degrade or deplete groundwater or increase surface water runoff causing
substantial flooding, erosion, or siltation in any surface body of water. As a result the Plan would
not directly have any hydrology, drainage or water quality impacts.
Indirectly the adoption of the Plan is anticipated to encourage development of both public and
private projects that could impact local drainage facilities and water quality. Increase quantities of
surface water runoff due to new development could impact the ability of existing storm drain
facilities to handle increased quantities of surface water runoff Since some of the existing storm
drain facilities in the project area are inadequate to handle existing flows any increase in the
amount of surface water runoff due to new development would impact existing storm water
facilities.
The storm drain facility improvements proposed for the project area by the City's Master Plan
would handle developed storm water flows since the Plan would not change existing land use
designations in the project area. The construction of the storm drain facilities listed in the Plan
would have positive impacts on existing storm drain facilities. Although the city collects Drainage
Area Fees for the construction of master plan facilities financial assistance by the Commission to
'%litigated Negative Declaration San Diego Gas and Electric Company's Application No. 97-
12-039 Proposal for Divestiture, Section 4.4, page 3.
South Carlsbad Coastal Redevelopment Plan
Program EIR -57-
I
construct needed storm drain facilities sooner than planned would have a positive impact on city
storm drain facilities that serve the project area.
The construction of upgraded or improved storm water collection facilities along the west side of
Carlsbad Boulevard to replace or repair existing corrugated metal pipes that transport storm
water to the State Beach may be required in conjunction with roadway improvements of Carlsbad
Boulevard. While there are no specific plans to repair or replace the existing corrugated metal
pipes at this time, the Coastal Commission may require the construction of upgraded
improvements in conjunction with improvements to Carlsbad Boulevard. The Commission could
participate financially with these storm drain improvements if adequate hnds are available at the
time of construction.
Since the only portion of the project area subject to flooding by a 100-year storm is the Agua
Hedionda lagoon development within the lagoon environs would have to be protected from a
100-year storm as required by city ordinance. The City of Carlsbad Building Division has
measures that would be incorporated into all projects, when applicable, to protect people and
property fiom flooding due to a 100-year storm. All Commission- sponsored projects, as with all
projects in the city, would be required to be protected from a 100-year storm.
The development of both public and private projects could impact the quality of surface water
runoff entering local surface waters. Surface water quality impacts could occur during project
construction and after project completion. The national Clean Water Act requires a National
Pollutant Discharge Elimination System (NPDES) permit for storm water runoff from
construction sites of five acres or more. For all applicable projects a NPDES permit for discharge
of runoff to surface waters would be required fi-om the State Water Resources Control Board
through the Regional Water Quality Control Board-San Diego region. The discharge of water
can be associated with, but not limited to, dewatering during construction, dredging activities or
storm water runoff fiom construction sites and/or facilities that use hazardous materials.
The RWQCB has issued a NPDES permit to the County of San Diego and the City of Carlsbad as
co-permittee. As part of the NPDES permit, all new development is required to implement
structural and nonstructural pollution control measures to limit urban pollutants reaching the
waters of the United States to the maximum extent practical. The County has identified both
construction and post construction Best Management Practices (BMPs) that can be used to
mitigate and reduce water quality impacts. All projects submitted to the City of Carlsbad for
approval would be required to implement all applicable BMPs as recommended by the City of
Carlsbad Public Works Department. The incorporation of all applicable BMPs into fbture
projects would reduce water impacts to a level of insignificance.
The Plan would not directly degrade or deplete groundwater resources. Although the Plan could
indirectly result in new development in the project area it is not anticipated that the type of
development allowed based on the general plan would significantly degrade or deplete
groundwater resources. The City of Carlsbad has a public water supply system that provides
South Carlsbad Coastal Redevelopment Plan
Program EIR -58-
water for potable use and fire flow eliminating the need for water wells. Therefore, there would
be no need for fUture development to drill on-site water wells for a water supply. Any grading for
hture projects is not anticipated at this time to require extensive cuts that would intercept local
groundwater. Therefore, the Plan is not anticipated to indirectly degrade or deplete groundwater
resources in the project area.
Encina Power Plant
c The adoption and implementation of the Plan would not change the rate, direction or quality of
storm water runoff currently generated from the power plant. The San Diego RWQCB would
continue to permit both direct discharge to receiving waters (including cooling water discharge)
and storm water runoff. The Encina power plant would continue to be required to meet and
comply with all applicable discharge requirements and obtain the necessary permits from the San
Diego RWQCB with adoption of the Plan.
Conclusion
The adoption of the proposed Plan would not have any direct impacts on surface water quality,
degrade or deplete groundwater resources of cause substantial flooding, erosion, and/or siltation
based on the threshold criteria. Indirectly the Plan is anticipated to encourage new development
that could have impacts on water quality due to erosion and/or siltation during and after project
construction. The adoption .of the Plan would allow the Commission to assist the City of
Carlsbad in constructing needed storm drain improvements listed in the Plan that would have
positive impacts by improving the ability of existing storm drain facilities to better serve the
project area.
4.3.3 Mitigation Measures
”
The following mitigation measures are recommended to reduce indirect hydrology, drainage and
water quality impacts associated with new development to a level of insignificance:
1. All development projects as determined by the City of Carlsbad Public Works Department
shall prepare a preliminary hydrology study to determine whether or not the existing storm
drain system serving the project has capacity to handle the runoff from the site.
2. All projects shall comply with all applicable NPDES requirements and when necessary
incorporate all applicable surface water pollution control measures to reduce or eliminate
urban pollutants from entering local surface waters.
4.3.4 Significance After Mitigation
There would be no unavoidable adverse hydrology, drainage or water quality impacts with
adoption of the Plan and incorporation of the recommended mitigation measures.
South Carlsbad Coastal Redevelopment Plan
Program EIR -59-
4.4 Trafiic and Circulation
4.4.1 Environmental Setting
”
”
The streets and highways in the City of Carlsbad are described and classified according to their
primary knction. The City has a hierarchical system of six street classifications including prime
arterials, major arterials, secondary arterials, controlled collectors, collector and local streets. Of
the six roadway classifications in the city three of the roadways are located in the project area. A
brief description of the three classifications of roadways in the project area is provided below.
1. Secondary Arterial - these roadways provide limited access to adjacent
properties, serve to move traffic between collector streets and larger
arterials or the freeways, have two traffic lanes in each direction with a
painted.median and carry moderate traffic volumes (estimated average daily
trips of 10,000 to 20,000). Avenida Encinas is an example of a secondary
arterial.
2. Major Arterial - these roadways prohibit access to adjacent properties
unless no other alternative exists, provide intra-city circulation and
connections to freeways and regional roads, have a minimum of two traffic
lanes in each direction with a raised median and carry moderate to heavy
traffic volumes (estimated average daily trips of 20,000 to 40,000). Canon
Road and Carlsbad Boulevard are examples of major arterials.
3. Prime Arterials - these roadways prohibit access to adjacent properties
. unless no other alternative exists, provide for regional and intra-city
circulation and connections to fieeways and other regional roads, carry
very heavy traffic volumes (estimated average daily trips of 40,000 or
more). Palomar Airport Road is a prime arterial roadway.
Level of Service
Level of Service &OS) is a measure of the efficiency of a circulation system or of a particular
section of roadway. The LOS is expressed by a letter (A through F) that corresponds to a
decreasing level of service or efficiency which is defined by a volume-to-capacity ratio for the
roadway. Levels of service A, B and C are considered good operating conditions with only minor
delays being experienced by motorists. Level of Service D represents below average or fair
operating conditions where drivers occasionally have to wait through more than one signal cycle
to proceed through the intersection. Level of Service E is considered capacity conditions and
Level of Service F represents jammed conditions.
The level of service of an intersection can be an indication of the delay which can be expected on
the street network. For this reason the City of Carlsbad determines level of service by means of
South Carlsbad Coastal Redevelopment Plan
Program EIR -60-
Intersection Capacity Utilization (ICTJ) analysis for signalized intersections. An ICU value is a
means of representing peak hour volume-to-capacity ratios. At a value of 1 .OO (LOS E) the
theoretical absolute capacity of the intersection has been reached. The City Growth Management
Plan allows a LOS D (during peak hour) or C (non-peak hour) as the lowest acceptable LOS.
Table 2 below lists the key intersections in the project area along with their corresponding LOS.
Table 2
Existing Levels Of Service
,
Intersection Summer 1999
Peak Hour
ICU Ratio LOS ICU Ratio LOS
AM PM
Carlsbad Boulevard & Cannon Road
0.25 A 0.41 A Carlsbad Boulevard & Poinsettia Lane
0.40 A 0.88 D
Truck Routes
The City of Carlsbad addresses truck traffic demands by the designation of specific posted truck
routes. Truck routes are designated by an adopted city ordinance. The truck routes must
accommodate turns and maneuvers by large trucks and connect with the freeway and arterial
system. In addition, truck routes are chosen to minimize noise, pollution, and safety impacts to
residential areas. The existing truck routes in the project area include the section of Cannon Road
between 1-5 and Carlsbad Boulevard, Carlsbad Boulevard from the northern project area
boundary to Palomar Airport Road and the extreme westerly section of Palomar Airport Road,
from the NCTD railroad tracks west to Carlsbad Boulevard.
Bicycle Lanes
The use of bicycles are encouraged in the city as an alternative form of transportation. In most
cases bike lanes are present on both sides of the streets. Short segments of some streets have bike
lanes on one side only because the streets are currently unimproved or on-street parking. Bike
lanes exist within the project area along both sides of Cannon Road and Carlsbad Boulevard.
Pedestrian Facilities
The primary existing facilities for pedestrian access throughout the city are sidewalks within the
street right-of-way and controlled street crossings. There are a number of locations, especially in
the older sections of the city where sidewalk facilities are deficient or never constructed. The only
complete trail segment that currently exist is located along the northern edge of Batiquitos
Lagoon which is a paved pedestrian and bike path. There is a sidewalk along the beach west of
South Carlsbad Coastal Redevelopment Plan
Program EIR -61-
the Encina power plant west of Carlsbad Boulevard from the northern project area to Cannon
Road. For the most part there are no sidewalks in the remaining portions of the project area.
Mass Transit
The North County Transit District (NCTD) provides local and express bus service in the city.
The NCTD has bus routes throughout the project area that provides public transportation. Bus
Route 301 provides service along Carlsbad Boulevard.
In coordination with the City of Carlsbad, NCTD participates in an ongoing subdivision review
process. This process gives NCTD the opportunity to review and comment on proposed
developments during the City of Carlsbad’s application review process. Depending upon the
impact of each individual development on transit services, NCTD makes recommendations to
improve transit facilities. Some of the recommendations NCTD typically makes include adding
additional connecting sidewalks, ADA compliant bus boarding pads, bus benches or shelters,
intersection improvements, frontage and street improvements and bus stop turnouts.
NCTD is currently developing a strategic business plan known as Fast Forward: 2 1“ Century
Transit Solution for North County. Fast Forward will focus on the North County Transit District
service area. The study will review the effectiveness of the existing fixed route services, assess
hture service needs and reorient the service based on the results of these needs and the study.
Scenic Roadwavs
The City of Carlsbad has adopted Scenic Corridor Guidelines applicable to development in the
project area. The purpose of the City of Carlsbad Scenic Corridor Guidelines is to: 1) identifjl
streets within the City of Carlsbad to be designated as scenic corridors, and 2) to suggest ways to
preserve and enhance the character of those streets.’* The Guidelines establish four categories of
scenic corridors including Community Theme Corridors, Community Scenic Corridors, Natural
Open Space and Recreation Corridors and Railroad Corridors. Of the four categories, three are
located in the project area and include the Community Theme, Community Scenic and Railroad
Corridors.
The roadways in the project area designated as Community Theme Corridors include Carlsbad
Boulevard and Palomar Airport Road. Carlsbad Boulevard at the southern project area boundary
(city limit boundary) is also designated as a major entry monument. Cannon Road is designated
as a Community Scenic Corridor and the AT& SF railway is designated at a Railroad Corridor.
In addition, Cannon Road at Interstate 5 is a designated City Entry “Welcome” Signage. The
Scenic Corridor Guidelines provide specific goals for each roadway. As development occurs
‘*Scenic Corridor Guidelines, July 1, 1998, page 1.
South Carlsbad Coastal Redevelopment Plan
Program EJR -62-
""
along and adjacent to these roadways specific goals are listed that will enhance or preserve the
existing scenic character of each roadway.
Congestion ManaFement Program
Carlsbad implements the statewide Congestion Management Program (CMP) which requires local
jurisdictions to evaluate and understand how the additional traffic generated by a proposed
development project would impact CMP levels of service performance standards on regional
roads. The city utilizes the CMP Guidelines prepared by the San Diego Association of
Governments (SANDAG) for the entire region.
Encina Power Plant
c
Access to the power plant for employees, visitors and truck deliveries is provided regionally by
Interstate 5 and locally via Cannon Road and Carlsbad Boulevard.
4.4.2 Project Impact
The threshold criteria for determining whether or not the project could have significant traffic
impacts is based on whether or not adoption and implementation of the Plan would result in the
following levels of service:
1. Level of Service C or worse on road segments or intersections during off-peak
2. Level of Service D or worse on road segments or intersections during peak hours.
hours.
The Plan does not include the direct development of any private or public development projects
that would generate traffic and impact existing levels of service of any roadways in the project
area. Therefore, the Plan itself would not directly have any traffic and circulation impacts.
Indirectly the adoption of the Plan is anticipated to encourage development in the project area.
The development of projects would generate traffic both during and after project construction
that could impact existing levels of service on road segments and intersections that serve the
project both within and outside the redevelopment project area.
The construction of both public and private projects would generate traffic during construction
due to construction workers driving to and from the construction site. Depending upon the scale
of the project the traffic generated by construction workers could impact specific roads and local
intersections due to increased congestion. Traffic impacts due to congestions and re-routing of
traffic for street improvements projects are also anticipated. Projects that require improvements
to local streets are required to provide measures to safely re-route traffic during construction to
minimize traffic delays and congestion. While traffic delays and congestion may be short-term
South Carlsbad Coastal Redevelopment Plan
Program EIR -63-
”
”
c
during construction only the delays and congestion can be significant depending upon the time of
year, length of construction and the volume of traffic on the street under construction.
The realignment and improvements to Carlsbad Boulevard from Manzano Drive south to
Batiquitos lagoon currently being considered by the city would result in traffic related
construction impacts such as traffic delays, re-routing of traffic, movement of construction
equipment, etc. The period of construction for the realignment of Carlsbad Boulevard could be
several months which could cause significant short-term traffic congestion impacts in the
immediate area of Carlsbad Boulevard.
The adoption and implementation of the Plan is anticipated to indirectly encourage new
development in the project area which would generate long-term traffic. The traffic generated by
new development could impact area roadways and existing levels of service on specific roadways
and intersections. Depending upon the project and the amount of traffic generated a project could
have significant traffic impacts. The significance of potential traffic impacts would depend upon
on capacity of the transportation system to adequately handle additional traffic and whether or not
the traffic would reduce levels of service to unacceptable levels.
Future private development in the project area must be consistent with the City of Carlsbad
General Plan Land Use Element. The City of Carlsbad Circulation Plan was developed in
conjunction with computerized traffic modeling and analysis utilizing the projected land uses
according to the City of Carlsbad Land Use Element as well as surrounding cities. The most
recent modeling effort for the City of Carlsbad was conducted in 1990 by the San Diego
Association of Governments using the TranPlan computer program which takes into account area
wide land use plans. Results of the modeling effort indicate that the City of Carlsbad Circulation
Element will adequately serve the proposed land uses in the Land Use Element.
As with all projects the city reviews each development application for potential traffic impacts and
when necessary requires the preparation of a traffic study. Even though a project may be
consistent with the land use designated for the property potential traffic impacts may exist. If the
traffic study indicates a project could have significant traffic impacts the city would require the
incorporation of measures to reduce traffic impacts to acceptable levels.
The South Carlsbad Coastal Redevelopment Plan includes several public transportation
improvement projects that when constructed would improve traffic flow and reduce traffic
congestion in the project area. Assistance by the Commission for the City of Carlsbad in the
construction of roadway improvement projects listed in the Plan would have positive impacts to
the City’s transportation system. The ability of the Commission to financially assist the City with
construction of traffic improvements would depend upon the availability of tax increment revenue
to fbnd projects and the priority of the construction of the projects.
South Carlsbad Coastal Redevelopment Plan
Program EIR -64-
_-
Congestion Management Program
The implementation of the statewide Congestion Management Program (CMP) requires the local
jurisdictions understand how the additional traffic generated by a proposed development project
would impact CMP levels of service performance standards on the City of Carlsbad Master Plan
of Highways at buildout.
Since the proposed South Carlsbad Coastal Redevelopment Plan does not include any private
development projects there would not be any traffic trips generated directly with adoption and
implementation of the Plan. Therefore, a traffic impact analysis is not required as part of this EIR.
Level of Service
The adoption and implementation of the Plan would not directly have any significant impacts on
the current levels of service along roadway segments or controlled intersections in the project area
since the Plan would not directly result in any development activity.
Indirectly, however, new development could impact levels of service to area roadways and area
intersections. The City would determine the impact, if any, of new development on the existing
levels of service of area roadways at the time development plans are submitted to the city for
approval.
The construction of the public traffic improvement projects listed in the Plan due to financial
assistance by the Commission would have positive impacts to area roads. Although two
controlled intersections in the project area currently operate at acceptable levels of service the
proposed traffic improvement projects listed in the Plan would hrther improve traffic circulation
in the project area resulting in positive transportation and circulation impacts.
Truck Routes
The adoption and implementation of the Plan would not have any impacts on the designated truck
routes within the project area. There are no aspects of the Plan that would either change or impact
any of the existing designated truck routes in the project area.
Bicycle Lanes
The adoption and implementation of the Plan would not directly impact any existing or city
designated bicycle lanes in the project area. The construction of the road improvement projects in
the Plan with existing bicycle lanes would have short-term impacts to bicyclists during
construction requiring bicyclists to find alternative routes. Upon completion of construction any
bicycle lanes removed during construction would be replaced for use by the public. The Plan
would not eliminate or impact any existing bicycle lanes in the project area.
South Carlsbad Coastal Redevelopment Plan
Program EIR -65-
c Pedestrian Facilities
"-
The adoption and implementation of the Plan would not impact directly any existing pedestrian
facilities in the project area because there are no projects that would be constructed directly with
adoption of the Plan. Indirectly, the adoption of the Plan could have positive impacts on
pedestrian facilities if the Commission is able financially to assist the City in constructing the re-
alignment of Carlsbad Boulevard and install sidewalks along Carlsbad Boulevard. The proposed
re-alignment of Carlsbad Boulevard and construction of sidewalks would provide better
pedestrian access for visitors to the State Beach.
Mass Transit
"
The Plan would not change or impact any existing or planned bus routes or bus stops by NCTD in
the project area. Future development in the project area would be consistent with the City of
Carlsbad General Plan and the NO would plan future bus routes and bus stops accordingly to
serve increased rider ship.
Encina Power Plant
The adoption of the Plan would not change or impact any existing vehicular or truck access
routes utilized by employees or visitors of the power plant. Construction of the roadway
improvement projects listed in the Plan could incrementally improve ingress and egress for plant
employees and visitors. - Conclusion
Based on the threshold criteria the adoption of the Plan would not have any significant traffic or
circulation impacts because the Plan would not directly generate traffic. Indirectly, the
Commission could fund private development that could have traffic impacts. The Plan also allows
the Commission to assist the City of Carlsbad in the construction of the traffic improvement
projects listed in the Plan that upon their completion would have positive impacts to the local
traffic and circulation system by improving trafiic flow and reducing congestion.
4.4.3 Mitigation Measures
Since no significant traffic impacts have been identified, no mitigation measures are
recommended.
4.4.4 Significance After Mitigation
No significant traffic and circulation impacts are anticipated with adoption and implementation of
the Plan.
South Carlsbad Coastal Redevelopment Plan
hogram EIR -66-
””
I
4.5 Aesthetics
4.5.1 Environmental Setting
The project area is developed with a variety of land uses including the Encina power plant, Agua
Hedionda lagoon, agricultural land, vacant CALTRANS land, State beach, roadways, small lake,
private commercial uses and several residential homes.
The Encina power plant has a variety of mechanical equipment needed to generate electricity.
Several steam turbine units and associated equipment used to generate electricity are located in an
enclosed building approximately 100 feet tall. A single main emission stack located in the middle
of the plant is approximately 200 feet tall. The power plant is the dominant structure in the
project area and is highly visible from throughout much of the city.
The City of Carlsbad adopted Scenic Corridor Guidelines to preserve existing scenic resources in
the city. In addition to identifjing streets within the City of Carlsbad to be designated as scenic
corridors and suggesting ways to preserve and enhance the character of those streets, the
Guidelines also serve to enhance both the natural and man-made environments along each scenic
corridor. Generally scenic corridors are chosen for the natural andor man-made visual qualities
that they possess. Many scenic corridors are major arterial streets wich pass through and
interconnect subareas of the community.
The Guidelines establish four categories of scenic corridors including Community Theme
Corridors, Community Scenic Corridors, Natural Open Space and Recreation Corridors and
Railroad Corridors. The roadways in the project area designated as Community Theme Corridors
include Carlsbad Boulevard and the extreme western end of Palomar Airport Road where it
intersects with Carlsbad Boulevard. Carlsbad Boulevard at the southern project area boundary
(city limit boundary) is also designated as a major entry monument. Cannon Road and Poinsettia
Lane are designated as Community Scenic Corridors. All of Poinsettia Lane is located outside the
project area except its intersection with Carlsbad Boulevard. The AT& SF railway is designated
as a Railroad Corridor which extends through of the project area from north to south. In
addition, Cannon Road at Interstate 5 is a designated as a City Entry “Welcome” Signage.
Below is a brief description of the significant vistas along each particular scenic route located in
the project area:
Carlsbad Boulevard
+ “White water” views of the ocean + Numerous natural stretches of coastline and beaches + Visual interest of ongoing recreational activity-camping, swimming, surfing,
+ Lagoons and related wildlife
bicycling, etc.
South Carlsbad Coastal Redevelopment Plan
Program EIR -67-
+ Flower fields and nurseries + Adjacent public parks
Palomar Airport Road
+ Occasional “blue water” views of the ocean
Cannon Road
+ Lagoon and related wildlife + “Blue water” view of the ocean
Poinsettia Lane
+ Back country vistas + Occasional blue water views of the ocean + Distant views of lagoons + Flower fields and nurseries
Atchison Topeka and Santa Fe Railway
+ “Blue water” and “white water” view of the ocean + Numerous natural stretches of coastline and beaches + Visual interest of ongoing recreational activity + Distant views of “back country” + Lagoons and related wildlife + Flower fields and related wildlife
Two unique streets in the City of Carlsbad are located in the project area. The two streets are
Carlsbad Boulevard and Palomar Airport Road where it intersects with Carlsbad Boulevard. A
brief discussion of the importance of these two roadways as scenic corridors is provided below.
Carlsbad Boulevard
Carlsbad Boulevard is part of Pacific Coast Highway and connects the downtown area at the
north end of the city to the more open beach oriented areas in the southern part of the city.
Carlsbad Boulevard has unlimited opportunities as a scenic corridor due to its proximity to the
beaches and to the open and natural coastline in the southern portion of the city. Carlsbad
Boulevard from Agua Hedionda lagoon to the southern city limit boundary is located in the
project area.
The goals that apply specifically to the portion of the Carlsbad Boulevard Corridor located in the
project area include:
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” + Enhance the visual quality of the street by encouraging appropriate theme
+ Provide landscaping material, theme trees and theme tree spacing along the
oriented landscaping and street furniture within the corridor.
corridor which are best suited to avoid blocking views fiom the roadway,
particularly to the ocean. + Preserve the natural quality of the lagoon areas by providing little, if any,
additional landscaping in those areas of the corridor adjacent to a lagoon. + Provide a basis for establishment of Q-Overlay zone on Carlsbad
Boulevard.
4 Encourage special landscaping setbacks to create an open feeling along the
developed portions of Carlsbad Boulevard.
Palomar Airport Road
The extreme west end of Palomar Airport Road at its intersection with Carlsbad Boulevard is
located in the project area. The applicable goals for the portion of Palomar Airport Road in the
project area is presented below.
+ Enhance the visual quality of the road by requiring large landscaped
setbacks and screening of all parking areas.
The applicable goals for Cannon Road and Poinsettia Lane which are designated Community
Scenic Corridors are listed below:
+ Create identifiable and visually pleasing intersections at points where scenic
+ Create a unique identity for individual corridors by selecting a predominant
corridors cross.
theme tree to be used throughout the length of each corridor. + Encourage Community Scenic Corridor consistency with any “theme”
areas which may be designated in the Architectural Standards through
appropriate landscaping and street furniture.
Corridors.
+ Preserve distant views of the ocean, lagoons and back country from Scenic
+ Encourage special landscaped setbacks.
Railroad Corridor
A section ofNCTD railroad extends through the project area. The NCTD railway is a special
condition corridor which is not comparable to the other scenic corridors, but is addressed as a
separate category. Although it is difficult to control the railroad-owned right-of-way, there are a
number of things which can be done outside the right-of-way to upgrade the image of Carlsbad to
rail passengers traveling through the city. The items listed below are particularly directed at
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improving the visual quality of the city as seen fiom a rail car window and helping the passenger
understand that they have arrived in Carlsbad.”
+ A predominant theme tree should be encouraged on adjacent properties.
+ Selective berming and landscaping can be encouraged to improve aesthetics
The suggested tree is Pinus Torreyana.
and control noise.
oriented, where feasible, to the railroad as well as to the streets. + Buildings adjacent to the railroad right-of-way shall be architecturally
articulated to vary building elevations and height. It is important to
maintain a pleasant building facade along the right-of-way for the
enjoyment of railroad passengers. + Any development within the railroad right-of-way shall conform to the
development standards and setback requirements of the Transportation
Corridor Zone.
+ Signage which helps rail passengers understand they are in Carlsbad can be
Community Identity Entries provide identity, a feeling of welcome and a sense of arrival to the
city. The designs for these entries include symbolization of natural features found in Carlsbad
(lagoons, etc.). One of the four major entry monumentation locations in the city is in the project
area at the intersection of Carlsbad Boulevard and the southern city limit boundary. Major entry
monuments occur at the highest visible and highest use locations.
Local Coastal Programs
The Mello I1 LCP requires the City of Carlsbad Scenic Preservation Overlay Zone be applied
where necessary throughout the Carlsbad coastal zone to assure the maintenance of existing views
and panoramas. Sites considered for development should undergo individual review to determine
if the proposed development will obstruct views or otherwise damage the visual beauty of the
area.2o
The Agua Hedionda LCP also requires the protection of visual resources. Based on Coastal Act
Policy 3025 1, “The scenic and visual qualities of the coastal areas shall be considered and
protected as a resource of public importance. Permitted development shall be sited and designed
to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of
natural land forms, to be visually compatible with the character of surrounding area, and, where
feasible, to restore and enhance visual quality in visually degraded areas. New development in
highly scenic areas such as those designated in the California Coastline Preservation and
”City of Carlsbad Scenic Comdor Guidelines, July 1, 1988, page 43.
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Recreation plan prepared by the Department of Parks and Recreation and by local government
shall be subordinate to the character of its setting.’’ In addition, Coastal Act Policy 30253(5)
states “New development shall: Where appropriate, protect special communities and
neighborhoods which, because of their unique characteristics, are popular visitor destination
points for recreational uses.”
4.5.2 Project Impact
The threshold criteria for determining potential significant aesthetic impacts is if the Plan would:
1. Block public view corridors.
2. Destroy prominent visual characteristics of the community.
3. Conflict with the community’s design and development values (i.e. land use
character) of the subject area and surrounding area.
The adoption of the Plan would not approve the direct development of any private or public
projects. Therefore, the Plan would not impact public views or corridors or prominent visual
characteristics of the community.
Indirectly the adoption of the Plan is anticipated to encourage development of both public and
private projects in the project area that could impact scenic and visual resources in this area of the
community. While most of the public improvement projects listed in the Plan would be located
underground and not in direct view, the construction of road facilities would be in direct view and
could result in aesthetic impacts. In addition, the adoption of the Plan may facilitate the
redevelopment of the Encina power plan to a smaller, less obtrusive facility which would provide
beneficial aesthetic impacts and be more in scale with surrounding uses. Public improvements
projects such as water lines, sewer lines and storm drain facilities would either be underground or
not in direct public view the construction of these public improvements are not anticipated to have
any significant aesthetic impacts. There would be short-term aesthetic impacts during
construction of these facilities due to grading, trenching, and the presence of construction
equipment. However, once the construction is completed, trenches are filled and recompacted to
pre-construction conditions and the construction equipment removed from the site the short-term
aesthetic impacts would be eliminated. Therefore, the aesthetic impacts during construction
would be short-term and are not considered significant.
The construction of roadway projects would also have short-term aesthetic construction impacts.
However, as with the other public improvement projects once construction is completed the
short-term aesthetic construction impacts would be eliminated. If a roadway construction project
is anticipated to last for more than two months the City should require measures to reduce
aesthetic impacts to a minimum. Measures that could be incorporated into the projects to
minimize aesthetic impacts during construction include locating equipment storage areas away
from public view as much as possible and/or screening equipment storage and construction sites
from public view as much as practical using various types of screening materials.
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The construction of roadway improvement projects listed in the Plan could also have long-term
aesthetic impacts. Depending upon the final design for a street improvement project there could
be aesthetic impacts based on the alignment and hardscape design. The City of Carlsbad Scenic
Corridor Guidelines provides landscaping and design guidelines for specific roadways in the city,
including Carlsbad Boulevard. The Scenic Corridor Guidelines include design and landscape
materials that are required to be incorporated in the right-of-way of the section of Carlsbad
Boulevard that extends through the project area. The incorporation of the design and landscape
criteria listed in the Scenic Corridor Guidelines for Carlsbad Boulevard would minimize potential
aesthetic impacts associated with the construction of the re-alignment of Carlsbad Boulevard from
Manzano Drive on the north to the southern city limit boundary.
The incorporation of the design and landscaping criteria provided in the Scenic Corridor
Guidelines for the intersection of Palomar Airport Road at Carlsbad Boulevard would have
positive aesthetic impacts at this intersection. The construction proposed for this intersection
would eliminate the existing elevated design and replace it with a standard “T” intersection. The
elimination of the existing elevated intersection would improve westerly views of the Pacific
Ocean for motorists traveling west of Interstate 5 on Palomar Airport Road. Westerly views of
the Pacific Ocean for the public would also be improved by lowering of Palomar Airport Road at
Carlsbad Boulevard.
The proposed re-alignment of Carlsbad Boulevard to move the southbound lanes east towards the
northbound lanes would improve the aesthetics of this roadway. Moving the southbound lanes of
Carlsbad Boulevard east would reduce the amount of open space that presently exists between the
north and south bound lanes providing more uninterrupted open space along the State beach
enhancing the aesthetic qualities of the beach. Although existing open space between the north
and south bound lanes would be graded and developed in conjunction with the re-alignment of
Carlsbad Boulevard the incorporation of the design and landscaping criteria in the City’s Scenic
Corridor Guidelines into the final design would minimize the aesthetic impact.
Since site specific plans for any of the proposed public improvement projects listed in the Plan
have not been approved by the City it is speculative to evaluate more specifically the potential
short and long-term aesthetic impacts. However, it is anticipated that the incorporation of
existing City adopted Scenic Corridor Guideline criteria into all applicable public improvement
projects would minimize potential aesthetic impacts associated with constructing the projects.
The adoption and implementation of the Plan is anticipated to encourage private development in
the project area. It is not known at this time which properties may be developed in the future,
therefore, it is speculative to determine which existing buildings may either be refbrbished or
demolished and the aesthetic impacts that may be associated with the project. As with all projects
in the city development plans are submitted to the city planning department for approval.
Planning staffwould review the plans and make a determination whether or not the project would
have any aesthetic impacts and require the incorporation of measures accordingly to reduce
significant aesthetic to an insignificant level.
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The demolition of older andor blighted buildings in the Ponto area of the project area would have
positive aesthetic impacts to the community. Remodeling existing older buildings or demolishing
older buildings and constructing new buildings reflecting current architecture and design would
significantly improve the aesthetics of the Ponto area.
All projects the Commission participates in with the city should include streetscape improvements
consistent with and in conformance with the City’s Scenic Corridor Guidelines. The
incorporation of landscape and hardscape improvements and designs into projects, both public
and private, as identified in the Scenic Corridor Guidelines would significantly improve the
aesthetics of the project area.
Local Coastal Programs
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All development projects, both public and private, must comply with the respective Mello I1 and
Agua Hedionda LCP’s policies regarding protecting scenic qualities. Any participation by the
Commission in the development of either public and/or private projects would have to be in
compliance with the applicable LCP regarding the protection and preservation of public visual
resources.
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Conclusion
Based on the threshold criteria the adoption and implementation of the Plan would not result in
any significant aesthetic impacts. Implementation of the Plan would, in all likelihood, result in
positive aesthetic impacts by removing existing blighted and deteriorated buildings and replacing
them with newer buildings that may not otherwise be provided by the private sector acting alone.
4.5.3 Mitigation Measures
The following measure is recommended to mitigate potential short-term aesthetic construction
impacts:
1. Construction equipment staging areas shall either be screened from public view or located
in an area away from direct public view.
4.5.4 Significance.Mer Mitigation
No significant aesthetic impacts are anticipated with adoption and implementation of the Plan and
incorporation of the recommended mitigation measure.
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4.6 Noise
4.6.1 Environmental Setting
There are two types of noise sources in the City of Carlsbad: mobile and stationary sources.
Mobile sources are typically transportation-related and include automobiles, aircraft, trains,
trucks, motorcycles, buses, off-road vehicles and boats. Stationary sources are generally those
generated by specific land uses and may include industrial and commercial operations,
construction activity , farming operations, concert halls, outdoor sporting events, loud stereos and
barking dogs. The noise sources that are considered most significant in the City of Carlsbad are
mobile sources. However, stationary sources such as, commercial and industrial activities
contribute to the City’s ambient noise levels. The following is a discussion of the significant
sources of noise in the city.
Mobile Sources of Noise .
Roadway traffic noise is the most extensive noise problem faced by the City of Carlsbad.
Vehicular noise has three main component sources: engine/transmission noise, exhaust noise and
tire noise. The intensity of noise emissions from any given vehicle will vary with its size and other
factors, such as speed, acceleration, braking, roadway grade and conditions of the roadway
surface. Thus, a busy downtown arterial with stop and go traffic is often noisier than an open
highway with comparable traffic volumes.
The North County Transit District rail system runs parallel to the coastline through its 61/2 mile
length in Carlsbad. The railroad right-of-way is 100 feet wide throughout most of the area south
of Tamarack Avenue and expands to 200 feet in width as it travels north of Tamarack through the
downtown beach area and central business district. Currently AMTRACK operates several daily
passenger trains between San Diego and Los Angeles. Additionally, a number of freight trains
pass through Carlsbad daily. The majority of rail noise emanates from the locomotive and from
the interaction between the rail and train wheels. The rhythmic clacking noise emitted by trains
result from friction of the wheel at rail joints. Safety devices such as warning whistles and
wigwags with bells used at grade crossings can contribute significantly to railroad noise.
The NCTD railroad tracks extend through the northern portion of the project area from just south
of Cannon Road to the northern project boundary on the north end of Agua Hedionda lagoon.
Airport
McClellan-Palomar Airport is currently operating as a general aviation facility and is located west
of El Camino Real, just north of Palomar Airport Road in the City of Carlsbad. In general, land in
the immediate vicinity of the airport or under the takeoff or landing approach is subject to noise
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levels which are unsuitable for residential development, schools, hospitals and other similar noise
sensitive uses. Projected noise contours around the airport are shown in Exhibit 14. As shown in
this exhibit the projected noise levels for the proposed project area between the 60 and 65 CNEL
noise contour.
Existing Noise Levels
Existing noise levels throughout the City of Carlsbad were taken in conjunction with preparation
of the Environmental Impact Report of the 1994 City of Carlsbad General Plan Update. Noise
measurements were taken in 1993 at 23 locations throughout the City of Carlsbad. Criteria for
site selection included geographic distribution, land uses suspected of noisy activities and
proximity to transportation facilities. Measurements represent motor vehicle noise from Interstate
5, State Route 78 and the Circulation Element roadway network.*'
Noise contours which depict existing noise levels for mobile noise sources including airport, rail,
fieeway, prime arterials, major arterials and collector streets are presented in Exhibits 15 and 16.
As shown in these two exhibits the noise levels within the project area range between 65-70dB
and are associated for the most part with traffic along Carlsbad Boulevard.
In addition to existing noise levels the City also projected future noise levels throughout the city
to the year 2010 during the general plan update. The noise levels projected to the year 2010 were
based on hture residential and non-residential development in the city based on land uses
proposed by the General Plan. Projected Year 2010 noise contours are presented in Exhibits 17
and 18. As shown in these exhibits when compared to the previous exhibits of the city's existing
noise levels, fbture noise levels along most of the city's Circulation Element roadways will
increase due to increased traffic volumes. The distance from the roadway centerline to the 60
CNEL contour Carlsbad Boulevard, the major roadway in the project area will increase in the
hture as traffic volumes increase.
Citv of Carlsbad Noise Element
The goal of the Noise Element is to achieve and maintain an environment which is free from
objectionable, excessive or harmful noise. The Noise Element is correlated with the Land Use,
Circulation and Housing Elements of the General Plan. The Land Use Element is related to the
Noise Element in that noise can have a significant impact on land use. The Circulation Element is
related to the Noise Element in that the majority of the noise created in Carlsbad is created by
*'City of Carlsbad General Plan Update, Final Master EIR, March 1994, pages 5.9.1-5.9.9.
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trains, planes or automobiles. Consistent with state law, it is the policy of the City that the Noise
Element be consistent with all General Plan Elements.22
One of the key implementing policies and action programs of the Noise Element is to enforce the
policy of the city that sixty (60) dBA CNEL is the exterior noise level to which all residential units
should be mitigated. 65 dBA CNEL is the maximum noise level to which residential units subject
to noise from McClellan-Palomar Airport should be permitted.
Interior noise levels should be mitigated to 45 dBA CNEL when openings to the exterior of the
residence are open or closed. If openings are required to be closed to meet the interior noise
standard then mechanical ventilation shall be provided.=
4.6.2 Project Impact
The threshold criteria for determining whether or not the project could have significant noise
impacts is based on whether or not adoption and implementation of the Plan would:
1. Increase noise beyond acceptable levels established in the Noise Element
2. Increase noise levels by 3 dBA in areas that already exceed City or State standards.
3. Increase noise levels by 5 dBA although the result is still below the maximum noise
level considered acceptable according to the Noise Element.
The adoption and implementation of the Plan would not result directly in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at the Commission’s discretion to assist the City of Carlsbad financially with
the construction of public improvement projects and/or private development in the project area.
Therefore, the Plan, if adopted, would not result in the generation of any noise since no projects
would be developed with adoption of the Plan.
Indirectly the Plan would allow the Commission to participate financially with the City in the
construction of the public improvement projects listed in the Plan as hnds become available. The
Plan would also allow the Commission to participate financially with private development to
rehabilitate or demolish existing buildings in the project area and construct new buildings in their
place. Adoption of the Plan would indirectly allow the Commission to participate in developing
projects which would generate both short and long-term noise impacts.
The construction of public improvement projects listed in the Plan, as well as private projects,
would have both short and long-term noise impacts. The short-term noise impacts would be
**City of Carlsbad General Plan, Noise Element, page 1-2.
%id, page 7.
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associated with construction activities such as the operation of mechanical equipment, delivery of
materials to and from the construction site, vehicular noise from workers commuting the
construction site, etc. While the construction noise impacts would be short-term there could be
noise impacts to noise sensitive land uses that may exist adjacent to the construction site. While a
review of the public improvement projects suggest that most of the projects are located away
from residential and other noise sensitive land uses there could be specific aspects of a project that
could generate noise levels that could impact residents or the public. Even if there are no noise
sensitive land uses in the area construction activities would increase the ambient background noise
levels in the area.
Although it is not known at this time the precise location of private projects the Commission may
assist in the future, the construction noise associated during construction of private projects could
also have short-term noise impacts similar to those typically associated with public projects.
Compliance with the City’s Noise Ordinance for all projects both public and private would reduce
and minimize significant noise impacts during construction.
Implementation of the Plan would encourage new development and/or remodeling of existing
buildings in the project area. New development and/or remodeling of existing buildings would
also generate long-term noise levels that could impact noise sensitive land uses either adjacent to
or in close proximity to the project. Long-term noise impacts primarily would be .due to vehicular
traffic and operation of mechanical equipment. Since vehicular traffic is the single largest mobile
noise source in Carlsbad increased vehicular traffic would have the single largest impact on
existing noise levels. Potential noise impacts with new development would be evaluated for
potential noise impacts at the time they are submitted to the city for approval.
Proposed circulation improvement projects listed in the Plan could change traffic patterns
resulting in increases in existing traffic noise levels. For example, the proposed re-alignment of
Carlsbad Boulevard would move the southbound travel lanes fbrther east toward existing and
proposed residential areas. Moving traffic closer to noise sensitive land uses could have noise
impacts to the residents. Once the final alignment of Carlsbad Boulevard is determined the City
of Carlsbad would evaluate and determine if there would be any significant noise impacts to
existing residents along the east side of Carlsbad Boulevard. If it is determined by the city there
could be significant noise impacts to residents based on the propose alignment of Carlsbad
Boulevard either changes to the alignment or noise reduction measures could be incorporated to
reduce interior and exterior noise levels to residents to city acceptable levels. The potential noise
levels associated with the transportation improvement projects listed in the Plan would be fblly
evaluated by the City of Carlsbad at the time each project is considered for construction.
The Commission could also participate financially in assisting private development in the
construction of projects in the project area. All private development projects whether they are
assisted by the Commission or not must comply with the City’s Noise Ordinance regarding
interior and exterior noise levels. The City reviews all projects for potential noise impacts and
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compliance with the noise ordinance. All private development projects would be required to
comply with the City's noise ordinance.
Conclusion
Based on the threshold criteria the adoption and implementation of the Plan would not directly
have any noise impacts. Although the Commission could participate financially with the
development of private projects in the project area there are no private development projects
included in the Plan that would directly be developed with Plan adoption. Any private project the
Commission may participate in would be required to meet and comply with the City of Carlsbad
Noise Ordinance to minimize noise impacts. Although the Plan would indirectly encourage new
development in the project area no potential significant noise impacts have been identified.
4.6.3 Mitigation Measures
Since no significant noise impacts have been identified no mitigation measures are recommended.
4.6.4 Significance After Mitigation
There would be no significant noise impacts associated with adoption and implementation ofthe
Plan.
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4.7 Air Quality
4.7.1 Environmental Setting
The City of Carlsbad is located in the County of San Diego Air Basin (SDAB) which includes all
of San Diego County. Carlsbad in located along the coastal plain in northern San Diego County
where the predominant climatic influence is the Pacific Ocean. Temperatures along coastal San
Diego County average from the low 50's during the winter to the low 70's in the summer. Almost
all rainfall occurs between October and April, averaging approximately 10 inches annually. The
coastal areas experience daily shifts in the wind direction due to the different hearing rates of the
land and ocean. The winds blow offshore at night and in the morning and shift onshore in the
afternoon.
Air temperature normally decreases with increasing elevation which allows hot air to rise. Coastal
southern California experiences temperature inversion layers where the air temperature increases
with elevation. These inversion layers trap pollutants by preventing vertical dispersion. During
these conditions polluted air can only be dispersed by lateral winds. When these winds blow
offshore, as during Santa Ana conditions, the skies are clear and clean throughout southern
California. When the Santa Ana winds subside, the pollutants that were blown offshore from the
Los Angeles area are blown onshore into San Diego County. This results in the highest levels of
air pollutants in the area.
Ambient air quality is a measure of the purity of the air. Air quality is diminished by the release of
pollutants into the air from local and nearby sources. Air quality is enhanced by dispersion of
these pollutants through winds and rising air. The principal pollutants of concern in coastal
southern California are photochemical hydrocarbons (smog), carbon monoxide, nitrogen dioxide,
sulhr dioxide, and suspended inhaleable particulates.
Countv of San Dieno Air Pollution Control District
The City of Carlsbad is located in the jurisdiction of the County of San Diego Air Pollution
Control District (SDAPCD) which covers all of San Diego County. The SDAPCD prepared a
1992 revision to the Regional Air Quality Strategy (RAQS) to comply with state and federal
legislation and to attempt to address attainment of both state and federal standards. The RAQS
must be revised every three years to reflect changes in regional growth patterns or federal
mandates. The RAQS is based on the land use plans of the respective cities and the county in San
Diego County.
Ambient air quality is recorded by the APCD at ten air monitoring stations within the San Diego
Air Basin. The closest air monitoring station to the City of Carlsbad is in the City of Oceanside.
Table 3 shows the number of days federal and state ozone air emission standards were exceeded
at the Oceanside monitoring station between 1989 and 1998, the last date of recordings. As
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shown in this table while state and federal ozone standard levels have been exceeded the number
of days exceeded per year have gradually been reduced since 1998.
Table 3
Number of Days Federal and State Ozone Emission Standards Were Exceeded
at the Oceanside Monitoring Station 1989-1998
Standards
0 0 0 0 0 4 2 3 4 8 Federal
1998 1997 1996 1995 1994 1993 1992 1991 1990 1989
(12PPhm)
( spPhm*)
State 3 6 4 5 2 7 12 13 14 21
* parts of ozone per hundred million part per air
The APCD is non-attainment for the state and national ozone standards. The District is either
attainment or unclassified for the other criteria air pollutant standards.
State Imdementation Plan
Under federal Clean Air Act Amendments, areas designated as “non-attainment” are required to
prepare regional air quality plans which set forth a strategy for bringing an area into compliance
with the standards. Air quality plans developed to meet federal requirements are included in an
overall program referred to as the State Implementation Plan (SIP).
Under federal Clean Air Act Amendment of 1990, SIP’S were required to be revised to meet new
requirements for those regions like San Diego Air Basin, that did not attain the national standards
by 1987. By 1990 San Diego County was no longer “non-attainment” for national standards for
nitrogen dioxide and particulates, and thus SIP revisions focus on the pollutant carbon monoxide,
for which San Diego remain “non-attainment.”
Under the California Clean Air Act of 1988, air quality plans are required for areas designated as
“non-attainment” for the standards (not including PM-10 non-attainment areas). Thus, just as
many areas in California have two sets of attainmenthon-attainment designations, they also have
parallel sets of air quality plans: one set to meet federal requirements and one set to meet state
requirements. In 1991 an air quality plan, the 1991 Regional Air Quality Strategy (1 991
Strategy), was developed to meet the requirements of the California Clean Air Act and it
addressed “non-attainment” status of the County with respect to state standards for ozone, carbon
monoxide and nitrogen dioxide.
The California Clean Air Act requires plans, such as the 1991 Strategy, to be updated on a
triennial basis. The second triennial update (1998 Update) was adopted by SDAPCD in June
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1998. The 1998 Update includes four new SDAPCD control measures, but none of them affect
emission sources associated with electricity generation.
The 1998 Update incorporates the various federal SIP revisions with their updated emission
inventories and emission projections, by reference, with one exception. The exception relates to
electric utility boilers. Controlling these boilers was not necessary to meet federal SIP
requirements and consequently was not reflected in the SIP emission inventories and projections.
However, control of the boilers is necessary to meet state mandates. Thus the 1998 Update
reflect NOx emission reductions required under SDAPCD Rule 69 (e.g., annual aggregate NOx
emission limits of 2,100 tons beginning in 1997, 800 tons beginning in 2001, and 650 tons
beginning in 2005), while the federal SIP does not reflect such reductions.
Encina Power Plant
The Encina power plant consists of five boilers which supply steam to five electricity-generating
units, and one combustion turbine. The boilers can bum either natural gas or fbel oil. The
combustion turbine is typically used to facilitate start-up of the other units at the plant and can
bum either natural gas or distillate fbel. All the required permits to operate as required by the
SDAPCD have been acquired by the current plant operator.
The 46-year old power plant will soon be undergoing an interim retrofitting to reduce overall
emissions to meet APCD standards. Presently, due to the older, less efficient power plant units,
pollutants emitted into the air include nitrogen oxides, carbon monoxides, and sulfbr dioxides
when the plant is operationally, usually during the summer months. L
4.7.2 Project Impact
The threshold criteria for determining potential air quality impacts with adoption of the Plan is
based on whether or not adoption of the Plan would:
1. Cause any Federal, State or local ambient air quality standard to be exceeded.
2. Contribute substantially to an existing or projected air quality violation.
3. Expose sensitive receptors to substantial pollutant concentrations.
4. Conflict with the County of San Diego Air Pollution Control District Regional Air
Quality Strategies.
5. Create objectionable odors.
The adoption and implementation of the Plan would not directly result in any development in the
project area. The Plan only allows the Commission to collect tax increment from the project area
and use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects and/or private development in the project area and
would not directly allow development. Therefore, the Plan would not result in the construction or
development of any projects that would generate air emissions or have any air emission impacts.
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The Plan incorporates the City of Carlsbad General Plan by reference and future development in
the project area would have to be consistent with the Land Use Element of the General Plan. The
RAQS adopted by the SDAPCD is based on the adopted general plans of the respective cities and
jurisdictions the San Diego APCD. Therefore, incorporation of the City of Carlsbad General Plan
in the South Carlsbad Coastal Redevelopment Plan would make the Plan consistent with the
RAQS.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the public improvement projects listed in the Plan as hnds become available. The Plan would also
allow the Commission to participate financially with the private development community to
rehabilitate or demolish existing buildings and construct new buildings in their place. Adoption of
the Plan would indirectly allow the Commission to participate in the development of projects that
would generate both short and long-term air emissions.
The Commission can assist the City in the construction of the public improvement projects listed
in the Plan if adequate tax increment hnds become available. The construction of the public
improvement projects listed in the Plan would generate air emissions.
The short-term air emissions that would occur during construction of projects include those
generated by construction workers driving to and from the construction site, trucks delivering
construction materials to and from the site, dust and other particulates generated during
demolition of existing buildings, grading and other construction activities, and emissions from off-
site generation of electricity to power on-site electrical equipment.
The amount of short-term air emissions due to new development and the potential impact on the
local air quality would be evaluated by the City of Carlsbad at the time projects are submitted to
the planning department for approval. While the air emissions generated during construction are
considered short term the potential impact can be significant depending upon the size of the
project, the period of construction thus the number of days construction emissions would be
generated, number and types of &el power equipment, types of measures incorporated into the
project to reduce and minimize air emissions, etc. While construction air emissions may be short-
term the air quality impacts could be significant.
The development of private projects would also generate long-term air emissions. Once projects
are constructed the operation of motor vehicles, operation of on-site boilers, water heaters,
hrnaces and other uses directly and indirectly associated with the project would generate air
emissions that could have long-term air quality impacts. While some air emissions would be
generated by on-site uses such as water heaters, boilers, etc. the majority of long-term air
emissions would be attributed to the operation of motor vehicles associated with the respective
use. The generation of additional traffic would incrementally increase ozone in the area which is a
non-attainment pollutant in the APCD.
South Carlsbad Coastal Redevelopment Plan
Program EIR -87-
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The City of Carlsbad reviews all private development projects for potential air quality impacts
when submitted for approval. The City reviews projects to determine whether or not a project
has the potential to have adverse air quality impacts by exceeding state and/or federal air emission
thresholds during both construction and throughout the life of the project. If the city determines a
project could exceed air emission thresholds an air quality analysis is required. Measures to
reduce air emissions would be incorporated into the project when required to meet established air
quality thresholds. At this time it is speculative to determine whether or not future development
within the project area would result in any long-term air quality impacts.
Future development in the project area would have to be consistent with the City of Carlsbad
General Plan Land Use Element. Based on the Final Master EIR24 impacts to air quality fiom the
implementation of the General Plan would be significant and not filly mitigateable. Existing city
policies and mitigation measures listed in the Final Master EIR would lessen potential air quality
impacts to the greatest extent possible, but would not reduce air emission impacts to a level of
insignificance.
While the incorporation of all applicable air emission reduction measures listed in the March 1994
Final Master EIR into future projects would reduce air quality impacts, the emissions would not
be reduced to a level of insignificance.
Encina Power Plant
The adoption and implementation of the Plan directly would not change or impact the existing or
future air emissions generated by the Encina power plant. The owner of the power plant is
required to obtain all applicable air emission permits from SDAPCD as required by law and
adoption and implementation of the Plan would not change this legal requirement. However, a
goal of the Plan is to facilitate the redevelopment of the Encina power plant to a small more
efficient power generating plant. Therefore, the Plan adoption directly would not impact or have
any effect on air emissions generated by the Encina power plant.
Conclusion
While the adoption and implementation of the Plan itself would not have any significant air quality
impacts, projects that could be developed in the project area could have both short and long-term
air emission impacts. City staff would evaluate all projects for potential air quality impacts at the
time they are submitted to the city for approval. Measures to reduce air emissions would be
incorporated into the projects when applicable. Although the Plan would not directly cause or
contribute to any air quality violations or conflict with the County of San Diego APCD Regional
Air Quality Strategies, development in the project area consistent with the general plan would
"Final Master EIR, City of Carlsbad General Plan Update, March 1994, page 5.3-7.
South Carlsbad Coastal Redevelopment Plan
Program EIR -88-
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have unavoidable adverse air quality impacts. Based on the threshold criteria the Plan would
indirectly have significant adverse air quality impacts.
4.7.3 Mitigation Measures
The following mitigation measure is recommended to reduce air emissions. While the following
measure would serve to reduce air emissions typically associated with development the measure is
not all inclusive. As new air emission reduction measures are identified in the future the City shall
incorporate those air emission reduction measures into projects to further reduce air emissions.
However, the following measure would serve to reduce air emissions as practical that are
associated with most projects anticipated to be developed in the project area:
1. The City of Carlsbad shall incorporate all applicable air emission reduction
measures listed in the March 1994 Final Master EIR for the City of Carlsbad
General Plan Update into all Commission assisted projects. In addition, the City
shall incorporate new air emission reduction measures in the future as applicable to
further reduce air emissions during both the short and long-term.
4.7.4 Significance After Mitigation
There would be significant air quality impacts indirectly associated with adoption and
implementation of the Plan even with incorporation of the recommended mitigation measure.
South Carlsbad Coastal Redevelopment Plan
Program EIR -89-
4.8 Public Services
4.8.1 Water Service
4.8.1.1 Environmental Setting
".
Water for potable use and fire flow is provided by the City of Carlsbad Municipal Water
Department (CMWD). The existing water distribution system serving the project area includes a
network of water pipelines ranging from 2" to 30" in diameter that carries water to the end users.
There is a deficiency of water distribution facilities in the project area and a need for expanded
water distribution facilities.
The City of Carlsbad Water Master Plan identifies the water distribution improvements for the
entire city including the project area. Based on the master plan the project area is in need of the
construction of a 10" water main in Palomar Airport Road from Avenida Encinas to Carlsbad
Boulevard then north in Carlsbad Boulevard to Manzano Drive. Other needed master plan
improvements in the project area include a 12" water main in Poinsettia Lane from 1-5 to Carlsbad
Boulevard.
The city also provides reclaimed water to specific areas where reclaimed water facilities have been
constructed. At the present time the City has a 500' section of reclaimed water line in Cannon
Road. Proposed improvements to the reclaimed water distribution system in the project area
includes the construction of a distribution line in Carlsbad Boulevard from Palomar Airport Road
north to Cannon Road.
The City has mandated water conservation measures that are incorporated into new projects and
include ultra low flow toilets, low flow shower heads, etc. as required by State and Federal
regulations. The City of Carlsbad also requires the use of specific approved landscaping to reduce
irrigation demand. CMWD also requires the use and if determined necessary, the construction of
recycle water facilities for landscape and irrigation purposes.
4.8.1.2 Project Impact
The threshold-criteria for determining potential water supply impacts is based on whether or not
adoption of the Plan would exceed:
1. The capacity of the existing or planned water supply and distribution service.
2. A minimum ten-day average storage capacity beyond the average daily usage.
The adoption and implementation of the Plan would not result directly in the development of any
projects in the project area. The adoption of the Plan allows the Commission to collect tax
increment fiom the project area and use the tax increment at the Commissions discretion to assist
the City of Carlsbad financially with the construction of public improvement projects and/or
South Carlsbad Coastal Redevelopment Plan
Program EIR -90-
private development in the project area. But, adoption of the Plan would not directly allow
development of private or public projects. Therefore, the Plan, if adopted, would not result in the
construction or development of any projects that would have the need for and consume additional
quantities of potable water. As a result, the Plan would not directly have any impacts to the city’s
water supply.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the water distribution improvement projects listed in the Plan when finds become available. The
construction of the needed water distribution projects by the Commission that are listed in the
Plan would have positive impacts to the project area and the city by constructing water
distribution facilities recommended by the city’s water master plan which would provide a more
reliable source of water for potable use and fire flow.
Adoption of the Plan would also allow the Commission to participate indirectly in the
development of private projects. The construction of private projects would increase the demand
for water for both domestic consumption and fire flow. New development in the project area
would be developed consistent with the general plan land use element. When required, future
development would be required to construct the distribution facilities necessary to provide an
adequate supply of water for consumption and fire flow as identified in the water master plan.
The city would also require the installation of all applicable water conservation measures into each
project as mandated by State and Federal law.
Future development consistent with the general plan must also be consistent with and comply with
the requirements of the City of Carlsbad Growth Management Plan. The Growth Management
Plan requires that no development permits can be approved unless the project is consistent with
the citywide facilities and improvements plan and the applicable local facilities management plan.
One of the requirements is that adequate public facilities and improvements are provided in a
phased and logical fashion. Therefore, an adequate supply of water and distribution facilities must
be readily available to serve a project before the project can be developed.
Additional development in the project area would have to be consistent with the land use element
of the general plan. Future development consistent with the general plan would have an impact
on water supply and have a significant impact to water resources. Measures to reduce water
consumption can be incorporated into projects to reduce and mitigate water consumption impacts.
Encina Power Plant
The adoption of the Plan would not have any impact on water consumption at the Encina power
plant. The Plan could have a positive impact on water consumption at the power plant if the
proposed reclaimed water distribution system in Cannon Road is completed due to assistance by
the Commission allowing the plant to use reclaimed water reducing the demand for potable water.
South Carlsbad Coastal Redevelopment Plan
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Conclusion
Based on the threshold criteria the adoption and implementation of the proposed Plan would not
impact the local water supply or reduce the capacity of existing or planned water supply and
distribution facilities. The Plan would have positive impacts if the Commission is able to assist the
city financially in the construction of needed water master plan distribution facilities. The
incorporation of all applicable city required water conservation.measures into future private
development projects would help reduce water consumption and have a positive impact on water
supplies.
4.8.1.3 Mitigation Measures
Since no significant water supply impacts have been identified, no mitigation measures are
recommended.
4.8.1.4 Significance Mer Mitigation
There would be no significant water supply impacts with adoption and implementation of the
Plan.
4.8.2. Police Protection
4.8.2.1 Environmental Setting
The City of Carlsbad Police Department provides police protection to the city. The Project Area
falls within both the 40 and 44 beats of the police department's seven-beat system. Each beat is
staffed by at least one officer 24 hours a day. The police department has adopted a maximum six
minute response time standard for police service for all priority-one emergency calls. The average
response times in minutes for January 1 through November 30, 199 were as follows:
Table 4
Police Response Times
Response I Beat 40 I Beat 44
I I Priority 1 4.5 5.9
Priority 2 8.2
i Priority 3 I 18.7 I 21.7
Source: City of Carlsbad Police Department
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Priority 1 calls are life and death emergencies such as all violent crimes in progress, some non-
violent crimes in progress, armed robbery alarms, traffic collisions, and burglaries in progress.
Priority 2 calls include non-violent crimes such as petty theft and burglary alarms. Priority 3 call
include reports being taken after the crime has occurred.
The Police Department has numerous programs designed to increase crime prevention including
Business Watch, Neighborhood Watch, etc. These are supplemented by a problem-solving
approach used by officers to help solve community problems which often enlists the help of other
City departments as well as County and State agencies. In addition, the Police Department
reviews development projects and provides recommendations on street access, safety, security
measures and the utilization of adequate lighting and buildingstreet addresses.
4.8.2.2 Project Impact
The threshold criteria for determining potential police protection impacts is based on whether or
not adoption of the Plan would result in conflicts with adopted service standards for law
enforcement services.
The adoption and implementation of the Plan would not directly result in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects. Tax increment from the project area can also be
used by the Commission to assist private development, however the adoption of the Plan would
not directly allow private development. The Plan would not result in the construction or
development of any projects and would not directly require the need for police protection
Services.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the public improvement projects listed in the Plan when knds become available. The Plan would
also allow the Commission to participate financially with private development to rehabilitate or
demolish existing buildings and construct new buildings. Adoption of the Plan would indirectly
allow the Commission to participate in the development of projects that would require police
protection services.
The Police Department anticipates that as the project area redevelops there would be an increase
in police service demands. As new development and redevelopment in the project area occur the
Department anticipates an increase in calls with traffic related events and other calls for service
that are typically associated with residential and commercial development. Increased development
could require increased calls for police protection services that could require additional police
South Carlsbad Coastal Redevelopment Plan
Program EIR -93-
officers andor equipment. The Police Department does not anticipate that adoption of the
proposed Plan will have a significant effect on either the police personnel or response times2'
Projects submitted to the City for approval are also submitted to the Police Department for
review. The Department reviews projects to determine if there are measures andor designs that
can be incorporated to improve the safety of the project and reduce service calls. The
incorporation of Department suggested improvements and changes into projects would reduce
police service calls impacts to the Department.
Conclusion
Based on the threshold criteria the adoption and implementation of the Plan would not directly
have an impact on police protection services. Indirectly, however, the Plan is anticipated to
encourage new development which could increase calls for service with an impact on the
Department. The incorporation of safety and security measures suggested by the Department into
future development projects would reduce police calls minimizing impacts to the Department.
4.8.2.3 Mitigation Measures
Since adoption of the Plan would not have any significant police protection impacts no mitigation
measures are recommended.
4.8.2.4 Significance After Mitigation
There would be no significant adverse police protection impacts with adoption and
implementation of the Plan.
4.8.3 Fire Protection
4.8.3.1 Environmental Setting
The City of Carlsbad Fire Department provides fire protection services for the city. Fire stations
1,4,2 and 5 will serve the area upon build out of the City. The response time of the first engine
will likely range from five to seven minutes depending upon access routes created with the
development of the area.
The City of Carlsbad is a participant in the County wide mutual aid agreement which provides
resources from neighboring departments on demand. Additionally, Carlsbad participates in a
reciprocal "Automatic Aid" agreement with all surrounding cities. The automatic aid agreement
*'Lynn Diamond, Senior Management Analyst, City of Carlsbad Police Department, letter
dated December 28, 1999.
South Carlsbad Coastal Redevelopment Plan
Program EIR -94-
provides for at least one additional engine company from the closest neighboring department upon
receipt of the emergency
4.8.3.2 Project Impacts
The threshold criteria for determining potential fire protection impacts is based on the Growth
Management Plan standard for whether or not adoption of the plan would establish more than
1,500 dwelling units outside of the five minute response area.
The adoption of the Plan would not result directly in any development in the project area. While
the Plan allows the Commission to collect tax increment from the project area and use the tax
increment at their discretion to assist the City of Carlsbad financially with the construction of
public improvement projects and/or private development in the project area it does not directly
allow development. Therefore, the Plan would not result in the construction or development of
any projects that would require fire protection services.
Upon adoption of the Plan the Commission could assist the city with the construction of public
improvement projects listed in the Plan. The assistance by the Commission with the construction
of water facility improvement projects would have positive impacts for the Fire Department by
improving the water supply for fire flow. The construction of water distribution facilities
consistent with the city’s water master plan would improve fire flow resulting in positive impacts
to the Fire Department.
The Plan would allow the Commission to participate financially with private developers to
rehabilitate or demolish existing buildings and construct new buildings. Adoption of the Plan
would indirectly allow the Commission to participate in the development of projects that would
require fire protections services. The development of commercial uses in the project area would
result in an increase in demand for fire protection services such as code enforcement and
construction plan review. Should emergency response time emerge as an issue during the
development of the project area, “built-in” fire protection such as automatic fire sprinkler systems
for all structures in lieu of additional fire station facilities could be considered as a mitigation
~trategy.~’
The Plan incorporates the City of Carlsbad General Plan by reference and future development in
the project area would have to be consistent with the Land Use Element of the General Plan. The
only land in the project area that could be developed with residential uses is located in the Ponto
26Fire Marshal Michael Smith, City of Carlsbad Fire Department, letter dated December 9,
1999.
271bid.
South Carlsbad Coastal Redevelopment Plan
Program EIR -95-
area. The land in the Ponto area designated for residential use would not allow the development
of more than 1,500 residential units.
To be consistent with the City of Carlsbad Growth Management Plan future development in the
project area would have to have adequate fire protection services available prior to the
construction of residential units.
Encina Power Plant
The adoption of the Plan would not impact or change the existing fire protection services
provided by the city to the Encina power plant. The City would continue to provide fire
protection services to the plant as needed upon adoption of the Plan without any significant
impacts.
Conclusion
Based on the threshold criteria the adoption of the Plan would not have any significant fire
protection impacts. The Department has adequate fire protection services available to serve
hture development in the project area without any significant impacts.
4.8.3.3 Mitigation Measures
Since no significant fire protection impacts have been identified no mitigation measures are
recommended.
4.8.3.4 Significance Mer Mitigation
There would be no significant adverse fire protection impacts with adoption and implementation
of the Plan.
4.8.4 Schools
4.8.4.1 Environmental Setting
The Carlsbad Unified School District (CUSD) serves the project area. The CUSD schools that
serve the project area and their current enrollments and capacities are shown below in Table 5.
As indicated below, Pacific Rim elementary school is currently operating over capacity and
several of the other schools are approaching their capacities.** The District has plans to increase
the student capacity at each of the schools as indicated in Table 6.
**Gaylen Freeman, Assistant Superintendent, Carlsbad Unified School District, letter dated
December 16, 1999.
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Program EIR -96-
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Table 5
CUSD Schools Serving the Project Area
School Student Capacity Current Enrollment
Pacific Rim
780 455 Aviara Oaks Middle School
48 1 575
Carlsbad High School 3930* 2483
Jefferson Elementary* * 966 824
(Jefferson: 350)
Valley Middle School 1200 1020 * Approximate ** Combined enrollments of Jefferson and Pine Schools
Table 6
Proposed Expansion Plans of CUSD Schools Serving Project Area
~ ~~
School
Pacific Rim
Aviara Oaks Middle School
Carlsbad High School
Jefferson Elementary
Valley Middle School
Expansion Plans
Relocatable classrooms will be in place by
February 2000.
Additional classrooms will be added when
hnds are available: 2-3 years.
A new 26-classroom building opened in
September 1999; a new gymnasium is under
construction-completion in June 2000.
Site is at capacity
Site is at capacity
The student generation rates currently experienced in the District are presented below in Table 7.
The District uses these student generation rates to plan for classroom space as new development
occurs.
South Carlsbad Coastal Redevelopment Plan Program EIR -97-
Table 7
Carlsbad Unified School District Student Generation Rates
Grades Multiple Family Single Family
K-5 .214 .244
6-8 .093 .120
9-12 .153 .148
The District collects developer fees at the time of issuance of building permits. The developer
fees are used by the District to provide additional classroom facilities to serve new students. The
District’s current developer fees are $0.3 Usquare foot for commercial use and $1.93/square foot
for residential use.29
The City of Carlsbad has adopted an ordinance to undertake such reasonable steps as the city
council determines to be necessary to alleviate overcrowding of school facilitiesM The ordinance
requires the payment of fees for residential subdivisions containing fifty lots or less and in
residential developments where building permits or grading permits are the only required city
approvals. In addition, school fees and/or the dedication of land can be required for some
projects.
The San Diego County Office of Education (COE) also serves the project area. The COE
provides a variety of school and education services to County residents making it a countywide
school district. Some of the programs provided by the COE include direct services to students,
including children (infants, preschool, and students in grades K-12) as well as adults. Other COE
services are provided through public schools, including forty-three school districts and all five
community college districts in the County. These services include staff development for teachers
and current and prospective administrators as well as numerous management support services.
The following COE programs may be affected by the proposed Plan:
a. Regional Occupation Program
b. Hope Infant Handicapped Program
c. Migrant Education Program
d. Outdoor Education Program
e. Teacher Training and Development
?hid.
MSchool Facilities Dedication and Fee Ordinance, Ordinance 9505.
south Carlsbad Coastal Redevelopment Plan
Program EIR -98-
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f Administration Training and Development
8. COE Administration
Using official 1998 CBEDS data and the State of California Department of Finance statistics,
projected K-12 enrollments in San Diego County school districts will increase 3%.”
4.8.4.2 Project Impact
The threshold criteria for determining if adoption and implementation of the Plan would have
impacts on school facilities is if projected enrollment would exceed existing and planned facilities
serving the project area.
The adoption and implementation of the Plan would not directly result in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects andor private development in the project area.
Adoption of the Plan would not directly result in the construction or development of any projects
that would generate additional students to CUSD schools or COE educational facilities.
Indirectly, the Plan would allow the Commission to participate financially with the private
development community to rehabilitate or demolish existing buildings and construct new buildings
in their place. The Plan is anticipated to encourage new development and rehabilitation of existing
buildings in the project area. New residential development in the project area would generate
additional students to CUSD schools and possibly COE facilities. The Ponto area is zoned for
residential density-multiple zone use and allows single and multi-family residential uses. This
zoning designation also allows senior citizen housing with approval of a site development plan.
The development of additional residential units in the Ponto area would generate additional
students impacting CUSD schools particularly schools over capacity.
It is speculative to estimate or determine when and if residential development in the Ponto area
may occur and the number of units that may be approved by the City. Based on the District’s
student generation rates of 0.244 studentddwelling unit for K-5, 0.120 studentsldwelling unit for
6-8 and 0.148 studentddwelling unit for 9-12, a 20-unit single family residential development
would generate approximately 10 new students to grades K-12. Depending upon the enrollment
and capacity of the schools the impact on District schools may or may not be significant. Since
several CUSD schools serving the project area are currently at or over capacity the generation of
additional students would have an impact on CUSD facilities.
Additional residential development could generate additional students and/or adults to COE
facilities. Since residential development does not always generate students/adults to COE
’‘Mr. Tom Robinson, San Diego County Office of Education, letter dated November 3, 1999.
South Carlsbad Coastal Redevelopment Plan
Program EIR -99-
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facilities it is speculative to estimate or determine the number of studentdadults that may be
generated by new development. It is possible there would not be any additional studentdadults
generated from new residential development to COE facilities.
The project area includes property that is zoned for commercial-tourist uses which allows hotels,
motels and restaurants. The development of these types of commercial uses would not directly
generate new students. While some employees may relocate to be closer to their place of
employment the number of people that actually relocate would be minimal. Any new students
indirectly generated to area schools by employees moving closer to their place of employment
would be minimal and is not anticipated to significantly impact CUSD or COE facilities. Most of
the people employed by hotel, motel and restaurant uses commute from their current residence
rather than move. Therefore, the development of additional commercial uses in the project area
is not anticipated to significantly impact CUSD or COE educational facilities.
Developer fees for both residential and commercial development are required to assist the District
in providing educational facilities to adequately serve new students. The fees collected by the
District would mitigate the impact by new development on school facilities.
Future residential development in the project area would have to comply with the City of Carlsbad
Ordinance 9505, School Facilities Dedication and Fee Ordinance. Depending upon the number of
residential lots approved, either school impact fees and/or the dedication of land would be
required to mitigate school impacts.
The existing residential zoning for the property in the project area allows the development of
senior citizen housing with approval of a site development plan. The development of senior
citizen housing would not generate any students to Carlsbad Unified School District and
therefore, would not impact the District. A residential project would be required to pay the
school developer fees applicable to residential development which could be used by CUSD to
provide additional school facilities.
Encina Power Plant
The Encina power plant does not directly generate students to any CUSD facilities. The adoption
of the Plan would not have any impact by the Encina power plant on either CUSD or COE
facilities.
Conclusion
Based on the threshold criteria the project would not have any significant adverse impacts on
CUSD or COE educational facilities. The payment of developer fees would mitigate any impacts
fbture residential development would have on CUSD schools or COE educational facilities.
South Carlsbad Coastal Redevelopment Plan
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4.8.4.3 Mitigation Measures
Since no significant school facility impacts have been identified, no mitigation measures are
recommended.
4.8.4.4 Significance Mer Mitigation
There would be no unavoidable adverse school impacts with adoption and implementation of the
Plan.
4.8.5 Wastewater
4.8.5.1 Environmental Setting
Wastewater generated in the project area is collected and treated by the Carlsbad Municipal
Water District at the Encina Water Pollution Control Facility for treatment. The Encina Water
Pollution Control Facility treatment plant is a regional wastewater treatment facility with a current
capacity of approximately 36 million gallons per day. Wastewater treated at the facility produces
secondary effluent plus stabilized and dewatered sludge. The effluent is discharged into the
Pacific Ocean through the Encina regional ocean outfall pipeline.
4.8.5.2 Project Impact
The threshold criteria for determining if adoption and implementation of the Plan would have
impacts on wastewater collection and treatment facilities is if adoption of the Plan would:
1. Generate demand for additional sewer service that exceeds the capacity of the
existing or planned sewer collection infrastructure and treatment facilities.
The adoption of the Plan would not directly result in any development. While the Plan allows the
Commission to collect tax increment from the project area and use the tax increment at their
discretion to assist the City of Carlsbad financially with the construction of either public
improvement projects and/or private development it does not directly allow development.
Therefore, the Plan would not result in the construction or development of any projects that
would generate sewage and impact sewer collection or wastewater treatment facilities.
The Plan would allow the Commission the authority to assist the city with the construction of the
public improvement projects listed in the Plan. The assistance by the Commission with the
construction of sewer facilities would have positive impacts for the Carlsbad Municipal Water
District by improving the sewer collection services in the project area.
The Plan would also allow the Commission to participate financially with private developers to
rehabilitate existing buildings and/or construct new buildings. The development of commercial
South Carlsbad Coastal Redevelopment Plan
Program EIR -101-
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and residential uses in the project area would generate additional quantities of wastewater that
would be collected and treated at the Encina Water Pollution Control Facility.
New development in the City must be consistent with the Land Use Element of the General Plan
and comply with requirements of the City of Carlsbad Growth Management Plan. The Growth
Management Plan requires that adequate public facilities, including wastewater collection and
treatment facilities, exist prior to construction. As such, “No development permit shall be
approved unless the approving authority finds that the permit is consistent with the citywide
facilities and improvements plan and the applicable local facilities management plan.”32 The city’s
requirement that all development comply with the Growth Management Plan would reduce
impacts of additional development in the project area to wastewater collection and treatment
facilities by assuring adequate facilities are available to serve the project prior to development.
Encina Power Plant
The adoption of the Plan would not change or impact the treatment of wastewater by the
Carlsbad Municipal Water District that is currently generated by the power plant. The District
would continue to treat wastewater from the power plant at their Encina Water Pollution Control
Facility without any impacts.
Conclusion
The adoption of the Plan would not have any significant wastewater collection or treatment
impacts on District facilities including the Encina Water Pollution Control Facility. The Plan
would have positive impacts on District facilities if the Commission is able to assist with the
construction of the sewer facilities projects listed in the Plan.
4.8.5.3 Mitigation Measures
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Since no significant wastewater collection or treatment impacts have been identified, no mitigation
measures are recommended.
4.8.5.4 Significance After Mitigation
There would be no significant wastewater collection or treatment impacts with adoption and
implementation of the Plan.
’*City of Carlsbad Growth Management Ordinance, Chapter 2 1.90.
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Program EIR -1 02-
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4.9 Hazards and Hazardous Materials
4.9.1 Environmental Setting
There are no known hazardous waste sites within the project area. There are two former waste
disposal sites in the city and both are located outside of the project area. Approximately 75
percent of registered hazardous substances in the City are located at gas stations and auto-related
businesses. There are no gas stations or auto-related businesses in the project area.
Encina Power Plant
The operation of the Encina power plant requires the consumption of fuel oil and natural gas to
power electrical generating equipment. Above ground storage tanks store the fuel oil used by the
power generating equipment. An offshore marine terminal for fuel oil offloading is located less
than a mile west of the plant. A natural gas transmission extending along the NCTD railroad
tracks provides natural gas to the power plant.
Various hazardous materials are used at the plant including petroleum fuels and water treatment
chemicals such as ammonia. The plant has a current Emergency Response Plan and an Employee
Hazardous Materials Training Program in place. The plant owner manages its hazardous waste
under the Resource Conservation and Recovery Act (RCRA) as a large-quantity generator.
Hazardous waste are transported to off-site facilities for recycling, treatment, and/or disposal.
The California Department of Toxic Substance Control regulates the generation, transportation,
treatment, storage and disposal of hazardous waste under RCRA and the California Hazardous
Waste Control Law. Both laws impose “cradle to grave” regulatory systems for handling
hazardous waste in a manner that protects human health and the en~ironment.~~
Electromagnetic Fields
Power lines and electrical distribution facilities that distribute electricity generated by the Encina
power plant extend east fiom the power plant through a portion of the project area. These
facilities include electric power lines, generators, transformers and other devices that handle
electric currents and produce electric and magnetic fields (electromagnetic fields, or Ems).
EMFs oscillate at a fiequency of 60 hertz. Field strength decreases rapidly with distance from the
source. EMFs are produced by power lines, house wiring, all electrical appliances and wherever
electrical currents are
33Mitigated Negative Declaration, San Diego Gas and Electric Company’s Application No1
97-12-039 Proposal for Divestiture, Section 4.9 Hazards, page 14.
UIbid.
South Carlsbad Coastal Redevelopment Plan
Program EIR -103-
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The power lines that distribute electricity generated by the Encina power plant extend east from
the plant across 1-5 along the south side of Agua Hedionda lagoon within in an existing easement.
At a point near the southeast corner of the Agua Hedionda lagoon the power lines branch and
extend in both a northeasterly and southeasterly direction transporting electricity throughout
SDG&E’s power grid system.
The SDG&E easement that contains the power grid system extends through portion of the
redevelopment project area located east of 1-5 and north of Cannon Road. This portion of the
project area is designated by the City of Carlsbad General Plan Land Use Element as Travel-
Recreation Commercial and Open Space. The zoning is Public Utility.
The types of land uses permitted in the Travel-Recreation Commercial land use designation
include hotels, motels and restaurants. Accessory uses permitted as an integral part of a permitted
use within the same structure or parcel of land includes: apparel and accessories; bakeries; beauty
and barber shops; commercial parking lots; etc. Uses permitted by a conditional use permit
include automobile service stations, bus passenger terminals, produce stores and stands,
recreation facilities and bed and breakfast uses. 35 The types of land uses allowed in the Public
Utility zone include generation and transmission of electrical energy, public utility district
maintenance, storage and operating facilities, governmental maintenance and service facilities,
energy transmission facilities, agriculture uses restricted to field and seed crops, truck crops,
horticultural crops, etc.”
4.9.2 Project Impact
The threshold criteria for determining whether or not the Plan could have hazardous impacts is
based on whether or not the Plan would:
1. Create a potential public health hazard or involve the use, production or disposal
of materials which pose a hazard to people, animal, and plant populations in the
affected area.
respectively.
2. Interfere with emergency response plans or emergency evacuation plans,
The adoption and implementation of the Plan would not directly result in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement and/or private development projects and would not directly
allow development. Therefore, the Plan would not result in the construction or development of
35City of Carlsbad Zoning Ordinance, Chapter 21.29.030, 21.29.040 and 21.29.050
”City of Carlsbad Zoning Ordinance, Chapter 21.36.020.
South Carlsbad Coastal Redevelopment Plan
Program EIR - 104-
any projects that would create or pose a health hazard or interfere with any existing emergency
response or evacuation plans.
The Plan is anticipated to encourage development in the project area consistent with existing
general plan land use designations. Based on existing designations there are no land uses that
would either generate hazardous materials or expose people or property to hazardous materials if
businesses are operated in a safe manner and comply with all applicable local, county, state and
federal laws.
Encina Power Plant
The adoption of the Plan would not change or affect current operations of the Encina power
plant. The plant would continue to operate and be required to comply with all applicable city,
county, state and federal rules and regulations regarding the use, storage, transport and disposal
of hazardous materials. There' would not be any significant hazardous material impacts associated
with continued operation of the Encina power plant with adoption of the Plan. In addition, none
of the uses anticipated to occur in the project area would interfere with any emergency response
plans or evacuation plans, particularly at the Encina power plant
Conclusion
Based on the threshold criteria the proposed Plan would not have any significant adverse
hazardous waste impacts since the Plan would not create any public health hazards. No
significant hazardous waste or hazards associated with adoption of the Plan have been identified.
The continued operation of the Encina power plant would have to comply with all applicable city,
county, state and federal laws regarding the use and disposal of hazardous materials and adoption
of the Plan would not change or impact these requirements. Future development of the portion of
the project area east of 1-5 adjacent to the power grid system would not be impacted if developed
in compliance with the general plan.
4.9.3 Mitigation Measures
c Since no significant adverse hazardous waste or hazard impacts have been identified, no
mitigation measures are recommended. - 4.9.4 Significance After Mitigation
I There would be no significant adverse hazardous waste impacts with adoption and
implementation of the Plan.
c
South Carlsbad Coastal Redevelopment Plan
Program EIR -105-
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4.10 Population and Housing
4.10.1 Environmental Setting
As of 1995 the City of Carlsbad had a population of 67,167 people with 28,927 households based
on information from the San Diego Association of Governments (SANDAG). The estimates for
the City of Carlsbad for the year 2020 are 132,232 people and 55,123 households.
The City of Carlsbad Housing Element uses the residential goals and objectives of the City's Land
Use Element as policy framework for developing more specific goals and policies in the Housing
Element. The Land Use Element encompasses five main themes.
1. Preservation - The City should preserve the neighborhood atmosphere, retain the
identi@ of the existing neighborhoods, maximize open space and ensure slope
preservation.
2. Choice - The City should ensure a variety of housing types, single-family detached or
attached, multi-family (apartments, townhouses, etc.), with different styles and price levels
in a variety of locations.
3. Medium and High Density Compatibility with Surroundings and Services - The City
should provide close-in living and convenient shopping in the commercial core but limit
large-scale development of apartments to areas that are most appropriate.
4. Housing Needs - The City should utilize programs to revitalize deteriorating areas or
those with high potential for deterioration and seek to provide low and moderate income
housing. The City will also address the special housing needs of the homeless, the farm
worker, handicapped and the elderly.
5. Growth Management Program - The Housing Element was reviewed with regard to
the Growth Management Program in 1986. The analysis found that the Growth
Management Program would not significantly impact the Regional Housing Needs or the
Housing Element as the City's housing needs and fair share goals will continue to be met.
It is the purpose and intent of this program to provide quality housing opportunities for all
economic segments of the community and to balance the housing needs of the region
against the public service needs of Carlsbad's residents and available fiscal and
environmental resource^.^'
The Housing Element addresses each of these main themes as discussed below.
c
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"City of Carlsbad Housing Element, page 7-8.
South Carlsbad Coastal Redevelopment Plan
Program EIR - 106-
"
Housing. Needs Analysis
The housing needs analysis is a review of selected information on population and housing trends
within the region and the City of Carlsbad. It contains information on employment and
employment trends, housing costs, the estimated number of households that need assistance and
other relevant statistical data. These data are important in understanding the evaluation of supply
and demand indicators and the current market analysis of housing within Carlsbad.
Population Growth and Projections - The City has experienced a rapid growth. In 1960, a
few years after incorporation, the population base was under 10,000. By 1995 the
population was 67,167 people which is an increase of over 57,000 people during the 35-
year period. The City's growth management program contains a build out capacity set at
54,599 dwelling units with a projected population of 134,914. The final population figure
is based on an assumption of 2.471 persons per household per January 1 , 1986 State
Department of Finance Estimates.
Population by Age Group - Age group characteristics for the City show the largest
population group to consist of persons between the ages of 35 to 59 years (about 39% of
the population). The County as a whole has a slightly younger median age with a
substantial part of the population under 35 years of age.
Population by Race - Although the population of Carlsbad is predominantly white the two
largest increases in the city fiom 1980 to 1988 were Asian and Hispanic population
groups.
Housing Projections - Carlsbad is projected to have a high expected housing growth rate
in the next few years. This is due to general housing demand, the backlog of approved
projects and a large amount of pending projects.
Housing Trends - Carlsbad has experienced a tremendous growth in housing units within
the last 20 years. Almost 40 percent of the City's housing stock is under ten years old and
90 percent of it's housing stock was build within the last 20 years. The older homes are
located primarily in the older northwest quadrant of the city. The older units are also a
major source of affordable housing stock for lower and moderate income residents as
rents and sales prices are usually lower.
Approved and Projected Units - Over the last ten years Carlsbad completed construction
of over 1 1,288 housing units. After implementation of the Growth Management Plan in
1986 by citizen initiative, building permits and authorizations were halted until key
conditions of the Growth Management Plan were met. These conditions included the
completion of a Local Facilities Management Plan for each of the City's 25 Local
Facilities Management zones to ensure that the needed facilities would be provided in a
timely manner. These conditions resulted in a decrease in building permit issuance
South Carlsbad Coastal Redevelopment Plan
Program EIR - 107-
following 1986 although discretionary actions approving housing development were
continued.
Traditionally, rental housing is the most affordable type of housing unit. Typical tenants
include singles, young families, retirees and lower income wage earners. Households that
rent usually live closer to job sites than households that own their homes.
In general, with the increase in the cost of homes in recent years more and more moderate
and upper income households are renting. This trend has put pressure on existing rental
stock, encouraged the construction of new multi-family residential structures and has kept
vacancy rates low. Rental costs, however, have increased due to this increased pressure
and a downturn in multifamily construction.
”-
”
”
Rental multi-family development in the city has decreased in the last ten years. New units
that have been developed typically rent around 25%-30% higher than units developed over
10 years ago due to development standards, higher land costs, higher construction costs
and greater financing costs.
Sales and Rent Costs - The costs of home ownership have risen dramatically within the
last two decades. Carlsbad with its unique coastal location, high development standards
and emphasis on creating a community with a unique quality of life has been attractive to
upscale, move-up housing. Lower densities, increased infrastructure and facilities demand
has led many builders to concentrate in this housing market. This has led to a decline in
the small, single-family detached entry-level home in Carlsbad. This housing type would
be affordable to the moderate income household but has been replaced in favor of the
larger, more profitable “move-up housing” product type.
Historically, the costs of shelter to a household have been considered to be “affordable” if
they do not exceed 30 percent of household income. Based on County of San Diego
criteria, affordable housing in the County would range from $7 19 to $1,34 1 per month
depending on household size and based on an income level at 80 percent of the area
median income.
The costs of rents is taken to mean a combination of rent and an allowance for utilities; the
cost of ownership is taken to mean a combination of principle, interest, insurance, utilities
and an allowance for upkeep.
HOUSEHOLD CHARACTERISTICS
Housing Units by Type - A diversified housing stock to provide housing for all economic
ranges is a stated goal in the current Carlsbad Housing Element. Carlsbad currently has
58% of its housing stock composed of single family type homes and 38% composed of
multi-family dwelling units with mobile homes composing approximately 4% of the
South Carlsbad Coastal Redevelopment Plan Program EIR -108-
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housing stock. Recent trends in construction, however, have tilted predominantly towards
single-family construction.
In Carlsbad, the amount of acreage that had been available for multi-family construction
was reduced. Carlsbad, as part of its growth management program, lowered the density
ranges of its land use classes. However, residential densities can be increased on a case-
by-case basis. Perhaps as a result, the private sector has retreated from rental multi-family
construction within master planned communities so as to focus on more profitable
ownership projects featuring condominiums, townhouses and single-family homes.
Overcrowded Units - Overcrowded units are an important factor in determining an under
housed population. Carlsbad had an estimated 416 households that are overcrowded
according to the 1980 census. As vacancy rates fall and supply of affordable housing
diminishes, overcrowding increases.
As overcrowding leads to accelerated deterioration of housing stock, code enforcement
activities which can abate overcrowded conditions and fbrther preserve existing older
housing stock is an important tool. It is important for the City of Carlsbad to implement
an effective program to identi@ and abate overcrowded conditions and preserve existing
housing stock.
Household Income - Household income is an important indicator of the demand a city may
experience for certain housing types. It also reflects an economic profile of the type of
population that the City has attracted. As housing prices have escalated, the typical family
that can afford to buy a home in Carlsbad has had to become more affluent. The median
income for Carlsbad in 1998 was $54,634. This is significantly above the County median
income of $52,500 for a family of four and $42,000 for a family of two.
Jobs Housing Balance - A jobs-housing balance is a concept to create housing
opportunities closer to employment centers and to create housing in the corresponding
economic ranges that correlate to their respective employment sector. This concept
creates less travel and transportation demand and thereby reduces pollution as well as
promotes energy conservation. Creation of employment centers and jobs that occupy
lower wage scales create demand for housing in the lower income ranges. As employment
opportunities increase in a certain occupational sector and housing demand does not
increase proportionally, a jobs housing imbalance is created. A jobs housing imbalance
creates unwanted traffic situations during rush hours as commuters leave job-rich areas to
return to areas that have adequate and cheaper housing.
Although Carlsbad has created a significant number of housing opportunities within the
last 10 years, it has not created enough housing to match job creation in the retail,
industrial and service sectors. The employment sectors traditionally offer a lower wage
level and, as a result, those employed in Carlsbad industrial parks, resort areas and
South Carlsbad Coastal Redevelopment Plan
Program EIR - 1 09-
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commercial centers must seek housing in surrounding communities where housing costs
are lower. Impacts to the city's streets, arterials and freeways are increased as workers
commute to and fiom their work sites.
The predominate construction of "move-up'' and luxury single family homes in Carlsbad
within the last ten years and the promotion of the coastal location of Carlsbad as a highly
desirable place to live has attracted affluent families from around the county to relocate
here. Many of these households move here to be closer to jobs that are created in the City
of Carlsbad and the north county area. There are households that may retain their former
jobs and commute causing a secondary migration of commuters, those who live here but
are employed elsewhere in the county.
" Analysis of employment growth in Carlsbad shows that more growth can be expected in
the industrial and retail sectors over the next 5 years. As this job growth will correspond
with the average wages for this employment sector it can reasonably follow that additional
housing demand for this income group will increase. Vacant land and land available for
potential redevelopment should be carehlly monitored to assure that an adequate supply
of acreage is available for new development to satisfy the housing demand for all
economic ranges.
Jobs-housing balance strategies needed to assure that future employment growth matches
housing demand, should focus on providing increased employment opportunities in the
technical, professional, medical and other employment sectors that have higher wage
earnings. An additional strategy would be the requirement for major employment centers
that create housing demand for lower income wage earners to contribute to the creation of
housing.
HOUSING NEEDS
The existing housing needs are outlined in the current city Housing Element (1991-1999).
The city is presently preparing a new Housing Element for the next cycle (1999-2004).
Special Housing Needs - Population groups that have been identified as having the need
for special and different types of shelter are referred to a Special Needs Groups. These
groups, because of economic, social, mental or physical condition have difficulty finding
appropriate housing.
These groups have been identified as the homeless, large families, the elderly, students,
farm workers and military families. Many of these groups are in the lower-income
economic range.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 10-
Housing Need By Income Category -
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a. Low and Very Low Income Households: The regional housing needs statement
shows a greatly increased need for housing opportunities in the low and very low
income ranges. Low income is defined as 50430% of the County median income.
Very low income is defined as those households making 50% or less of the County
median. The regional need shows Carlsbad’s share of low income housing should
be almost 40% of its new development within the next five years. This allocation
is derived from a methodology using available developable acreage, jobs, and
employment growth and past housing performance by income category.
Due to the kture growth of industrial, retail, office and service jobs in Carlsbad
the demand for housing in these traditional lower-wage earner occupations will
increase.
The San Diego Association of Governments (SANDAG) developed a regional
housing needs statement which indicates that there is a need for the city to provide
housing for 2,509 low income households. Achievement of the goal to provide
housing for the total need of 2,509 units indicated in the regional housing needs
statement is impractical. A more modest goal, called a “Fairshare” goal has been
developed. This goal is far more achievable and shows that approximately 1,125
new housing opportunities for low income households will need to be created.
This is 18% of the total need of approximately 6,273 housing units needed for
Carlsbad in the period of 199 1 - 1999.
b. Moderate Income Households - Moderate income households are those that have
an income of80% to 120% of the County median (adjusted for household size)
according to the California Housing and Community Development Department
(HCD). Moderate income is defined as between 80% to 95% of the county
median by the Federal Department of Housing and Urban Development.
AfTordable housing for these households is also a great concern as local incomes
needed to qualifi for a loan on a typical median priced home is far below what is
required in San Diego County.
Carlsbad’s moderate income families that can afford to purchase a home here are
usually “move-up” buyers with substantial equity from a previous home. Many
households on fixed income such as the elderly are also precluded from purchasing
a home. Although the affordable issue is a regional problem, it also must be
addressed at the city level.
c. Upper Income Households - This is the income group with the largest stated need
in terms of total units. It reflects the nature of Carlsbad as a growing upscale
community. The Regional Housing Needs Statement shows a minimum need for
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 11-
i
around 2,500 units within the period of the existing Housing Element (1991-1 999).
Due to Carlsbad’s scenic coastal location and the market for move-up housing it is
expected that this minimum goal for housing units to meet this economic range will
be achieved. Though “move-up” buyers are the most popularly targeted home
buyer in the Carlsbad real estate market, development to meet this income group is
only a small part of the total housing need for the community.
There are a variety of constraints, both governmental and non-governmental, to housing
development. Although constraints may apply to all housing production they significantly impact
housing that is affordable to the lower-income households. Many constraints are significant
impediments to development, but must be weighed in the context of achieving balanced economic
growth and preserving environmental resources as well as the particular quality and way of life.
Housing programs should be designed to achieve a local jurisdictions share of housing for all
economic ranges. The constraints associated with the development of housing in the city are
discussed below.
Governmental Constraints - The various governmental constraints that regulate
development include: Land Use Controls; (zoning); Growth Management; General Plan
Densities; Redevelopment Plan; Open Space requirements; Development Standards;
Building, Electrical and Plumbing Codes; Code Enforcement Programs; Offsite
Improvements; Circulation Improvements; Fees and Exactions; California Environmental
Quality Act (CEQA); Article XXXIV of the California Constitution and; Staffing.
Non-Governmental Constraints - The non-governmental constraints, those that are usually
beyond the control of the local jurisdiction include: Financing (public and private); Price of
Land; Cost of Construction; Environmental Constraints (endangered species, drought and
water supply, topography, sensitive habitats, coastal zone, agricultural land/Williamson
Act, airport land use plan); Vacant Land Inventory; Energy Conservation in Housing
Development.
Listed below are the City’s long-term housing goals and short-term objectives, policy positions
and action programs which are outlined in the City’s current Housing Element and can be utilized
to achieve the long-term goals. The Goals, Objectives, Policies and Programs contain the actions
the City of Carlsbad will take, and have taken, to promote housing and shelter opportunities for
all segments of the community.
There are six Goals in the current Housing Element that are articulated as a general “end
condition statement,” which state a desired achievement. The Goals do not contain an action verb
as they reflect a final statement of what the City will hope to achieve. How the goal will be
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 12-
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achieved is established via the subordinate objectives, policies and, importantly, action
The six Goals are discussed below.
1. Preservation - Carlsbad's existing housing stock preserved and rehabilitated with
special attention to housing affordable to lower-income households.
The objectives to preserve existing housing stock include the following:
Condominium Conversion (monitor the conversions of rental apartments to
condominiums); Mobile Home Parks (reduce or eliminate the net loss of existing
mobile home rental opportunities available to lower and moderate income
households and retain and preserve the affordability of mobile home parks); Rental
Stock Monitoring (maintain a data base of information on vacancy rates, rental
rates and physical condition of the city's existing rental housing stock);
Rehabilitation (identi5 and rehabilitate substandard and deteriorating housing);
Rehabilitation Subsidies-Rental Stock (provide loan subsidies, loan rebates and
other assistance to owners of lower income units in need of repair and
rehabilitation); Acquisition and Rehabilitation (acquire deteriorating and
substandard rental housing from private owners utilizing various local, state and
federal funding sources); Rehabilitation Incentives (provide incentives for the
rehabilitation and preservation of deteriorating rental units which house lower
income residents); Rehabilitation-Homeowners (provide rehabilitation assistance,
loan subsidies and loan rebates for lower-income households, persons of special
needs and senior homeowners to preserve and rehabilitate deteriorating homes);
Neighborhood Improvement (assist in the creation of a Neighborhood
Improvement Program to provide local resident input and participation into
neighborhood preservation and improvement programs). The City has
implemented several of the above programs during the past nine years and will
continue to implement them in next Housing Element cycle.
2. Quantity and Diversity of Housing Stock - New housing developed with a diversity
of types, prices, tenures, densities and locations and in sufficient quantity to meet
the demand of anticipated City and regional growth.
The objectives proposed in the City's current Housing Element to meet this goal
include the following: Regional Housing Need (allow development of sufficient
new housing to meet Carlsbad's share of the total regional housing need as
identified in SANDAGs Regional Housing Needs Statement, 1991-1996);
Development Standards (ensure that development and housing construction
achieved through the use of modified codes and standards that will reduce the cost
of housing will retain quality design and architecture); Developable Acreage
38City of Carlsbad Housing Element, page 95.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 13-
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Monitoring (ensure sufficient developable acreage in all residential densities to
provide varied housing types for households in all economic ranges); Adaptive
Reuse (provide alternative housing environments by encouraging reuse of older
commercial or industrial buildings); Mixed Use (encourage increased integration of
housing with non-residential development); Coastal Development Monitoring
(identifi, monitor and report the number of affordable housing units constructed,
converted and demolished in the coastal zone). As noted above, the City has
implemented many of the above programs during the past nine years. These
programs are proposed to be continued in the City’s next Housing Element.
3. Groups With Special Needs, Including Low and Moderate Income Households -
Sufficient new affordable housing opportunities in all quadrants of the City to meet
the needs of groups, with special requirements and in particular the needs of
current lower and moderate income households and a fair share proportion of
future lower and moderate income households.
The objectives proposed by the City in the current Housing Element to reach this
goal include: Farm Worker (provide adequate shelter for both the permanent and
migrant farm worker); Large Family (assure the development of an adequate
number of housing units suitably sized to meet the needs of lower income larger
households); Homeless (provide transitional shelters and assistance for the
homeless); Senior/Elderly (provide additional senior housing); Lower Income
(provide a range of new housing opportunities for lower-income households in all
areas of the city); Inclusionary (ensure that all master planned and specific planned
communities and all qualified subdivisions provide a range of housing for all
economic income ranges); Lower Income Development and Incentives (provide
incentives, housing type alternatives, and city initiated developments and programs
for the assistance of lower-income households); Growth Management (ensure that
incentive programs such as density bonus programs and new development
programs are compatible and consistent with the City’s Growth Management
Ordinance); Special Housing Needs Priorities (ensure that new development
constructed by the private sector and public finds allocated for lower income and
special needs groups will meet the City’s lower-income housing needs); Moderate
Income (provide a range of new housing opportunities affordable to moderate-
income households in all areas of the City); Smaller, More AfTordable Housing
(reduce the size of housing thereby reducing costs and increasing affordability);
Land Banking (provide adequate land for low income and moderate housing
development throughout the city); Community Reinvestment Act (monitor the
lending practices local lending institutions for compliance under the Community
Reinvestment Act to evaluate lending activities and goals towards meeting the
communities credit needs); Housing Trust Fund (the city will create a Housing
Trust fund to facilitate the construction and rehabilitation of affordable housing);
South Carlsbad Coastal Redevelopment Plan Program EIR -1 14-
Housing Element/Annual Report (ensure that the Housing Element retains its
viability and usehlness through annual amendments, review and monitoring).
The City implemented an Inclusionary Housing Ordinance in 1993 which has been
very beneficial to the production of affordable housing for low income households
in Carlsbad. Implementation of this as well as the others noted above will continue
under the next Housing Element.
4. Housing, Jobs, Work Force Balance - Maintenance of a high quality of life and a
strong local economy through a balance of residential and nonresidential
development, in particular, a balance of the skills desired and wages offered by
local employers; the skills and education possessed and wages earned by the local
work force; and the cost of local housing.
The objectives the City proposed to implement under the existing Housing
Element to rixch this goal include: Housing Impact Fee (achieve a balance
between 1) the numbers of local jobs created relative to the availability of housing,
and 2) the cost of housing relative to the wages that are offered);
5. Resource Conservation - New and redeveloped housing which conserves natural
resources, in particular energy and water.
The objectives the City proposed under the existing Housing Element to
implement to reach this goal include: Energy Conservation (promote energy
conservation in new housing development); Water Conservation (promote
resource conservation including water conservation in new housing development).
6. Open and Fair Housing Opportunities - All Carlsbad housing opportunities
(ownership and rental, fair-market and assisted) offered in conformance with open
housing policies and fiee of discriminatory practices).
The objectives the City proposed under the existing Housing Element to
implement to reach this goal include: Fair Housing (disseminate and provide
information on fair housing laws and practices to the community).
Reaional Housing Needs Assessment
The Regional Housing Needs Statement (RHNS) quantifies and analyzes the housing needs for
the San Diego region. The purpose of the RHNS is to identi5 the existing and projected housing
needs for the region’s local jurisdictions. This information is used by the local jurisdictions to
prepare the housing elements of their general plans. Housing elements are updated periodically in
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 15-
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accordance with state law. This RHNS will be used by jurisdictions to prepare their July 1, 1999-
June 30,2004 housing elements.39
The housing needs in the San Diego region can be described in two categories: the need to
produce more housing for all income categories, and the need for more housing affordable to
lower income households. To understand these needs in more detail, the RHNS focuses on the
region’s housing supply and demand characteri~tics.~~
Housing elements must identifjl each jurisdiction’s share of the regions future need for housing
units. To allocate the regional share number for the 1999-2004 housing element cycle by
jurisdiction, SANDAG used the 2020 CitiedCounty Forecast allocation process.
The SANDAG RHNS indicates41 the City of Carlsbad’s 1991-96 Total Fair Share AfTordable
Housing Needs allocation was 6,273 units. The City’s 1991 - 1999 Housing Element Mordable
Housing Fair Share Goal was 1,125 units. As of December 3 1, 1999, a total of 604 units of low
income affordable housing have been constructed and moved the City towards its goal of 1 , 125
units. As of 1999 the City has not met its goal of affordable housing units. However, substantial
progress has been made which is proposed to be continued through implementation of programs
outlined within the new Housing Element for the next cycle of 1999-2004.
Redevelopment Law
Health and Safety Code section 33334.2(a) states “Not less than 20 percent of all taxes which are
allocated to the agency pursuant to Section 33670 shall be used by the agency for the purposes of
increasing, improving and preserving the community’s supply of low- and moderate-income
housing available at affordable housing cost, as defined by Section 50052.5, to persons and
families of low or moderate income, as defined in Section 50093, and very low income
households, as defined in Section 50105,” unless a specific finding in made annually by resolution.
The City of Carlsbad has a program to provide and increase the amount of affordable housing to
households with low and moderate incomes. The City has provided 739 units that meet the
definition of very low, low and moderate income housing. The 739 units are comprised of the
following: 247 units very low, 195 units low, and 297 units moderate). However, currently the
city has not met its required number of low and moderate income housing units.
’qegional Housing Needs Statement, San Diego Region, SANDAG, May 1999, page 3.
“Ibid, Table 60, page 125.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 16-
4.10.2 Project Impact
The threshold criteria for determining whether or not the project would have population and/or
housing impacts is whether or not the Plan would:
1. Result in non-compliance with population and housing allocations for the region.
2. Displace a large number of people.
3. Create a substantial demand for additional housing.
The adoption and implementation of the Plan would not directly result in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects and/or private development in the project area.
Therefore, the Plan would not result directly in the construction or development of any projects
that would create new housing, displace a large number of people or impact the City’s population
and housing allocations for the region.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the public improvement projects listed in the Plan when hnds become available. The Plan would
also allow the Commission to participate financially with private developers to either rehabilitate
or demolish existing buildings and construct new buildings. Private development projects the
Commission could participate includes either residential or commercial development.
The Redevelopment Plan does not include any projects that would result in the development of
any low and moderate income housing. The projects listed in the Plan include public
improvement projects only with no development of low and moderate income housing proposed
in the Redevelopment Area. However, the Redevelopment Agency will set aside 20 percent of
the tax increment hnds generated by the Project Area to increase the supply of affordable housing
within the Carlsbad for low and moderate income households.
The adoption and implementation of the Plan is anticipated to encourage new development in the
project area. New development could include the demolition of existing residential units in the
Ponto area in order for new construction to occur. The demolition of the existing six residential
homes would displace the existing residents. By law the Commission would have to assist in the
relocation of any residents displaced by actions of the Commission. If the Commission acquires
existing residential properties in the Ponto area, the Commission would have to assist the
residents to find alternate housing in compliance with redevelopment law.
The City of Carlsbad has a relocation plan that would be implemented should the Department
participate in a project that requires the demolition of existing residential units. The relocation
plan would assist the current residents to find comparable replacement housing. None of the
existing residential units in the project area qualie as low and moderate income housing.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 17-
Therefore, the removal of the existing residential units in the Ponto area would not impact or
reduce the inventory of low and moderate income housing in the City.
The project area includes several parcels of land in the Ponto area that could be developed with
residential uses. Several parcels are designated for Residential Medium-High Density (8-15
dwelling unitslacre) use that if developed could increase the city’s population. It is speculative to
determine where people moving into residential units that may be constructed in the project area
would move from. In all likelihood people would move from areas both within as well as outside
the city. Thus, additional residential development in the project area is anticipated to result in
some increase in the city’s population. Future residential development in the project area would
be consistent with the general plan. An increase in the number of housing units in the city and the
resulting increase in the city’s population has been planned for by SANDAG based on
development in compliance with the General Plan.
Redevelopment of existing commercial uses and/or construction of new commercial uses in the
project area may also result in an increase in the local population. The construction of new
commercial uses and/or the rehabilitation of existing commercial uses could indirectly increase the
number of city residents. While it is anticipated that most new employees hired by businesses
developed within the project area would already live in Carlsbad, there is the likelihood that some
employees may live outside the city and would relocate to the city to live closer to their place of
employment. While some employees may relocate to the city it is anticipated that most people
employed within the project area would commute from their current place of residence.
Future population projections for the city are based on the amount of residential land designated
for development by the general plan. Since the Plan would not change any existing land use
designations, including residential, the Plan would not directly change or impact any population
projections or increases due to new and/or redevelopment in the project area.
The same is true regarding housing in the city, While some new and/or rehabilitated housing units
may be anticipated to be provided in the project area, the increase is not anticipated to
significantly impact current housing projections. Future housing and population estimates for the
City of Carlsbad are based on current land use designations by the General Plan Land Use
Element. Future development within the project area would be based on existing land use
designations by the land use element therefore, any increase in residential units has been projected
by SANDAG. Therefore, the development of additional residential units in the project area would
not significantly impact the City’s population or housing estimates.
The Health and Safety Code ($33334.2) requires agencies adopting redevelopment project area
after 1976 to set aside at least 20 percent of the tax increment generated from within the project
area to increase, preserve and improve the community’s supply of affordable housing for persons
of low and moderate income. Therefore, 20 percent of the tax increment revenue collected from
the project area throughout the life of the plan must be set aside for use to increase and improve
affordable housing.
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Program EIR -1 18-
The Commission can use the required housing set aside monies to either construct new housing,
preserve or provide housing that meets the needs of persons and families of low and moderate
income. The City has a variety of housing programs the Commission could participate to provide
additional low and moderate income housing. The set aside money can be used to either
construct new residential units or rehabilitate existing units. The money can also be used outside
the project area to provide low and moderate income housing as long as the Commission can
show a benefit to the project area.
The development of additional low and moderate income housing due to adoption and
implementation of the Plan would have positive benefits to the community. Since the City has not
yet met its requirement for producing additional low and moderate income housing and does not
have adequate revenue at this time to develop or assist in the provision of additional needed low
and moderate income housing within the community, the opportunity for the Commission to
allocate tax increment revenue towards providing more low and moderate income housing would
be beneficial to the city.
The conversion of existing housing stock to meet the needs of low and moderate income persons
or families would not change the number of houses in the city, but could change the number of
houses available in a particular price range and to a particular income group. For instance, if the
Commission purchases existing houses at market price and converts them to low and moderate
income housing there would be a decrease in market rate housing.
Construction of new low and moderate income housing units would have environmental effects
which could result in environmental impacts. For instance, the development of new units would
result in traffic impacts to the area transportation system, increased short and long-term noise
levels during construction and due to project generated traffic, increased short and long-term air
emissions, have potential grading impacts, increased demand for public services and utilities, etc.
Since specific development plans and locations for the construction of new low and moderate
income units are not available it is speculative to determine if there would be any significant
effects and if so, which environmental disciplines would or would not be impacted. A thorough
discussion and evaluation of the potential environmental effects associated with the construction
of new low and moderate income residential units would be conducted by the city at the time site
specific development plans are submitted for approval.
Conclusion
The adoption of the Plan could have impacts on existing housing if the Commission purchases
existing residential units and demolishes the houses to allow new development. The City has a
relocation plan that by law requires the City to assist displaced residents to find replacement
housing. Assistance by the City to assist displaced residents in finding replacement housing would
reduce significant impacts to those residents. Based on the threshold criteria the adoption of the
Plan would not have any significant population or housing impacts.
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Program EIR -1 19-
4.10.3 Mitigation Measures
Since no significant housing or population impacts have been identified no mitigation measures
are recommended.
4.10.4 Significance After Mitigation
No significant population or housing impacts are anticipated with adoption and implementation of
the Plan.
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Program EIR - 120-
4.11 Recreation
4.1 1.1 Environmental Setting
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The public park and recreational facilities that currently exist in the project area include Cannon
Park, Carlsbad State Beach and the westerly portions of Agua Hedionda and Batiquitos lagoons.
Cannon Park, leased by the City from San Diego Gas and Electric, is approximately 1.7 acres in
size and includes turf area for multi-use, multi-purpose courts, portable rest rooms, picnic area,
play apparatus and off-site parking. Carlsbad State Beach includes most of the beach area fiom
Agua Hedionda lagoon south to the southern city limits. Agua Hedionda is a privately owned
lagoon. The portion within the project area is not open to the public except for fishing fiom the
shore.
The City of Carlsbad parkland inventory is composed of three primary park classifications:
a. Community Parks
b. Special Use Areas
C. Special Resource Areas
The City defines these park classifications as follows:
Community Parks - These are leisure facilities, approximately 20 acres in size. Typically,
community parks are designed to serve the recreational needs of several neighborhoods,
Community parks generally provide active and passive use amenities, however, they are
not limited to the exclusive use of either. Minimum facilities should include: family-
oriented picnic areas; group picnic areas; turfed open space areas for free play; multi-
purpose play fields (lighted when appropriate); tot lot areas; structures for lectures,
meetings, skills, instructions, etc.; buffer areas; and special use facilities such as swimming
pools, tennis courts, horseshoes, handball and racquetball courts, bicycle paths, etc.
Cannon Park is an example of a community park.
The service radius for community park sites is approximately two miles. The primary
access orientation is vehicular. It is therefore established that community parks should be
located adjacent to a secondary arterial or circulation route of greater hierarchy as defined
within the Circulation Element.
SPecial Use Areas - These are typically local facilities that contain only one or two activity
type uses, either passive or active in nature. They are between one and five acres in size
and generally provide the basic widely accepted facilities found in a community park site.
Facilities of this type are: swim, tennis or racquetball complexes; meeting halls; athletic
complexes; play lots; picnic and interpretive walk areas. Adequate access should be a
primary siting criteria utilized in determining the location of a Special Use Area.
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SDecial Resource Areas - These are local amenities that have either citywide or potential
regional significance. The significance is in the quality of the site that makes it unique as
either a passive and/or active recreation area. This quality may be of a natural (water,
geological, ecological, etc.) historical (architectural, etc.) or a combination thereof.
Consequently, the Special Resource Area as defined has a visitor attraction or drawing
power to users locally and beyond. The Carlsbad State Beach, Agua Hedionda and
Batiquitos lagoons are considered as Special Resource Areas.42
Agua Hedionda and Batiquitos lagoons are also identified as Regional Open Space Parks in
addition to their Special Resource Area classification. These lagoons have been identified as
Regional Open Space Parks consistent with the recommendations of the San Diego Association of
Governments report Regionally Significant Open Space - Definition. Although parks have been
identified as part of the regional park system they will continue to fkction pursuant to their
primary park classification as identified above. The identification of a city park as a Regional
Open Space Park simply denotes that the park is part of the region's park system.
A regional park is a major park that may contain any one or combination of such attributes as
natural beauty, unique topographic features, historical structures or unusual scenery. Such parks
are usually developed for at least two outdoor activities, but the greatest use of the acreage may
remain as undeveloped open space. Usually a regional park has at least 200 acres, 50 acres of
which are usable. The size may be smaller for unique regional resources.
The City's standards for each of the three park classifications are as follows:
Community Parks 2.5 acres/1,000 population Special Use Areas .5 acres/1,000 population Special Resource Areas 2.5 acres/l.OOO population Overall Park Acreage Std. 5.5 acres/1,000 population
Future Recreational DeveloDment
Several areas of the city have been earmarked for future park development and identified in the
current park inventory. Although the timing for acquisitions and development depends primarily
on the requirements of the Growth Management program as development occurs the City Council
ultimately approves the financing methods for acquisition, construction, and ongoing maintenance
and operation costs. .
Typically, parkland acquisition is provided under the Quimby Ordinance and/or park-in-lieu fees,
while development knds are provided by the Public Facilities Fees. Future park acquisition and
development projects are, for the most part, identified in the Capital Improvement Program
42City of Carlsbad General Plan, Parks and Recreation Element, page 4-5.
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Budget. However, actual development may be subject to delay based upon demand, the priority
established for Public Facility construction and the cost associated with ongoing maintenance and
operation.
The city has identified one future park project within the project area which is Cannon Lake.
Cannon Lake is classified as a Special Use and consists of approximately 6.87 acres.
Typically, parkland acquisition is provided under the Quimby Ordinance and/or park-in-lieu fees
while development funds are provided by the Public Facilities Fee. Future park acquisition and
development projects are, for the most part, identified in the Capital Improvement Program
Budget. However, actual development may be subject to delay based upon demand, the priority
established for Public Facility construction and the cost associated with ongoing maintenance and
operation. Additional finding sources for acquisition, development, maintenance and operation,
or rehabilitation may be provided by general obligation bonds, special taxes, state and federal park
bond acts, assessment districts or donations.43
The principal authorities for parkland dedication include the Subdivision Map Act and the Quimby
Act. “Quimby” provides local government with the authority to place into law an ordinance
requiring developers to provide land and/or fees to acquire and develop parks and recreation
facilities. Parkland dedication or in-lieu fees, as they relate to Carlsbad, are identified in the
Municipal Code (Chapter 20.44). Simply stated, the ordinance requires the dedication of three
(3) acres of land for community parks and special uses areas for each 1,000 population. In
addition, to this required dedication of three (3) acres for park purposes, an additional City
standard not required of the development community identifies 2.5 acres per 1,000 population for
special resource areas.
As part of the City’s Growth Management Plan, a performance standard for parks was adopted.
The park performance standard requires that three (3) acres of Community Park and Special Use
Area per 1,000 population within a park district (quadrant) must be scheduled for construction
within five years. Special Resource Area acreage does not count towards meeting this
performance standard. The program firther requires that this standard be met before any
additional development may occur within a park district. The program also enables the City to
project and provide accurately for future park demands.
Although the Quimby Act itself does not apply to industrial or commercial subdivisions, a local
agency is permitted to impose fees’or exactions as a condition of approval of a proposed
development provided those fees and exactions do not exceed the estimated reasonable cost of
providing the service or facility. Since there is a substantial impact on existing recreation facilities
from an increasing industrial employment base a need’to impose and implement a park mitigation
fee for industrial development was recognized and created. In November, 1987 the City Council
“City of Carlsbad General Plan, Parks and Recreation Element, page 6-7.
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Program EIR -123-
adopted its first park mitigation fee for the Zone 5 Local Facilities Management Plan.
Additionally, a park mitigation fee was required as park of the Zone 16 and 13 Local Facilities
Management Plan. The purpose of the fee is to ensure adequate recreational facilities to
accommodate the demand for them by the daily influx of the industrial work force and population
as industrial development grows throughout the City. The project area consists of Zones 3,9 and
22, therefore, there are no additional park mitigation fees associated with development in the
project area.
The City has three goals for park development and two goals for recreation programs. The goals
for each are presented below:
Parks:
1. A City that provides a diversified, comprehensive park system utilizing
contemporary concepts and planning strategies.
2. A City that encourages the development of park and recreational facilities
and activities by private industry, the residential development community
and specialized user groups to augment existing public facilities.
3. A City with a privatization approach for the development, maintenance
andor operation of appropriate City-owned park facilities.
Recreation:
1. A City that offers a wide variety of recreational activities and park facilities
designed to encourage participation by users of all ages and interest.
2. A City with a financially self-supportive system of recreational facilities and
programs.
In support of the Park and Recreation goals the Parks and Recreation Element has objectives and
implementing policies and action programs to assist the city in meeting the park and recreation
goals.
Local Coastal Programs
Both the Agua Hedionda and Mello I1 LCP's contain policies to preserve, protect and enhance
recreational facilities within each program. Both LCP's encourage a wide range of active and
passive recreational activities available to the public.
Agua Hedionda Land Use Plan
The Agua Hedionda Land Use Plan includes several policies that relate specifically to the
outer portion of the Agua Hedionda lagoon that is located within the project area. The
applicable policies are listed below:
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Program EIR - 124-
”. Policy 6.5 The Encina Fishing area on the outer lagoon should be maintained as a public
activity area.
Policy 6.7 The present recreational uses of the lagoon shall be maintained and where
feasible, expanded.
The Agua Hedionda Land Use Plan also provides policies for shoreline access within the
boundary of the Agua Hedionda LCP. Policies for shoreline access applicable to the
project area are listed below.
Policy 7.1 Bicycle routes, and accessory facilities such as bike racks, benches, trash
containers and drinking fountains shall be installed at the locations indicated on Exhibit I.
Policy 7.2 Pedestrian accessways shall be located as shown on Exhibit J.
Policy 7.3 All pedestrian trails shall be constructed to a minimum width of 5 feet.
Combination bicycldpedestrian trail shall be a minimum 10 feet wide.
Policy 7.4 Vertical pedestrian access easements shall be a minimum 10 feet in width.
Combination bicycle/pedestrian easements and lateral easements shall be a minimum 25
feet in width.
Policy 7.5 Bike route and pedestrian improvements shall be financed according to the
following criteria:
(1) Routes through established neighborhoods such as Carlsbad Boulevard and
Tamarack Avenue shall be financed with City, State or Federal hnds.
(2) Routes adjacent to undeveloped properties shall be constructed at the expense
of the developer at the time of development, or may be constructed by the city,
subject to the availability of fkding.
Policy 7.8 All access ways should be designed to enhance recreational use, and should
include adequate open spaces for light and air, adequate signing, inviting design and
provision of adequate buffer areas and buffer landscaping to minimize conflicts with
adjacent private property. All lateral public access easements shall be at least 25 feet in
width landward of the mean high tide line, unless infeasible due to extreme topographic
limitation. The portion of the easement which is actually developed for access purposes
may be less than the complete 25-foot-width7 provided that the developed area is sufficient
to reasonably accommodate anticipated access demand. To meet these objectives, the
following design criteria shall apply to all structures proposed to be located within 100
feet of any access easement or other public recreational use area:
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Program EIR - 125-
a) All portions of such structures shall be set back from the point nearest any
public use area a distance equivalent to twice the height of the structure above
finished grade; and
b) New development shall provide landscaping adequate to minimize visual
intrusion upon public use areas.
Policy 7.9 All public use areas shall be clearly identified through a uniform signing
program to be carried out by the City of Carlsbad or as a condition of individual private
developments. Signs or other devices on public or private property which might deter use
of public access areas shall be prohibited within the Agua Hedionda Plan area.
Mello I1 LCP
The Mello I1 LCP policies associated with recreation and shoreline access relative to the
project area are listed below:
Policy 6-2 Regional Parks-If the population of Carlsbad increases in accordance with
SANDAG’s projected Series V Population Forecasts, it is estimated that Carlsbad will
need to develop a new regional park containing 200 to 300 acres in order to adequately
serve the public. A location for a new regional park must, therefore, be established.
Consideration should be given to a facility within the Agua Hedionda Specific Plan Area
or adjacent lands. The Batiquitos Lagoon area should also be considered.
Policy 6-3 Encina Fishing Area-The water related Encina fishing area located adjacent to
the San Diego Gas and Electric Company’s Power Plant should be maintained for public
use with no fees.
Policy 6-4 Additional overnight camping facilities, the main source of lower cost visitor
and recreational facilities, are needed throughout the San Diego coastal region. Additional
facilities of this kind should be provided in a regional park within the Carlsbad area. This
can be accomplished in conjunction with an eventual Batiquitos Park, within the Agua
Hedionda Specific Plan area, and/or along with the development of private recreational
facilities.
Policy 6-5 Approximately 40 acres of additional visitor-serving (hotel-motel and
restaurant) uses should be established. Assuming a density of approximately ten hotel-
motel rooms per acre, the estimated need of 200 additional rooms can be achieved.
Restaurants and other visitor-serving facilities also need to be provided. Suggested
locations are the intersections of Interstate 5 with Palomar Airport Road and/or Poinsettia
Lane. Not all of this demand needs to be met with land immediately within the coastal
zone.
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Program EIR - 126-
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Policy 6-7 The possibility of developing the southern portion of Carlsbad State Beach as a
small boat launching facility should be pursued to meet this water related need.
Policy 6-9 The South Carlsbad State Beach campground should be considered for
conversion to a day use beach and upland park if other adequate campground facilities can
be developed nearby. Mixed use development (i.e., residential and recreational-
commercial) shall be permitted by right on properties fronting Carlsbad Boulevard across
from South Carlsbad State Beach . This policy applies only where not in conflict with the
agricultural policies of the LCP.
Policy 7-2 The Coastal Conservancy and California State Department of Transportation
(CALTRANS) have undertaken a comprehensive program designed to provide
appropriate signs designating the shore access points. It is recommended that they identifjl
the existing access points in the Carlsbad coastal zone, and upon approval of the hture
sites of access it is recommended that these also be identified with signs.
Policy 7-3 The City will cooperate with the State to ensure that lateral beach acces is
protected and enhanced to the maximum degree feasible, and will continue to formalize
shoreline prescriptive rights. Irrevocable offers of dedication for lateral access ways
between the mean high tide line and the base of the coastal bluffs, and vertical access ways
where applicable, shall be required in new development consistent with Section 30212 of
the California Coastal Act of 1976. There is evidence of historic public use adjacent to
Buena Vista Lagoon. Paths cris-cross the area near the railroad tracks to the ocean
shoreline. Development shall provide access and protect such existing access consistent
with the needs to protect the habitat.
Policy 7-4 An additional access point on the South Carlsbad State Beach shall be provided
at about the intersection of Carlsbad Boulevard and Palomar Airport Road.
Policy 7-5 There is evidence of poorly-maintained and ill-defined walkways along much of
the day use portion of South Carlsbad State Beach. These existing access points shall be
improved as part of a State Parks and Recreation Master Plan for the Carlsbad State
Beaches.
Policy 7-7 It is recommended that the shore area owned by the San Diego Gas and
Electric Company (area near the Encina Power Plant) be dedicated to the State of
California. This area is already heavily used by beach goers and should be maintained by
the State for properly continued use.
Policy 7-9 Parking facilities are entirely inadequate in the vicinity of the South Carlsbad
State Beach. To remedy this problem, the 20 acre site (APN 210-09-7) located between
Carlsbad Boulevard and the railroad at the junction of Palomar Airport Road shall be
developed for parking facilities of approximately 1,500 spaces. When this facility
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Program EIR - 127-
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becomes heavily utilized, jitney service should be initiated between the parking area and
designated points along Carlsbad Boulevard.
Policy 7-10 Parking standards set forth within the City of Carlsbad Zoning Ordinance are
appropriate for the future development of various land uses.
Policy 7-1 1 Certain portions of underutilized state beach lands will provide a resource to
develop future recreational facilities and beach access points. These shall be developed as
part of an overall master plan for the Carlsbad beaches to be accomplished by the State of
California Parks and Recreation Department.
Policy 7-13 Visual access over more than 80 percent of the Carlsbad coastline is
unobstructed because of public ownership. No hture public improvements which would
obstruct this visual access shall be permitted.
Policy 7-14 It is recommended that vertical access ways to the beach generally be at least
ten feet in width.
Policy 7- 15 As the demand for day beach use increases and as additional campground
facilities are provided within the Carlsbad area, the existing South Carlsbad State Beach
campground should be converted to a day use beach. The upland area would serve as an
ideal parking and picnicking area with stairway access to the beach below. This
designation shall be incorporated within future master planning efforts by the State of
California.
4.1 1.2 Project Impact
The threshold criteria for determining whether or not the Plan would have recreation impacts is
based on whether or not the Plan would:
1. Exceed the City’s park standard of three acres of Community Park or Special Use
Area per 1,000 population.
The adoption and implementation of the Plan would not result directly in any development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects and/or private development in the project area.
Therefore, the Plan would not result in the construction or development of any projects that
would impact existing or proposed recreational facilities in the area.
Improvements to Cannon Lake are listed in the Plan as a potential public improvement project in
which the Commission could assist the city. While no specific improvements to the lake are
known at this time the general intent is to improved the lake as a public amenity for the
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Program EIR - 128-
community. The improvements to Cannon Lake due to financial assistance by the Commission
would have positive benefits to the City of Carlsbad.
The adoption and implementation of the Plan is anticipated to indirectly encourage redevelopment
of existing uses and new development that could increase the demand for recreation facilities.
Residential development would have a direct increase in demand for recreational facilities where
commercial development would have a minimal demand, if any demand at all. Unlike residential
development, commercial projects typically do not generate a demand for recreational facilities,
whereas residential uses create a demand for both active and passive recreational facilities. The
adoption of the Plan may assist with hnding the Carlsbad Boulevard realignment which will yield
excess property that could facilitate.expansion of the Carlsbad State Beach campgrounds and
other recreational facilities resulting in beneficial recreational impacts.
As required by the Quimby Act all new residential development must either pay fees or dedicate
land for development of parkland. For new residential development within the project area the
city would collect the developer fee. The city’s current parkland developer fee ranges from $919
to $1,755 per dwelling unit depending on the type of residence and location within the city.
Payment of the required parkland fee would mitigate the impact ‘of the project on parkland. All
residential development constructed in’the project area would be required to pay fees and/or
donate parkland to meet Quimby Act requirements.
Local Coastal Programs
While no private development projects are included in the Plan it is anticipated that adoption of
the Plan would encourage new development within either the Mello I1 and/or Agua Hedionda
LCPs. As previously discussed both LCPs have policies to preserve, protect and provide
recreational resources and enhance and upgrade existing facilities when possible.
The Commission may participate with the private community in the development of new projects
in the project area. When the Commission participates with private developers features consistent
with the respective coastal plans to provide new or improved public access to coastal resources
would have to be part of the approved development plan.
Each of the two coastal plans that cover the project area have policies that encourage the city to
provide access to coastal resources as much as possible in conjunction with development in the
coastal zone. The incorporation of as many amenities as feasible to provide public access to the
coastal resources would have positive impacts for the public.
Conclusion
Based on the threshold criteria the adoption and implementation of the Plan would not result in
any significant park or recreational impacts. The payment of the required Quimby Act fees for
residential development would allow the City of Carlsbad to provide additional recreational
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Program EIR - 129-
facilities to meet the increased need for recreational facilities mitigating potential recreational
impacts of the project.
4.1 1.3 Mitigation Measures
Since no significant recreational impacts have been identified, no mitigation measures are
recommended.
4.1 1.4 Unavoidable Adverse Impacts
No unavoidable adverse recreational impacts are anticipated with adoption and implementation of
the Plan.
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4.12. Biology
4.12.1 Environmental Setting
While most of the project area is developed there is some vacant open space areas. The open
space includes the outer portion of the Agua Hedionda lagoon, a freshwater marsh associated
with Encinas Creek near the middle of the project area, the vacant CALTRANS parcel adjacent to
and north of the intersection of Palomar Airport Road at Carslbad Boulevard and Cannon Lake.
The City of Carlsbad has prepared a Habitat Management Plan of Natural Communities
(“Carlsbad HMP”) which is a citywide program that identifies how the City of Carlsbad, in
cooperation with federal and state wildlife agencies, can preserve the diversity of habitat and
protect sensitive biological resources in the city while allowing for additional development
consistent with the General Plan and its Growth Management Plan.
c- The overall goal of the Plan is to contribute to regional biodiversity and the viability of rare,
unique or sensitive biological resources throughout the City of Carlsbad and the larger region
while allowing public and private development to occur consistent with the Carlsbad General Plan
and Growth Management Plan.
Under the Growth Management Program the City of Carlsbad is divided into 25 Local Facilities
Management Zones (LFMZs) for planning purposes. These LFMZs are also usehl for
conservation planning purposes. The project area includes LFMZs 1, 3,9, 13 and 22.
The mapped vegetation within the city is shown in Exhibit 19. As shown the existing vegetation
within the project area includes marsh, estuarine, freshwater and other wetlands associated with
Aqua Hedionda lagoon, agriculture, ,riparian scrub, woodland and forest, disturbed vegetation and
urbddeveloped land.
Based on the existing distribution of vegetation communities and sensitive species in the city
Focus Planning Areas PAS) were identified. The FPAs were hrther broken down into HMP
cores, linkages and Special Resource Areas (SRAs). The project area includes the westerly
portion of Agua Hedionda which is designated as a HMP Core #4 and adjacent to Batiquitos
Lagoon which is also designated as HMP Core #8.
Core #4 FPA includes Agua Hedionda Lagoon and upland habitats immediately east of the lagoon
and totals approximately 1,063 acres. Critical vegetation communities within this Core include
saltmarsh, freshwater marsh and riparian scrub. Major areas of coastal sage scrub are also present
as are small patches of grassland, southern maritime chaparral, southern mixed chaparral and
coastal sage scrubkhaparral. Critical populations of saltmarsh skipper butterfly, light-footed
clapper rail, western snowy plover, California least tern and Beldings’s Savannah sparrow occur
in the estuarine habitats associated with Agua Hedionda Lagoon. This coastal wetland is also
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"_ j Chaparral
Coastal Sage Scrub
Eucalyptus Woodland
Oak Woodland
Marsh,Estuarine, Freshwater
and Other Wetlands
Agriculture , -- 1
- . Disturbed L<t Urban/Developed
L CULBERTSON, ADAMS &ASSOCMTES
,?- PLANNLNG CONSULTANTS
Vegetation Map of Carlsbad
EXHIBIT 19
critical for American peregrine falcon and California brown pelican. A major population of wart-
stemmed ceanothus is associated with southern maritime chaparral east of the lagoon.
The critical vegetation communities and areas of coastal sage scrub are present in the eastern
portion of the lagoon which is not included in the project area. The portion of Agua Hedionda
lagoon within the project area is the extreme western section (outer lagoon) which is basically
void of vegetation.
The Habitat Management Plan for Natural Communities in the City of Carlsbad provides preserve
management goals and guidelines for each of the City’s 25 Local Facilities Management Zones
(Zones). These zone-specific goals supplement the general preserve management guidelines
which apply generally throughout the city’s preserve system. These zone-specific goals serve to
focus overall preserve management based on more site-specific biological conditions by
highlighting specific management issues within each zone. A discussion of the goals and
guidelines for those zones within the project area are presented below.
Zone 1 - Prepare and implement fire management plans to minimize removal of conserved habitats
to the extent feasible, given safety concerns. Use fencing and signs, as necessary, to minimize
human intrusion in or near nesting, loafing, or roosting areas for HMP species, such as pelicans,
terns and rails.44
Zone 3 - No zone-specific preserve management guidelines4’
Zone 9 - Monitor breeding populations of terns, plovers, and sparrows and continue predator
control programs where necessary. Use fencing and signs, as necessary, to minimize human
intrusion in or near nesting, loafing, or roosting areas for HMP species, such as pelicans, terns and
rails.46
Zone 13 - Enhance and restore disturbed habitat areas within biological open space with
appropriate natural vegetation. Implement exotic species removal measures, if necessary, to
protect habitat values against such invasive species as pampas grass and giant reed. Monitor the
California least tern, western snowy plover, Belding’s Savannah sparrow, and least Bell’s vireo
%abitat Management Plan for Natural Communities in the City of Carlsbad, April 1999, page
F-2 1.
451bid, page 22.
%Ibid.
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Program EIR -133-
”.
populations, and implement predator control programs and cowbird trapping programs where
necessary.47
Zone 22 - Manage vernal pool habitat to minimize adverse edge effects and maintaidenhance
water quality of the pools. Stabilize sensitive species populations by removing impacts or
potential impacts, including trampling, vehicular traffic, illegal dumping, collecting , and invations
of non-native plants. Use fencing and signs to restrict human intrusion and educate the public
about vernal pool resources. Implement runoff or erosion control measures on adjacent
properties, as necessary, to maintain appropriate amounts of water runoff into pool watersheds,
while protecting water quality against potential pollutants. Monitor the status of preserved
populations to ensure they remain viable.48
Recently the U.S. Fish and Wildlife Service announced a proposal to designate critical habitat for
the tidewater goby, an endangered fish found in coastal saltwater lagoons and occasionally in
freshwater from Del Norte County south to San Diego County.49 Approximately 60% of this
habitat occurs on Camp Pendleton Marine Corps Base. The 2-inch long, greyish-brown fish has
lost a significant portion of its habitat over the past 150 years to farming, development, and
pollution and has declined throughout its range despite being resilient and tolerating a wide range
of water quality conditions.
Critical habitat refers to specific geographic areas that are essential for the conservation of a
threatened or endangered species and which may require special management considerations.
These areas do not necessarily have to be occupied by the species at the time of designation.
Agua Hedionda lagoon is under consideration by the Service for re-establishment of the tidewater
goby. While the Service has not made a final determination whether or not Agua Hedionda would
be designated as critical habit, it is under consideration.
4.12.2 Project Impact
The threshold criteria for determining whether or not the Plan would have biological resource
impacts is based on whether or not the project would:
1) Reduce the number or restrict the range of rare or endangered plant or animal species.
2) Substantially affect the movement of any resident or migratory fish or wildlife species.
3) Substantially diminish habitat for significant or endangered fish, wildlife, or plant
species.
471bid, page 23.
481bid, page 24.
49August 3, 1999 News Release, U.S. Fish & Wildlife Service.
South Carlsbad Coastal Redevelopment Pian
Program EIR -134-
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4) Cause a fish or wildlife population to drop below self-sustaining levels.
5) Eliminate a plant or animal community.
The adoption and implementation of the Plan would not directly result in development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects'and/or private development in the project area.
Therefore, the Plan, if adopted, would not result in the construction or development of any
projects that would have any impacts to existing biological resources.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the public improvement projects listed in the Plan when finds become available. The Plan would
also allow the Commission to participate financially with the private development community to
rehabilitate or demolish existing buildings and construct new buildings. Adoption of the Plan
would indirectly allow the Commission to participate in the development of projects that could
impact biological resources either directly or indirectly.
The adoption of the Plan is anticipated to result in the construction of some of the public
improvement projects listed in the Plan. The construction of some of the projects, such as the
roadway improvement to Carlsbad Boulevard, could result in impacts to existing biological
resources that exist within or adjacent to Carlsbad Boulevard. With the exception of Encinas
Creek, there are no significant biological resources that would be impacted with the construction
of the re-alignment of Carlsbad Boulevard. .
The Encinas Creek drainage and associated habitat adjacent to the creek would be disturbed
during construction of the re-alignment of Carlsbad Boulevard. The existing habitat associated
with Encinas Creek includes ice plant and other non-native and ornamental species and native
species consisting of riparian scrub and other natural species associated with a freshwater marsh.
Applicable pernits for construction from various public agencies including California Department
of Fish and Game, U.S. Army Corps of Engineers and Regional Water Quality Control Board -
San Diego Region would be required prior to the start of construction of Carlsbad Boulevard. In
order to obtain permits from the respective resource agencies such as Fish and Game, U.S. Fish &
Wildlife Service and U.S. Army Corps of Engineers the City may have to incorporate measures to
protect and/or replace biological resources impacted during construction.
The construction activities associated with the re-alignment of Carlsbad Boulevard could also
impact other sensitive biological resources adjacent to Carlsbad Boulevard. Batiquitos Lagoon,
located adjacent to Carlsbad Boulevard, could be impacted during construction if construction
equipment, surface runoff from the construction site, etc. is allowed to enter the lagoon or its
environ. Measures to prohibit construction equipment, surface water runoff, etc. from entering
the lagoon and its environment would significantly reduce potential impacts to this biological
resource.
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Program EIR -135-
Improvements to Cannon Lake would also require permits from the respective resource agencies
prior to the construction of any improvements. The respective resource agencies would have to
issue respective permits depending upon the improvements proposed.
Specific environmental effects associated with constniction of the listed public improvement
projects can not be adequately evaluated at this time due to the lack of detailed project
information. The City of Carlsbad Planning Department would review each public improvement
project prior to the start of construction to determine if there would be any potential
environmental effects with project construction. If the Planning Department determines a project
could have potential biological resource impacts the City would contact the appropriate resource
agency and obtain from that agency all permits required by law. The City would be required by
law to incorporate the measures into the project required by the resource agency to mitigate any
biological resource impacts.
Conclusion
Based on the threshold criteria, the Plan could indirectly have significant biological resource
impacts due to construction of some of the public improvement projects listed in the Plan.
Therefore, the Plan could indirectly have significant biological impacts.
4.12.3 Mitigation Measures
The following mitigation measure is recommended to reduce potential biological resource
impacts.
a. The City of Carlsbad Planning Department shall submit proposed improvement
plans for Carlsbad Boulevard and Cannon Lake Water Quality Improvements to
U.S. Fish & Wildlife Service, U.S. Army Corps of Engineers and California
Department of Fish and Game prior to start of construction to determine whether
or not any permits from the respective resource agencies are required. The City
shall obtain all necessary permits from the resource agency’s as required by law
prior to the start of construction.
4.12.4 Unavoidable Adverse Impacts
No unavoidable adverse biological impacts are anticipated with adoption and implementation of
the Plan and incorporation of the recommended mitigation measure.
South Carlsbad Coastal Redevelopment Plan
Program EIR -136-
L
4.13 Cultural Resources
4.13.1 Environmental Setting
Throughout the history and prehistory of Carlsbad, there have been periods of settlement, growth,
and equilibrium. The city limits of Carlsbad encompass a rich and varied historic and prehistoric
heritage. As land is developed and redeveloped, cultural and paleontological resources are at
risk. A comprehensive cultural and paleontological resources analysis is provided in Chapter 5.8
of the Final Master Environmental Impact Report for the City of Carlsbad General Plan Update
(1 994) which is herein incorporated by reference. The following discussion relies upon existing
documentation contained in the Final Master EIR for the General Plan Update and other updated
information as noted. ’ ’
Paleontology of Carlsbad
The Final Master EIR for the City of Carlsbad General Plan Update (Map 5.8-1) indicates that the
proposed Plan area encompasses both Quaternary Age and Tertiary Age deposits which are
potentially significant fossil areas. The sandstones and siltstones of the La Jolla Group (Santiago
Formation, Del Mar Formation) of the Tertiary Age overlie the Lusardi Formation. This
formation is approximately 45 million years old and has produced a large number of vertebrate
and invertebrate fossils. Quaternary Age alluvial deposits (Loma Linda Terrace Deposits) have
the potential to contain fossiliferous rock from Pleistocene terrace deposits of not more than 2
million years in age. These fossils are also significant.
Prehistory of Carlsbad
As summarized in the Final Master EIR for the City of Carlsbad General Plan Update, Regional
Consultants updated in 1990 the City’s comprehensive record of prehistoric cultural resources
through a process of record searching and mapping. At that time 480 discrete site locations were
identified. These sites occurring throughout the City represent both the archaic (the San Dieguito
Paleo-Indians and the La Jolla-Pauma complex) and the late prehistoric/proto historic (Luiseno
and Kumeyaay occupations. The sites range from single isolated features to multi-component
settlements indicative of long term and multi-cultural occupation. The Final Master EIR for the
City of Carlsbad General Plan Update (Map 5.8-2) indicates that the proposed project area
encompasses known archaeologically sensitive areas.
Historv of Carlsbad
The history of Carlsbad began with Portola’s colonizing expedition of 1769 which named Agua
Hedionda (Stinking Water) Lagoon. The history of Carlsbad may be divided into various periods
or eras: the HispanidMexican (1 769- 1 846)’ pre-railroadnand boom (1 88 1 - 1 890), no growth
(1 890- 19 14)’ expansion (1 9 14- 1932), depression ( 1932- 194 l), expansion and incorporation
(1942-present). There are a number of architectural themes present in historic Carlsbad structures
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Program EIR -137-
-. to include: Carpenter Gothic, Craftsman, Mission, Monterey, Neo-Classic, Colonial Revival,
Queen Anne Victorian, Spanish Eclectic, and Vernacular (to include CottagedBungalows).
Rancho Quiotes is presently the only property on the National Register in the City.
An intensive historic survey conducted by Roth and Associates, dated February 18, 1990, was
designed to update and augment the findings detailed in the 1980 Regional Historic Preservation
Plan by Westec. Through a combination of resource specific evaluation, sample survey, archival
research and community input, the numbers, characteristics, conditions, and significance of
Carlsbad's historic resources was developed. Three hundred twenty-five (325) properties were
identified as important features in the local architectural and historical growth of the community.
Cultural Resource Guidelines
L
The City of Carlsbad has developed guidelines for the treatment of cultural resources. These
guidelines were adopted in 1990 and conform with City, State and Federal laws and with the
Secretary of the Interior's Standards for Archaeology and Historic Preservation for Planning,
Identification, and Evaluation. The guidelines establish a standard of performance for
investigations of cultural resources and presents a systematic method of preserving them. These
guidelines pertain to cultural resources from the prehistoric through historic periods and are
implemented during compliance with the California Environmental Quality Act.
For sites identified as important cultural resources according to CEQA criteria, potential adverse
impacts must be addressed. Adverse impacts would be significant if the site impacted is
important, whether the impacts are direct or indirect. A cultural resource found not to be
important based on the results of testing will require no fbrther work beyond the completion of
the test report and the acceptance of the test report by the City and discretionary review by
members of the Historic Preservation Commission.
The Cultural Resource Guidelines identi5 that the preferred method of protecting cultural
resources is through preservation, avoidance, or capping and provide for the following mitigation
approaches:
1. Planning construction to avoid significant cultural resources.
2. Planning construction so that demolition or alteration of historical structures is not
necessary.
3. Incorporating significant'structures into planned development through restoration,
rehabilitation, or adaptive reuse in conformance with the Standards of the
Secretary of the Interior, when avoidance is not possible.
4. Deeding significant sites into permanent conservation easements.
5. Planning parks, green space, or other open space areas to preserve cultural
resources.
6. Capping, or covering archaeological sites with a layer of soil before building tennis
courts, parking lots, or similar facilities. Capping is an acceptable alternative when
South Carlsbad Coastal Redevelopment Plan
Program EIR -138-
the following conditions are met: the covered deposit will not be exposed to
extreme compaction; the cover materials are not chemically active; and the site has
been recorded and an index of the contents (sample excavation) of the site has
been made.
If avoidance or protection is not the pursued alternative then a data recovery program must be
presented. The data recoveryhesearch design will be subject to review and approval by the
Planning Director and the City of Carlsbad Historic Preservation Commission prior to
implementation of the program and should meet the criteria for completing a data recovery
program contained in the City of Carlsbad Cultural Resource Guidelines.
Historic Preservation Commission
City Ordinance 9776 was enacted in 1985 establishing an Historic Preservation Commission to
advise the City Council, Planning Commission, and Design Review Board “in all matters relating
to the identification, protection, retention, and preservation of historic areas and sites within the
City.” As part of the environmental review of development projects affecting historic structures,
archaeological or paleontological sites, as shown on the adopted historic resources inventory or as
identified in the environmental study, the environmental documents shall be referred to the
Historic Preservation Commission for review. The Commission may review and comment upon
the environmental documents of the referral within the public review time limits established by the
California Environmental Quality Act.
The duties of the Commission also include providing advise to the City, Council on the following
matters: criteria for guidelines to be used in a comprehensive historic survey of properties within
the City; the designation of historic landmarks or historic districts; sites and areas to be considered
for listing on City’s historic resources inventory; the hiring of staff or consultants to conduct a
comprehensive survey of properties within the boundaries of the City to identify historical sites
and areas; the adoption of standards to be used by the Commission in reviewing applications for
permits to construct, change, alter, modify, remodel, remove, or significantly affect any historic
area or site; the purchase of interests in property for purposes of historic preservation; and,
participation in and the promotion and dissemination of public information, education and
interpretive programs pertaining to historical areas and sites.
Carlsbad Municipal Code
Carlsbad Municipal Code, Chapter 22.06, considers a cultural resource important when:
1. It exemplifies or reflects special elements of the city’s cultural, social, economic,
2. It is identified with persons or events significant in local, state, or national history;
3. It embodies distinctive characteristics of a style, type, period, or method of
political, aesthetic, engineering, or architectural history;
construction, is a valuable example of the use of indigenous materials or
South Carlsbad Coastal Redevelopment Plan
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craftsmanship, or is representative of a notable work of an acclaimed builder,
designer or architect;
4. It is an archaeological, paleontological, topographical, ecological, or geographical
site which has the potential of yielding information of scientific value;
5. It is a geographically definable area possessing concentration of sites, buildings,
structures, improvements, or objects linked historically through location, design,
setting, mateiials, workmanship, feeling, and/or association, in which the collective
value of the improvements may be greater than the value of each individual
improvement.
4.13.2 Project Impacts
The threshold criteria for determining potential significant cultural resources impacts associated
with the adoption of the proposed Plan is if the Plan would:
1. Disrupt or adversely affect a prehistoric or historic archaeological site or a
property of historical or cultural significance to a community or ethnic or social
group.
the area.
2. Conflict with established recreational, educational, religious, or scientific uses of
The adoption and implementation of the Plan would not directly result in development in the
project area. The Plan allows the Commission to collect tax increment from the project area and
use the tax increment at their discretion to assist the City of Carlsbad financially with the
construction of public improvement projects and/or private development in the project area.
Therefore, the Plan, if adopted, would not result in the construction or development of any
projects that would have any impacts to existing cultural, paleontological or historical resources.
Indirectly, the Plan would allow the Commission to participate financially in the construction of
the public improvement projects listed in the Plan when hnds become available. The Plan would
also allow the Commission to participate financially with the private development community to
rehabilitate or demolish existing buildings and construct new buildings. Adoption of the Plan
would indirectly allow the Commission to participate in the development of projects that could
impact important cultural, paleontological or historic resources present in the project area either
directly or indirectly.
The adoption of the Plan is anticipated to result in the construction of some of the public
improvement projects listed in the Plan. The construction of some of the projects, such as the
roadway improvement to Carlsbad Boulevard, could result in impacts to existing cultural,
paleontological biological resources that exist within Carlsbad Boulevard.
South Carlsbad Coastal Redevelopment Plan
Program EIR -140-
Paleontological Resources
Marine terrace deposits and tertiary sedimentary bedrock that underlies the project area has a
medium to high paleontological resource sensitivity. Construction of either public or private
projects is not likely to impact fossilerous geologic formations because grading will not likely
encounter these formations. However, monitoring for paleontological resources during grading
of geologic formations with the potential to yield fossils is recommended to ensure no significant
impacts due to grading or construction would occur.
Prehistoric Cultural Resources
Grading and earthwork required for the construction of public and private development projects
could disturb potentially occurring Native American artifacts. The implementation of the adopted
Cultural Resource Guidelines into all projects that require grading would preclude significant
impacts to any prehistoric cultural resources that may be present.
Historic Resources
As discussed in Carlsbad Boulevard Realignment Study (Woodward-Clyde, 1998), two bridges
located across Encinas Creek on the southbound lanes of Carlsbad Boulevard were built in 1928
and may be historically significant. Further evaluation of the historical bridges is recommended if
these structures would be affected by fbture projects. The implementation of the adopted Cultural
Resource Guidelines would reduce significant impacts to historic or cultural resources.
Conclusion
” The adoption of the Plan would not have any direct cultural, historic or paleontological impacts.
Indirectly, however the adoption of the Plan is anticipated to encourage development that could
impact cultural or historical resources that may be present in the project area. Incorporation of
standard city measures regarding the protection of cultural resources into public and private
projects in the project area would reduce impacts.
4.13.3 Mitigation Measures
The following mitigation, measures have been brought forward from the implementing policies and
action programs of the Open Space and Conservation Element of the General Plan and are
recommended:
1. Incorporate the Cultural Resources Guidelines in the environmental review of all
public and private development projects assisted by the Commission.
2. Implement the following measures associated with grading and construction of site
suspected of containing paleontological resources:
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Phase 1: Phase 1 shall consist of a qualified paleontologist doing a literature and
records search, surface study, subsurface testing if necessary, the recordation of
any sites, and a recommendation regarding the need for fbrther work.
Phase 2: If it is determined during Phase 1 that fbrther work is necessary, it shall
consist of the following:
a. A qualified paleontological monitor shall be present at a pregrading
conference with the developer, grading contractor, and the
environmental review coordinator. The purpose of this meeting
would be to consult and coordinate the role of the paleotonologist
in the grading of the site. A qualified paleontologist is an individual
with adequate knowledge and experience with fossilized remains
likely to be present to identify them in the field and is adequately
experienced to remove the resources for hrther study. No grading
permits shall be issued until the monitoring plan has been approved
by the Planning Director.
b. A paleontologist or designate shall be present during those relative
phases of grading as determined at the pregrading conference. The
monitor shall have the authority to temporarily direct, divert or halt
grading to allow recovery of fossil remains. At the discretion of the
monitor, recovery may include washing and picking of soil samples
for micro-vertebrate bone and teeth. The developer shall authorize
the deposit of any resources found on the project site in an
institution staffed by qualified paleontologists as may be determined
by the Planning Director. The contractor shall be aware of the
random nature of fossil occurrences and the possibility of a
discovery of such scientific and/or educational importance which
might warrant a long term salvage operation or preservation. Any
conflicts regarding the role of the paleontologist and/or recovery
times shall be resolved by the Planning Director.
3. Phase 3: Prior to occupancy of any buildings a paleontological monitoring report
shall be submitted to the Planning Director and the Carlsbad Historic Preservation
Commission. This report shall describe all the materials recovered and provide a
tabulation of the number of hours spent by paleontological monitors on the site.
4.13.4 Significance After Mitigation
No significant impacts to cultural resources are anticipated with adoption and implementation of
the Plan and incorporation of the recommended mitigation measures.
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5.0 Cumulative Impacts
5.1 Environmental Setting
c
Section 15 130(a) of the CEQA Guidelines states “an EIR shall discuss cumulative impacts of a
project when the project’s incremental effect is cumulatively considerable, as defined in 8 15065(c).” Further, 3 15 130(d) provides that previously approved land use documents such as
general plans, specific plans, and local coastal plans may be used in cumulative impact analysis. A
pertinent discussion of cumulative impacts contained in one or more previously certified EIRs
may be incorporated by reference pursuant to the provisions for tiering and program EIRs. No
fbrther cumulative impacts analysis is required when a project is consistent with a general,
specific, master or comp,arable programmatic plan where the lead agency determines that the
regional or areawide cumulative impacts of the proposed project have already been adequately
addressed, as defined in 515 152(e), in a certified EIR for that plan.
The 1994 Carlsbad General Plan designates land uses and anticipates development within the city
over a period of the next 15 to 20 years. The Final Master Environmental Impact Report for the
1994 General Plan, herein incorporated by reference, projected that buildout of the General Plan
will add a maximum of 25,389 dwelling units and add approximately 58,878 persons to the city,
as well as realize the development of non-residential properties. The Final Master EIR for the
General Plan thoroughly evaluated the cumulative impacts related to the buildout of the
designated land uses and analyzed impacts relating to soils and geology, hydrology, air quality,
biological resources, populationhousing, land use, circulation, cultural and paleontological
resources, noise, health, safety and nuisance factors, aesthetics, utilities and public services, and
natural resources. Exhibit 20 illustrates areas of development activity currently taking place in the
city and shows the majority of development activity taking place in the central, eastern, and
southern portions of the city.
Adoption and implementation of the Plan would not change the existing General Plan land use or
zoning designations for those properties within the project area because the Pian incorporates the
existing City of Carlsbad General Plan by reference. Therefore, the existing land use designations
would remain throughout the life of the Plan, or as amended by the City in the future from time to
time. The proposed Plan, if adopted, is anticipated to encourage development of projects within
the project area to occur sooner than if the Plan is not adopted.
In addition to complying with applicable land use and zoning designations, all future projects
would have to comply with and be consistent with the various elements of the General Plan as
well as all applicable goals and policies of each element of the General Plan. All projects, when
submitted to the City of Carlsbad Planning Department for approval would be reviewed for
compliance and consistency with the various elements and policies of the General Plan.
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DEVELOPMENT ACTIVITY
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$ CULBERTSON, ADAMS &ASSOCIATES
PLANNlNG CONSULTANTS
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Development Activity Map
EXHIBIT 20
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Pursuant to 4 15 13O(d), as the proposed Plan is consistent with the General Plan and
accompanying Final Master EIR which has addressed regional and areawide cumulative impacts,
no further cumulative impacts analysis is required. However, additional analysis is provided
below to discuss the potential cumulative environmental effects anticipated to occur with adoption
and implementation of the South Carlsbad Coastal Redevelopment Plan and approval and
development of the cumulative projects on each of the environmental disciplines evaluated in this
Program EIR. Each environmental discipline is listed with the potential cumulative impacts
discussed to the level of detail possible.
5.2 Project Impact
Land Use - The development of the cumulative projects would significantly increase the amount
of residential and commercial development in the city. Along with increased development there
would be associated land use impacts such as increased traffic, noise, air emissions, aesthetics, and
demand for public services and utilities. Based on the amount of cumulative development
proposed some environmental disciplines would be significantly impacted.
The City of Carlsbad has several programddocuments that hture development would have to
comply with depending upon the location of the project. Some of the programddocuments
include land use element, zoning ordinance, local coastal plans, Growth Management Plan, Beach
Overlay Zone, and Airport Master Plan. Conformance of future development with these and
other applicable plans would reduce potential land use impacts.
Geology/Soils - The cumulative geology/soils impacts could be significant based on a review of
existing geotechnical information on file with the City. Many areas of the city are subject to
several soils and geotechnical constraints including liquefaction, landslides, lurching, subsidence,
etc. As cumulative development continues in the city more people and property would be
exposed to the soils and geotechnical constraints resulting in cumulative geology/soils impacts.
The city would require the incorporation of measures into all projects to mitigate or correct
significant soil or geotechnical constraints that would be associated with future projects.
Although measures to correct geotechnical constraints can be incorporated into projects
cumulative impacts could exist.
HydrologyAVater Quality - Increased surface water runoff and changes to existing drainage
patterns would occur with cumulative project construction. The development of vacant open
space would not only increase the amount of runoff due to a reduction of permeable open space
for water percolation, but existing drainage patterns would also change as a result of grading for
building pads, roads, etc.
An increase in surface water runoff would impact existing storm drain collection facilities. Since
some existing city storm drain facilities are currently inadequate to handle existing surface flow
additional surface water due to cumulative projects would significantly impact those facilities
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e
currently undersized. As a result, new or upgraded storm drain facilities may be required to
adequately handle the additional surface water runoff.
Soil erosion would occur during construction of the cumulative projects. Although Storm Water
Pollution and Prevention Plans (SWPPP) provide erosion reduction and protection measures
some soil erosion would still occur. Increased soil erosion due to wind and water erosion would
impact the quality of surface water runoff from project sites during project grading and
construction and could be significant depending the efficiency of the erosion prevention measures.
Surface water quality impacts would also occur once projects are completed due to typical urban
pollutants including fertilizers, pesticides, herbicides, petroleum based products from automobiles,
etc. An increase in residential and other urban land uses would increase the amount of these
pollutants entering the storm drain system and surface waters having a cumulative impact on
water quality. Projects are required to incorporate measures to reduce and minimize pollutants
during both project construction and throughout the life of projects. However, even with the
incorporation of the measures some pollutants would enter the storm drain system and impact
water quality. While each project may only have a small incremental impact on water quality the
cumulative impact could be significant.
TransportatiodTraffic - Increased traffic due to cumulative project development would
significantly impact the existing transportation and circulation system. The City has several
roadways and intersections that currently operate at unacceptable levels of service (LOS D and E)
that could be fbrther impacted with additional development. In addition, intersections and streets
that may not currently operate at unacceptable levels of service could experience an increase in
traffic that could result in an unacceptable level of service. While traffic improvements can
typically be provided to increase the capacity to an acceptable level, some intersections or
roadways may be at their maximum capacity with no room physically for improvements.
Therefore, some roads or intersections could be significantly impacted and required to operate at
unacceptable levels of service. Based on existing traffic volume data for city roadways it is
anticipated that cumulative projects would significantly impact some roadways in the city.
Aesthetics - Additional development in the city, particularly in the hillside areas, would result in
significant cumulative aesthetic impacts. Development of the hillside areas in the city that are
present vacant would be visible throughout the community resulting in significant aesthetic
impacts. The aesthetic impact of developing hillsides would vary depending upon the distance
residents are from the hillside area and measures incorporated into the projects to reduce potential
aesthetic impacts. Residents closest to the hillsides would be more impacted by hillside
development than residents located hrther away. Although measures can be incorporated into
hillside projects to reduce and minimize aesthetic impacts the cumulative impact could be
significant.
Additional development throughout the city would reduce open space resulting in cumulative c
impacts. While open space associated
South Carlsbad Coastal Redevelopment Plan
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with lagoons, parks, sensitive environmental and biological
- 146-
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areas, etc. would be provided throughout the city the development of cumulative projects would
significantly reduce the positive benefits of the existing amount of open space in the community.
Noise - Cumulative project development would result in both short and long-term noise level
impacts. Short-term noise levels would increase during project grading and construction. If there
are noise sensitive land uses adjacent to or in the immediate vicinity of the project they could be
impacted by construction activity.
Cumulative projects would also result in long-term noise impacts. The largest single contributor
to noise in the city is vehicular traffic. Additional cumulative development would incrementally
increase traffic noise levels along roadways in the city. While existing noise levels along some
roadways are not significant the development of cumulative projects could significantly increase
noise levels along some of the larger roadways such as arterials. If noise sensitive land uses such
as residential exist adjacent to those roadways the increase in noise levels could significant impact
the residents. Cumulative traffic would increase the ambient noise levels throughout the city as a
whole which could increase to high levels in the more urbanized area of the community.
Air Quality - An increase in cumulative traffic would also increase air emissions. Motor vehicles
are the single largest generator of air emissions in the city. As traffic levels increase air emissions
also increase with subsequent impacts on air quality. The SDAPCD is non attainment for ozone.
Additional air emissions due to increased traffic would have significant impacts regarding ozone.
Measures to reduce air emissions are incorporated into projects when feasible. However, air
emissions would still occur and hrther impact air quality. Cumulative development would have a
significant impact on air quality due to an increase in motor vehicle trips and associated air
emissions because the district is non attainment for ozone.
Public Services - Additional development would increase the demand on public services including
police protection, fire protection, water supply, wastewater treatment, schools, etc. Cumulative
project development could significantly impact some or all of these services depending upon the
ability of the respective departments to meet the increased demand. The City has a Growth
Management Plan that requires adequate public services exist before projects can be developed.
As a result, the Growth Management Plan mitigates significant public service impacts. Although
the Growth Management Plan assures that adequate public services are available for new
development the city eventually has to hire additional personnel and/or purchase additional
equipment to meet increased service demands. The development of cumulative projects would
contribute to cumulative impacts which eventually require the city to improve city services and
expand the wastewater treatment plant, drill new water wells, etc.
Hazards and Hazardous Materials - Cumulative development of vacant parcels of land that have
not been developed in the past is not anticipated to have significant cumulative hazardous impacts.
Development of in-fill parcels that were developed in the past could expose people to hazardous
materials depending the previous use on the site and whether or not hazardous materials used on
South Carlsbad Coastal Redevelopment Plan
Program EIR -147-
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the property were released or spilled. Since there are very few known hazardous waste sites in
the city it is not anticipated that cumulative project development would result in any significant
hazardous material impacts.
Population and Housing -Cumulative residential development would increase the city’s
population and housing stock. The development of cumulative projects consistent with the city’s
general plan land use element would not change or impact fiture population or housing estimates
since hture estimates are determined based on build out of the general plan land use element. But
cumulative project development could result in the city reaching fiture population and housing
projections sooner than anticipated.
Recreation - The development of the cumulative projects would increase the demand on existing
park and recreational facilities in the city including city parks and the State beach. Increased use
of existing facilities increases maintenance of the facilities to keep them in good repair. Additional
development also increases demand for new or additional facilities such as youth sports fields,
passive as well as active facilities, etc. If new and expanded facilities are not provided in a timely
manner the use of existing facilities can be significantly impacted resulting in secondary impacts
such as vehicle traffic congestion in the vicinity of existing facilities, increased maintenance and
replacement of equipment, etc. Since the city requires the payment of Quimby fees for the
development of residential homes the city would have some additional source or revenue to
provide additional recreational facilities to meet the increased demand. However, if the fees are
not sufficient to allow the city to provide needed facilities in a timely manner existing facilities can
be significantly impacted.
Biological Resources - The cumulative development of existing vacant open space in the
community would incrementally impact biological resources by removing vegetation and habitat
that supports wildlife. The cumulative impact could be significant if development removes
significant quantities of important and biologically habitat. The Habitat Management Plan for
Natural Communities in the City of Carlsbad will protect and preserve habitat in the community
that is deemed to be important and significant. The preservation of the areas in the city
designated for preservation by the Habitat Management Plan for Natural Communities in the City
of Carlsbad would have positive biological resource impacts. The preservation of biological
resources determined to be important for both the city and the biological community would
reduce the impact of biological resources due to cumulative development.
Cultural Resources - There are a number of paleontological, cultural and historical resources in
the city that could be significantly impacted due to increased development. Due to its location to
the ocean the city has deposits that are potentially significant fossil areas. There are also
significant archaeological resources present in the community. Grading and construction activities
associated with cumulative project development has the potential to significantly impact these
resources. Although the city has measures to protect these resources when discovered impacts to
these resources can occur nonetheless. Due to the large number of cumulative projects that exist
in the city the potential impacts can be significant.
South Carlsbad Coastal Redevelopment Plan Program EIR -148-
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The city also has a number of historical structures that have been determined to be important
features in the local architectural and historical growth of the community. Although most of the
cumulative projects are proposed for vacant land some existing historical properties could be
impacted. The City’s Historic Preservation Commission reviews projects for potential impacts to
known historical properties. Significant impacts to historical properties is minimized by the
review of projects by the Historic Preservation Commission.
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South Carlsbad Coastal Redevelopment Plan
Program EIR - 149-
”
6.0 Growth-Inducing Impacts
Adoption and implementation of the Plan would be growth inducing. The objective of the Plan is
to reduce and eliminate blight in the project area and encourage new development. The adoption
and implementation of the Plan would encourage and provide both the Commission and the
private sector with financial incentives to upgrade and improve properties in the project area that
are blighted.
Upgrading and improving blighted properties not only includes remodeling and reconstruction,
but also demolition andconstruction of new buildings. Through the proposed redevelopment plan
there are ways the Commission, in conjunction with property owners and the private sector, can
reduce and eliminate existing blight for the good of the.community. The adoption and
implementation of the Plan is anticipated to be the impetus to encourage new development in the
project area. Therefore, the Plan is considered growth inducing.
While the adoption and implementation of the Plan is considered growth inducing, fbture growth
within the project area must be consistent with current land use and zoning designations based on
the City of Carlsbad General Plan and zoning ordinance, respectively as amended from time to
time. Although the removal of blighted buildings and the construction of new buildings in the
project area may occur in the future by the private sector acting along without a redevelopment
plan, the adoption of the proposed Plan would allow the Commission to participate with the
private sector to redevelop the-area sooner than may occur by the private sector acting alone.
While the Plan is considered to be growth inducing it would not change the amount of
development that can occur in the project area. The proposed Plan would not increase or change
the type of development or density that can occur in the project area because all development
must be consistent with the general plan.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 50-
7.0 Project Alternatives
7.1 No Project
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The No Project alternative would preclude the Commission from adopting the South Carlsbad
Boulevard Redevelopment Plan eliminating the opportunities and abilities by the Commission to
assist with the removal and/or upgrading of blighted properties in the project area. The existing
blighted conditions in the project area would in all likelihood remain and continue well into the
future without adoption of the Plan and assistance by the Commission. Since existing blighted
properties are currently slow to be remodeled and upgraded on their own the trend for the slow
improvements of the properties would probably continue into well the future. Any opportunity
for the Commission to participate with a property owner, or developer, in the rehabilitation andor
demolition of blighted property and development of improved projects would not be available
with the No Project alternative.
This project alternative would eliminate and prevent the Commission from capturing tax
increment generated from the project area over the 45 year life of the Plan. Should the proposed
Plan be adopted the tax increment generated from the project area could be used by the
Commission to upgrade and improve existing blighted conditions, including the potential to assist
the City of Carlsbad in the construction of needed public improvements in the project area. This
project alternative would prevent the Commission from receiving tax increment from the project
area and using the revenue to remove blight and improve the economic viability of the project
area. Without tax increment revenue the Commission would not be able to improve the project
area both physically and economically.
This No Project alternative would also eliminate the opportunity for the Commission to acquire
and assemble property for redevelopment. The proposed Plan would provide the Commission the
authority to use eminent domain for up to twelve years from the date of adoption to acquire and
assemble property. The No Project alternative would prevent the Commission from acquiring and
assembling property necessary for specific projects to move forward, thus eliminating one of the
Commission’s key objectives which is to remove and eliminate blight in the project area.
The proposed Plan would be in existence for 45 years, or until the year 2045. The No Project
alternative would prevent the Commission from having the tools and funding necessary to
improve the project area and eliminate and reduce blight during the 45 year period. Existing
blighted conditions, lack of adequate public infiastructure, etc. would continue to exist well into
the future making it more difficult for the City to upgrade and improve the economic and social
climate within the project area.
The Commission would collect tax increment from the project area and put at least 20% of the
revenue into a fund to provide, preserve and construct low and moderate income housing. Since
the city has not presently met its required low and moderate income housing requirements the
additional tax increment revenue from the project area could allow the Commission the ability the
South Carlsbad Coastal Redevelopment Plan
Program EIR -151-
opportunity to provide additional revenue to assist the city in meeting its low and moderate
income housing requirement. The No Project alternative would prevent the Commission from
possibly assisting the city in meeting its low and moderate income housing needs.
7.2 Alternative Financing
..
One of the benefits of a redevelopment plan is that it offers the Commission financing
opportunities to reduce and eliminate blight in the project area that are not readily available to the
city through other financing sources. Without the ability to secure revenue to acquire property
and fbnd remodeling and/or new projects, the Commission can not reduce blight and improve the
economic viability of the project area. Without redevelopment the City of Carlsbad would have
to seek other non-redevelopment sources of financing which can be difficult and time consuming
in today’s financing climate.
Alternative financing methods the City of Carlsbad would have to find to improve the project area
include private funding, selling bonds, obtaining federal and/or state loans, etc. These sources of
loans for developing properties in the project area can be difficult to obtain, the source of &nds
can be expensive and cost prohibitive and availability can change with the market. While
alternative fbnding sources may be available today, the same fbnding sources may not be available
many years fiom now when the City or a private developer is ready to begin a project. The
adoption of the proposed Plan would provide the Commission more consistent and reliable
fbnding sources throughout the life of the Plan due to the financing options available to the
Commission that are not available to the City.
7.3 Change The Project Area
This project alternative evaluates two alternatives to the proposed project: increasing and
decreasing the size of the proposed project area. Each variation of this project alternative is
discussed separately below:
Increase the Project Area
This alternative evaluates the potential impacts associated with increasing the size of the proposed
project area. In order to increase the size of the project area additional property would have to
meet specific criteria. One such criteria is existing land uses have to meet the definition of blight
as defined by the Health and Safety Code. Blight is defined both physically as well as
economically as discussed below:
Physical blight is generally defined as: 1) buildings in which is it unsafe or unhealthy for
persons to live or work. These conditions can be caused by serious building code
violations, dilapidation and deterioration, defective design or physical construction, faulty
or inadequate utilities or other similar factors; 2) factors that prevent or hinder the
economic viable use or capacity of buildings or lots; 3) adjacent or nearby uses that are
South Carlsbad Coastal Redevelopment Plan
Program EIR -152-
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incompatible with each other and which prevent the economic development of those
parcels; 4) existence of subdivided lots of irregular form and shapes and inadequate size
for proper usehlness and development and are in multiple ownership.
Economic blight is defined as: 1) depressed or stagnant property values or impaired
investments, including, but not limited to those properties containing hazardous wastes
that require the use of Department authority; 2) abnormal high business vacancies,
abnormally low lease rates, high turnover rates, abandoned buildings, or excessive vacant
lots with an area developed for urban use; 3) lack of necessary commercial facilities that
are normally found in neighborhoods, including grocery stores, drugstores and banks; 4)
residential overcrowding or an excess of bars, liquor stores or other businesses that cater
exclusively to adults; 4) high crime rate that constitutes a serious threat to the public
safety and welfare.
There may not be other areas in the city that fit the definition of blight that can be incorporated
into the proposed project area. Unless additional areas fit the definition, they can not be added to
the project area. The area included in the proposed project area fits the definition of blight.
Depending upon areas of the city that could be.incorporated into the current project area the
environmental impacts associated with redevelopment of the area could be greater than the
impacts of the proposed project area. Impacts that could be anticipated include traffic, air quality,
noise, increased demand for public services and utilities, etc. which may be greater or less than the
impacts associated with the proposed project. At the present time there are no other areas of the
city that would qualify and-meet the definition of blight that could be added to the existing project
area.
Reduced Proiect Area
The project area could be reduced in size requiring the removal of some properties presently
included in the boundary of the proposed Plan. Existing property that could be removed from the
proposed project area includes the Encina power plant, Carlsbad Boulevard or Ponto area.
The elimination of the Encina power plant from the project area would prevent the Commission
from assisting the private property owner to eliminate blighting influences created by the existing
plant. The Commission could not assist the property owner to decommission the existing power
plant and build a smaller, more efficient plant which will have enhanced air pollution controls.
Also, the Commission could help with other public improvements and/or redevelopment of the
site. If this area is removed, the Commission could not provide the assistance required to ensure
that the blighting influences in this area are eliminated over time.
The elimination of Carlsbad Boulevard would prevent the Commission from assisting the City
with the construction of the proposed re-alignment of Carlsbad Boulevard. Completion of the re-
alignment of Carlsbad Boulevard would improve traffic flow and circulation along this section of
South Carlsbad Coastal Redevelopment Plan
Program EIR -153-
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Carlsbad Boulevard. The re-alignment would also increase the amount of open space along the
beach area due to the shifting of Carlsbad Boulevard to the east allowing existing right-of-way on
the west side of the road to be added to the State Beach. If the Commission is unable to assist the
city financially with constructing the re-alignment of Carlsbad Boulevard because it is removed
from the project area, it may be many years before the city has the fhds necessary for the
construction. As a result the benefits to the city and the general public due to improved traffic
flow and additional open space for the beach may be delayed well into the fiture.
The elimination of the Ponto area would prevent the Commission from assisting private property
owners in this area to eliminate existing blight and redevelop their property. There are blighted
properties in the Ponto area the Commission could assist the property owners to redevelop.
Removing the Ponto area from the Plan would require the private community to find the fbnds
necessary to upgrade and improve the properties on their own. Since the property owners have
been unable to fbnd the redevelopment of properties up to this point it is anticipated that without
assistance by the Commission the current uses would continue for many years. Several of the
residential homes show the lack of routine maintenance and repair and the Commission would not
be able to assist the property owners to upgrade their property if the Ponto area is removed from
the Plan.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 54-
8.0 Any Significant Irreversible Environmental Changes Which Would Be Involved in
the Proposed Action Should It Be Implemented
The adoption of the proposed Plan would not directly have any significant irreversible
environmental changes since no development could occur directly upon Plan adoption. The
adoption of the Plan does not allow any development directly, rather the Plan allows the
Commission the authority to collect tax increment from the project area. While public
improvement projects are listed the Commission is not required to fbnd the construction of those
projects. Therefore, the adoption of the Plan would not directly have any significant irreversible
environmental changes.
In the long-term however, the adoption of the Plan is anticipated to result in changes and
improvements to the existing land uses in the project area. The Plan is anticipated to result
indirectly in the elimination of existing blight in the project area due to participation by the
Commission to upgrade and/or remove existing blighted buildings and infrastructure. The
elimination of blighted conditions can be the result of either remodeling and rehabilitating existing
buildings or the demolition of existing buildings and construction of new buildings. Eliminating
blight also includes constructing needed infrastructure to provide adequate public services for
development in the project area.
The construction of projects to reduce or eliminate blight can be anticipated to have significant
environmental changes. Some of the changes include the demolition of existing buildings and
construction of new buildings in their place. The construction of the public improvement projects
in the Plan would result in changes such as the re alignment of Carlsbad Boulevard. Although it is
speculative at this time due to the unavailability of detailed plans, assistance of the private
development by the Commission for new construct would have potential irreversible
environmental impacts which could be significant.
Potential significant environmental effects that could be associated with projects include traffic, air
quality, noise, land use, and public services and utilities. Once a project is submitted, the city
would review the project and make a determination in compliance with CEQA whether or not the
project could have significant environmental effects. Should the city determine the project could
have significant impacts subsequent environmental studies and documentation would be prepared.
There is a potential for hture public and private redevelopment projects to have significant
environmental impacts.
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 55-
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9.0 Effects Found Not To Be Significant
Based on completion of an Initial Study and Notice of Preparation the following environmental
implementation of the proposed South Carlsbad Coastal Redevelopment Plan: energy and mineral
resources; utilities; and cultural resources. A copy of the completed Initial Study and associated
I_ disciplines were identified as not having the potential to be impacted with adoption and
"I explanations is included as Appendix A of this document for review.
"
South Carlsbad Coastal Redevelopment Plan
Program EIR - 156-
10.0 Organizations and Persons Consulted
The following persons and organizations were consulted and contacted during the preparation of
this Program EIR:
1.
2.
3.
4.
5.
6.
Mr. Walter F. Ekard
Chief Administrative Officer
County of San Diego
1600 Pacific Highway, #209
San Diego, CA 92101
Mr. David J. Martin
Tax Area Services Section
State Board of Equalization
450 N Street, MIC 59
Sacramento, CA 94279
Mr. Gregory J. Smith
Assessor / Clerk / Recorder
County of San Diego
1600 Pacific Highway, # 103
San Diego, CA 92101
Mr. Bill Kelly
Chief Financial Officer / Auditor-Controller
County of San Diego
1600 Pacific Highway, # 166
San Diego, CA 92 10 1
Mr. Thomas J. Pastuszka
Clerk of the Board of Supervisors
County of San Diego
1600 Pacific Highway, #402
San Diego, CA 92101
Mr. Bart Hartman
Treasurer / Tax Collector
County of San Diego
1600 Pacific Highway, ## 1 12
San Diego, CA 92 10 1
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 57-
7.
8.
9.
10.
11.
12.
13.
Dr. Doug De Vore
Superintendent
Encinitas Union School District
101 S. Rancho Santa Fe Road
Encinitas, CA 92024
Mr. William Berrier
Superintendent
San Dieguito Union High School District
7 10 Encinitas Boulevard
Encinitas, CA 92024
Ms. Cheryl Ernst
Superintendent
Carlsbad Unified School District
801 Pine Avenue
Carlsbad, CA 92008
Dr. Tim T.L. Dong, Ph.D.
President
Mira Costa Community College District
1 Barnard Drive
Oceanside, CA 92056
Dr. Rudy Castruita, Ph.D.
County Superintendent
San Diego County Ofice of Education
6401 Linda Vista Road
San Diego, CA 92 1 1 1
Mr. Raymond Patchett
City Manager
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Mr. Robert Wardell
Chief Financial Officer
Tri-City Hospital District
4002 Vista Way
Oceanside, CA 92056
South Carlsbad Coastal Redevelopment Plan
Program EIR -1 58-
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- 14.
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15.
16.
17.
18.
19.
20.
21.
Mr. Tim Jockem
General Manager
Leucadia County Water District
1960 La Costa Avenue
Carlsbad, CA 92009
Mr. Bob Greaney
Deputy Chief of Staff
Carlsbad Municipal Water District
5950 El Camino Real
Carlsbad, CA 92008
Mr. David McCollom
General Manager
Olivenhain Municipal Water District
1966 Olivenhain Road
Encinitas, CA 92024
Mr. Ronald Gastelum
General Manager
Metropolitan Water District
7000 N. Alameda Street
Los Angeles, CA 90012
State Clearinghouse
1400 Tenth Street
Sacramento, CA 95814
Mr. Jerry Backoff
City of San Marcos
Development Services
1 Civic Center Drive
San Marcos, CA 92069
City of Oceanside
Planning Department
300 N. Coast Highway
Oceanside, CA 92054
City of Vista
Community Development Department
600 Eucalyptus
Vista, CA 92084
South Carlsbad Coastal Redevelopment Plan
Program EIR -159-
22.
23.
24.
25.
26.
27.
28.
County of San Diego
Planning Department
Dept. Of Planning and Land Use
5201 Rufin Road, Suite B
San Diego, CA 92 123
SANDAG
401 B. Street
Suite 800
San Diego, CA 92101
San Diego Air Pollution Control District
91 50 Chesapeake Drive
San Diego, CA 92123
Mr. David Lloyd
Cabrillo Power 1 LLC
Symphony Towers
750 B. Street, Suite 2740
San Diego, CA 92 101
Mr. Frank Urtasun
Regional Public Affairs Manager
San Diego Gas & Electric
8330 Century Park Court C-P33G
San Diego, CA 92 123
County of San Diego
County .Administration Center
Clerk Recorder
1600 Pacific Highway, Suite 260
San Diego, CA 92101
Mr. Jim Bartel
U.S. Fish & Wildlife Service
Assistant Field Supervisor
2730 Loker Avenue West
Carlsbad, CA 92008
South Carlsbad Coastal Redevelopment Plan
Program EIR - 160-
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29. Ms. Gina Ulbricht
Dynegy Power Corp.
1000 Louisiana Street
Suite 5800
Houston, TX 77002
30. Mr. Stan Marks
NRG Energy, Inc.
Symphony Towers
750 “B” Street, Suite 2740
San Diego, CA 92101
3 1. Mr. Jeff Woolson, President
Terramar Assoc.
P.O. Box 860
Carlsbad, CA 9201 8-0860
32. Mr. Louis Taschner
1533 So. Coast Hwy.
Suite D
Oceanside, CA 92054
33. Ms. Ruth Villalobos
U.S. Army Corps of Engineers
Chief of Environmental Services Branch
P.O. Box 53271 1
Los Angeles, CA 90053-2325
South Carlsbad Coastal Redevelopment Plan
Program EIR -161-
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APPENDICES
APPENDIX A
INITIAL STUDY/NOTICE OF PREPARATION
Notice of Preparation
To:
Address:
(Responsible Agency)
From: City of Carlsbad
Housing and Redevelopment Dept.
2965 Roosevelt, Suite B
Carlsbad, CA 92008-2389
Attn: Deborah Fountain
Subject: Notice of Preparation of a Draft Environmental Impact Report
The City of Carlsbad Housing and Redevelopment Department will be the Lead Agency and will
prepare an environmental impact report for the project identified below. We are requesting the
views of your agency as to the scope and content of the environmental information which is
germane to your agency's statutory responsibilities in connection with the proposed project.
Your agency will need to use this EIR when considering your permit or other approval for the
project.
The project description, location, and the probable environmental effects are contained in the
attached materials. A copy of the Initial Study is attached.
Due to the time mandated by State law, your response must be sent at the earliest possible
date, but not later than 30 days after receipt of this notice, or no later than November 19, 1999.
Please send your response to Ms. Deborah Fountain at the address above. We will need the
name for a contact person in your agency.
Project Title: South Carlsbad Coastal Redevelopment Plan
Project Applicant, if any: City of Car Redevelopment Department
Date: ro/r.r/fi
Title: Director
Telephone: (760) 434-281 5
Environmental Checklist Form
1. Project Title: South Carlsbad Coastal Redevelopment Plan
2. Lead Agency Name and Address: Carlsbad Housing & Redevelopment Department
2965 Roosevelt, Suite B
Carlsbad, CA 92008-2389
3. Contact Person and Phone Number: Deborah Fountain
4. Project Location: The Project Area generally includes the area immediately around the
Encina power plant and the westerly portion of the Aqua Hedionda
Lagoon, south along the Carlsbad Boulevard right-of-way to the
southerly city boundary. Exhibit 1 , Vicinity Map, shows the boundary of
the Project Area.
5. Project Sponsor’s Name and Address: Carlsbad Housing & Redevelopment Commission
2965 Roosevelt, Suite B
Carlsbad, CA 92008-2389
I
6. General Plan Designation: The Carlsbad General Plan designations for the property within
the Project Area includes: Open Space (OS); Public Utilities (U); TraveVRecreation
Commercial (T-R); Planned Industrial (PI); Residential Medium-High Density (RMH).
7. Zoning: The Carlsbad Zoning Map designations for the Project Area include: Open Space
(OS); Public Utility (P-U); Commercial-Tourist Qualified Development Overlay (C-T-Q);
Planned Industrial (P-M); Residential Density-Multiple Qualified Development Overlay
(RD-M-Q); Residential Mobil Home Park (RMHP); Special Flood Hazard Area.
8. Description of Project: The project includes the adoption of a redevelopment plan to
encourage redevelopment within the Project Area. The redevelopment plan is for a period
of 45 years with land use controls in effect for 30 years with the remaining 15 years to
allow for the collection of tax increment and payment of debt. The Plan will establish the
authority for the Carlsbad Housing & Redevelopment Commission to use eminent domain
to acquire property for the first twelve years. The Plan includes public improvement
projects that can be funded by the Commission including beach replenishment and
refurbishment, realignment of Carlsbad Boulevard and interchange improvements,
construction of beach and recreational facilities along the Carlsbad Boulevard corridor,
etc.
9. Surrounding Land Uses and Setting: The existing land uses surrounding the Project
Area generally include the Pacific Ocean on the west, residential units to the north,
Interstate 5, vacant land, residential] open space, commercial use, AT&SR railroad
tracks and Batiquitos Lagoon on the east and residential land uses to the south.
IO. Other public agencies whose approval is required: Both the Redevelopment Commission
and City Council must approve the Redevelopment Plan.
Environmental Checklist Form - Page 2 of 12
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
- The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages. -
E Aesthetics o Agriculture Resources Air Quality
I IED Biological Resources IED Cultural Resources IED Geology/Soils
0 Hazards & Hazardous Materials IED HydrologyNVater Quality Land Use/Planning
o Mineral Resources
Public Services
- Noise
Recreation
Population/Housing
E TransportationTTraffic
E Utilities/Service Systems IED Mandatory Findings of Significance
I
DETERMINATION: (To be completed by the Lead Agency.) - On the basis of this initial evaluation:
.. - I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
r- - 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 revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION
will be prepared.
IED 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" or "potentially
significant unless mitigated" impact on the environment, but at least one effect I) 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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze
only the effects that remain to be addressed.
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I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier
EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been
avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including
revisions or mitigation measures that are imposed upon the proposed project, nothing
further is required. . .
.~ "_ . . " .
144
Signature !
Environmental Checklist Form - Page 3 of 12
EVALUATION OF ENVIRONMENTAL IMPACTS:
_- I) 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
project 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).
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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
I 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.
is made, an EIR is required.
._.- If there are one or more "Potentially Significant Impact" entries when the determination
" 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 Section XVII, "Earlier Analysis,"
may be cross-referenced).
-_._
I
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other
" CEQA process, an effect has been adequately analyzed in an earlier EIR or negative
declaration. Section 15063 (c)(3)(D). In this case, a brief discussion should identify
the following:
a) Earlier 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 the adequately analyzed in an earlier document
pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were
incorporated or refined from the earlier document and the extent to which they
address site-specific conditions for the project.
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.
c
7) Supporting Information Sources: A source list should be attached, and other sources
Xchcklst
Environmental Checklist Form - Page 4 of 12
used or individuals contacted should be cited in the discussion.
”+ 8) This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist that
are relevant to a project’s environmental effects in whatever format is selected. -
9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measures identified, if any, to reduce the impact to less than
significance
Xchcldst
Environmental Checklist Form
Page 5 of 12
Issues:
I. AESTHETICS -Would the project:
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 or glare which
would adversely affect day or nighttime views in the area?
II. AGRICULTURE RESOURCES: 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 Dept.
Of Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
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 of the 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?
Ill. AIR QUALITY - Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be relied
upon to make the following determinations. Would the
project:
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?
Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporation Impact Impact
0
0
0 e4
0 e4
0 0
0 0
0 0
0 0
0
0
0
0
0
0
0
0
0
0
0
0
Environmental Page 6 of 12
Checklist Form Potentially
Potentially Unless
Significant
Significant Mitigation Significanl
Less Than
No
Impact Incorporation Impact Impact
c) Result in a cumulatively considerable net increase of 0 Q 0 0
any criteria pollutant for which the project region is 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?
IV. BIOLOGICAL RESOURCES - Would the project:
0 Q
0 0
a) Have a substantial adverse effect, either directly or 0 Q
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 the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat 0 Q or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected 0 H
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?
d) Interfere substantially with the movement of any native 0 0
resident or migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting 0 0
biological resources, such as a tree preservation policy or
ordinance?
0 0
Q 0
0 0
0 0
0 0
0
H 0
9 Conflict with the provisions of an adopted Habitat 0 0 Q 0
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
V. CULTURAL RESOURCES -Would the project:
a) Cause a substantial adverse change in the significance 0 0 0 Q
of a historical resource as defined in 915064.53
Xchcklst
Environmental Checklist Form
Page 7 of 12 Significant Potentially
Unless Miigation Signficant Less Than No
Incorporation Impact Impact
Potentially
Significant Impact
b) Cause a substantial adverse change in the significance 0
of an archaeological resource pursuant to §15064.5?
ep 0 0
c) Directly or indirectly destroy a unique paleontological 0
resource or site or unique geologic feature?
ep 0 0
d) Disturb any human remains, including those interred 0
outside of formal cemeteries?
0 0 ep
VI. GEOLOGY AND SOILS -Would the project:
a) Expose people or structures to potential substantial *
adverse effects, including the risk of loss, injury, or death
involving:
0 ep 0
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.
IXI 0 0 0
ii) Strong seismic ground shaking? 0
iii) Seismic-related ground failure, including liquefaction? 0
iv) Landslides? O
b) Result in substantial soil erosion or the loss of topsoil? 0
c) Be located on a geologic unit or soil that is unstable, or 0
that would become unstable as a result of the project, and
potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18- 1- 0
B of the Uniform Building Code (1994), creating substantial
risks to life or property?
0 0
0 e) Have soils incapable of adequately supporting the use 0
of septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
watefl
0
VII. HAZARDS AND HAZARDOUS MATERIALS -
Would the project:
a) Create a significant hazard to the public or the 0
environment through the routine transport, use, or disposal of hazardous materials?
O
Xchckls!
Environmental Checklist Form Page 8 of 12
b) Create a significant hazard to the public or the
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 complied pursuant to
Government Code Section 65962.5 and, as a result, would
it create a significant hazard to the public or the
environment?
e) For a project located 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?
9 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 or loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
VIII. HYDROLOGY AND WATER QUALITY - Would
the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., 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?
Significant Potenlially
Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporation Impact Impact
0 0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0
0
O B
o
0
0
0
0
Environmental Checklist Form Page 9 of 12
Potentially
Significant
Potentially Unless Less Than
Significant Miigation Significant No Impact Incorporation Impact Impact
c) Substantially alter the existing drainage pattern of the 0 0 0
site or area, including through the alteration of the course
of a stream or river, or substantially increase the rate or
amount of surface runoff in a manner which would result in
flooding on-or off-site?
d) Create or contribute runoff water which would exceed 0 0 0
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
e) Othewise substantially degrade water quality?
9 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 hazard delineation
map?
0 0 0
0 0 0
g) Place within a 100-year flood hazard area structures 0 0 E3 0
which would impede or redirect flood flows?
h) Expose people or structures to a significant risk of loss, 0 0 0 El
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
i) Inundation by seiche, tsunami, or mudflow? 0 0 0
IX. LAND USE AND PLANNING -Would the project:
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?
0 0 0
0 0 0 El
c) Conflict with any applicable habitat conservation plan or 0 0 0 E3
natural community conservation plan?
X. MINERAL RESOURCES -Would the project?
a) Result in the loss of availability of a known mineral 0 o m 0
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important 0 0 E3 0
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
XI. NOISE - Would the project result in:
Xchcklst
Environmental Checklist Form
Page 10 of 12
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
groundborne vibration or groundborne 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 bee adopted, within two 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?
9 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?
XII. POPULATION AND HOUSING -Would the
project:
a) Induce substantial population 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?
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facility, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Potentially
Significant
Potentially Unless Less Than Significant Mitigation Significant No
Impact incorporation Impact Impact
0 IXI
0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
<
0 E3
E3 0
0 IXI
0 ep
Fire protection? 0 0
Environmental Checklist Form
Page 11 of 12
Police protection?
Schools?
Parks?
Other public facilities?
XIV. RECREATION
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?
Potentially Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact Incorporation Impact Impact
0 o w 0
0 o w 0
0 0 p9 0
0 0 p9 0
0 o
b) Does the project include recreational facilities or require 0 0
the construction or expansion of recreational facilities
which might have an adverse physical effect on the
environment?
XV. TRANSPORTATlONflRAFFIC - Would the
project?
a) Cause an increase in traffic which is substantial in O w
relation to the existing traffic load and capacity of the street
system (i.e., result in a substantial increase in either the
number of vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level Of
service standard established by the county congestion
/management agency for designated roads or highways?
0
c) Result in a change in air traffic patterns, including dither 0 w
an increase in traffic levels or a change in location thdt
results in substantial safety risks?
d) Substantially increase hazards due to a design feafure 0 0
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? 0 0
9 Result in inadequate parking capacity? I 0 0
g) Conflict with adopted policies, plans, or programs ~ 0 0
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS - Wduld
the project:
w 0
o w
0 0
o 0
0 0
w 0
o
w 0
0
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Environmental Checklist Form
Page 12 of 12
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
Potentially Significant
Significant Mitigation Significant
Potential& Unless Less Than No
impact Incorporation Impact impact
0 0 0
0 0
c) Require or result in the construction of new storm water 0
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?
e31 0
0 0
0 0 0
e) Result in a determination by the wastewater treatment 0 0
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?
9 Be served by a landfill with sufficient permitted capacity 0 0
to accommodate the project’s solid waste disposal needs?
g) Comply with federal, state, and local statutes and 0 0
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the 0
quality of the environment, substantially reduce the habitat
of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten to
eliminate a plant or animal community, reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
0
0
0
0 o
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 project)?
o rn 0 0
c) Does the project have environmental effects which will 0
cause substantial adverse effects on human beings, either
directly or indirectly?
0 0
”
DISCUSSION OF ENVIRONMENTAL EVALUATION
The potential environmental impacts of the project associated with the topics listed in the
Environmental Checklist Form are discussed below. The environmental topics are listed in the
same order as in the checklist. Provided below is a brief discussion and explanation of the
potential environmental effects associated with development of the project on each specific topic.
I. Aesthetics (a-d)
The Project Area is impacted with blighted conditions including underutilized parcels,
buildings that need upgrades and repair to meet current building codes, roads that need
repair including curbs, gutters, and re-alignment, landscape improvements, etc. The intent
of the proposed Redevelopment Plan is to encourage new development to reduce and
eliminate existing blight.
The adoption and implementation of the proposed Redevelopment Plan is proposed to
have positive aesthetic benefits by eliminating blight, thus improving the aesthetics of the
Project Area. Indirectly, however, some new development could have individual aesthetic
impacts depending upon the design of the specific project, its location and whether or not
it blocks distant and/or scenic views, etc. Therefore, the remodeling of existing buildings
or demolition of existing blighted buildings and construction of new buildings could
indirectly result in project specific aesthetic impacts.
New development and/or remodeling of existing buildings would also produce new
sources of light and glare which could impact light sensitive uses in the Project Area.
Although new development could have positive aesthetic impacts by eliminating blight,
construction of new buildings or upgrades to existing structures could have secondary
aesthetic impacts due to increased light and glare.
The City of Carlsbad has Scenic Corridor Guidelines that identlfy roadways and
transportation routes that are designated scenic corridors. As such the Guidelines suggest
methods to preserve and enhance the character of those corridors. Portions of several
designated scenic corridors are located within the Project Area. They include Carlsbad
Boulevard and Palomar Airport Road ( Community Theme Corridor), Cannon Road and
Poinsettia Lane (Community Corridors) and the AT&SF railroad tracks (Railroad
Corridor). Development within the Project Area could also impact public views of Aqua
Hedionda lagoon, Batiquitos lagoon, Pacific Ocean and other public viewsheds.
The Project Area is located within the Local Coastal Program (LCP), including the Mello
II segment. Future development within the Project Area will have to comply with the
scenic and visual resource policies of the LCP.
-1-
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_.
. ....
r-
c
Future development in the Project Area will have to meet and comply with the various
planning guidelines and policies applicable to aesthetics and design criteria. The Program
EIR will evaluate the relationship of the City’s visual and scenic development standards to
fbture development in the Project Area and how new development will have to comply
with the various city approved planning and design documents.
Agricultural Resources (a-c)
While there is land within the Project Area that is currently in agricultural production, the
land is designated as TraveVRecreation Commercial by the General Plan and zoned Public
Utility. In addition, none of the property in the Project Area is under a Williamson Act
contract. The adoption and implementation of the proposed Plan will not have any
significant agricultural resource impacts.
Air Quality (a-e)
The adoption and implementation of the Redevelopment Plan will indirectly encourage
new development within the Project Area. New development is anticipated to include
remodeling and upgrades to existing buildings as well as new construction. In either case,
there will be short-term air emission impacts associated with construction activities. The
short-term air emissions will include exhaust emissions from the operation of motorized
construction equipment, dust particles during grading and construction, vehicle air
emissions by workers commuting to construction sites, etc. While the air emissions will be
short-term and occur only during construction, the potential impacts could be significant.
Long-term air emissions include automobile exhaust emissions due to workers and
customers driving to and from new businesses, truck emissions associated with deliveries,
etc. Depending upon the type of new development anticipated to occur in the Project
Area, the amount of traffic, etc. additional development may or may not result in
significant long-term air quality impacts.
While air emission reduction measures can be incorporated into projects to reduce both
short and long-term air emissions, projects may still have significant air quality impacts.
Potential air quality impacts associated with new development in the Project Area will be
discussed in the Program EIR and feasible mitigation measures will be listed accordingly
when required to reduce potential air quality impacts.
Biological Resources (a-f)
The Project Area is highly urbanized. Although there are some vacant parcels present
most of the property has either been disturbed or developed. Based on a review of Map
5.4-1 of the Carlsbad General Plan there is an area of land designated as Disturbed Habitat
in the Project Area west of Carlsbad Boulevard at Palomar Airport Road. Review of Map
-2-
5.4-2 indicates there are no sensitive plants or animals in the Project Area.
Two lagoons are located within or adjacent to the Project Area. The Agua Hedionda
lagoon is located within the extreme northern section of the Project Area and Batiquitos
lagoon is located adjacent to the southern project boundary. Future development adjacent
to these lagoons could impact the biota associated with each lagoon due to urban runoff
and pollutants entering the lagoons. Development activity in the vicinity of the Agua
Hedionda and Batiquitos lagoons will be evaluated and discussed in the EIR regarding
potential biological resource impacts that could occur with implementation of the Plan.
V. Cultural Resources (a-d)
Based on the review of Maps 5.8- 1 and 5.8-2 in the General Plan Final EIR there are
several areas within the Project Area that are identified as “Potentially Significant Fossil
Areas” and “Known Archaeological Sensitive” areas, respectively. The construction of
redevelopment sponsored projects in the Project Area could have significant impacts to
paleontological and/or archaeological artifacts, if present.
The City of Carlsbad has developed guidelines for the treatment of cultural resources.
The guidelines were adopted in 1990 and conform with City, State and Federal laws and
with the Secretary of the Interior’s Standards for Archaeology and Historic Preservation
for Planning, Identification and Evaluation. Any paleontological and/or archaeological
resources discovered during grading or construction will be preserved in compliance with
the City’s adopted guidelines.
There are no known buildings in the Project Area that are either listed as historical
buildings or candidates as historical buildings.
The City of Carlsbad Local Coastal Program also acknowledges the presence of historical
structures in the city and the importance to protect historic properties, some of which have
the potential to meet criteria for inclusion in the National Register of Historic Places. The
Local Coastal Program encourages the City, in conjunction with individual property
owners of historically significant structures, to determine which local and federal programs
are applicable and take advantage of them as appropriate. However, there are no known
historical buildings in the Project Area.
Based upon a review of existing information fbture development in the Project Area could
have a significant impact on existing paleontological and archaeological resources.
VI. Geology (a-j)
Seismic Hazards
-3-
"
Presently there are no active or potentially active faults known to exist within the City and
there are no Alquist Priolo Special Study zones. However, based on a review of Map 5.1-
4 in the Final Master EIR for the Carlsbad General Plan Update there are two known
inactive faults in the Project Area. There are faults in southern California that have the
potential to impact development in the Project Area depending upon the distance of the
fault from the City, size of the earthquake and local geologic conditions.
There are limited areas in the City which are considered potentially subject to liquefaction,
including the areas in and around Aqua Hedionda and Batiquitos lagoons and the beach.
Portions of the Project Area are subject to liquefaction which could impact development.
Tsunami and Seiche
Seiches could occur in the Carlsbad lagoons, although they probably would not affect
areas 5 to 10 feet above the water level. A review of Map 5.10.1-2 of the Final Master
EIR for the City of Carlsbad General Plan Update indicates portions of the Project Area
are subject to tsunamis or seiches. Future development in the Project Area either along
the coast or adjacent to Aqua Hedionda lagoon, therefore, could be impacted by increases
in water levels associated with a tsunami or seiche.
Lurch Cracking
The area around Aqua Hedionda lagoon and along the beaches within the Project Area are
subject to lurch cracking.
Lateral Spreading
The areas within the Project Area in and around the Aqua Hedionda lagoon and along the
beaches are subject to lateral spreading. Future redevelopment projects could be impacted
by lateral spreading during an earthquake.
Local Subsidence
"
Areas within the Project Area in and around the Aqua Hedionda lagoon and along the
beaches are subject to local subsidence. Future redevelopment projects could be impacted
by subsidence during an earthquake.
Landslides
There are no steep hillside areas within the Project Area. Therefore, there are no potential
significant landslide impacts associated with new development.
Structural Damage
-4-
Structural damage is caused by the transmission of earthquake vibrations from the ground
into the structures. The potential for structural damage due to ground vibration in the city
is greatest in areas underlain by deep, soft, saturated alluvial soils and least in areas of hard
bedrock. The soil in the Project Area generally includes Marina Chesterton based on Map
5.1-2 of Final Master EIR for the City of Carlsbad General Plan Update. Future
development in the Project Area could be subject to structural damage due to earthquakes
in the region.
Regional Subsidence and Uplift
Regional subsidence and uplift during an earthquake are caused by differential vertical
movement along an active fault. This phenomenon is not considered to be a hazard in the
City of Carlsbad. Therefore, future development in the Project Area is not anticipated to
be significantly impacted by regional subsidence and uplift.
VU. Hazards and Hazardous Materials: (a-d)
The Project Area is subject to three hazardous material issues. One, the area around the
Encina power plant is subject to electromagnetic fields (EMF) associated with the high-
voltage transmission lines extending east from the power plant. While there has been a
great deal of scientific discussion regarding EMFs it has not been conclusively established
whether or not EMF’S are hdl to human health. Two, service stations within the
Project Area have the potential for leaking gasoline into the soil either through
underground storage tanks or a spill during filling from tanker trucks. Third, oil spills
could occur along the coastline associated with oil deliveries by tankers for the Encina
Power Plant.
Although spills from oil deliveries and leaking gasoline storage tanks are remote the
potential for such hazardous spills does exist. And while there is a small portion of the
Project Area adjacent to the existing high-voltage lines extending east from the power
plant fbture development adjacent to or in close proximity to the power lines is not
anticipated to have significant impacts.
Although fbture development within the Project Area could be impacted by hazardous
spills the likelihood is remote and future development is not anticipated to be significantly
impacted.
Vm. Hydrology and Water Quality: (a-f)
The Project Area is subject to potential flood hazards along the coastline as well as major
drainage basins. The 100 year flood boundaries of the city are presented in Map 5.10.1-1
of the Final Master EIR for the City of Carlsbad General Plan Update. Based on this map
there are a few locations in the Project Area subject to a flooding by a 100 year storm.
Development within the Project Area that is located within areas subject to a 100-year
-5-
flood will require special protection and special project review.
”
”
As shown on Map 5.10.1-2 of the Final Master EIR for the City of Carlsbad General Plan
Update there are two dams and a water reservoir in the City of Carlsbad. However, none
of the Project Area is subject to flooding associated with the failure of a dam or water
reservoir.
Future development in the Project Area could impact existing flood control facilities due
to increased surface water runoff. Depending upon the amount of additional runoff due to
new development existing storm drain facilities could be impacted and require upgrades or
improvements.
New construction could change existing surface water flow patterns and the amount of
water discharged from the Project Area. As a result erosion impacts could occur during
and after construction if proper erosion control measures are not incorporated into
projects. While an increase in surface water runoff could occur is not anticipated the
increased runoff will alter or change the course of a stream or river.
The quality of runoff from fbture projects could impact the quality of local water bodies.
The use of fertilizers and other pollutants typically associated with urban development,
such as oil and grease from parked automobiles, could enter local watercourses and
lagoons resulting in impacts to the quality of runoff generated from the Project Area.
Runoff from fbture development in the Project Area could have waste discharge impacts.
Measures will be suggested in the EIR to reduce potential water quality impacts.
Increased development in the Project Area is not anticipated to substantially deplete
groundwater supplies or interfere with groundwater recharge. The majority of the city’s
water supply is imported, therefore, a minimal amount of the city’s water source is
obtained locally. While additional development will require additional quantities of water
that quantity will be met Iargely by imported sources minimizing the impact on local
supplies. There are no aspects of the Plan that would significantly reduce or impact
existing on-going groundwater recharge methods in the region.
Vm. Land Use and Planning (a-c)
Land use designations for the Project Area as designated by the City of Carlsbad General
Plan land use map include Open Space (OS), TraveVRecreation Commercial (T-R),
Planned Industrial @I), Public Utilities 0, Medium-High Density Residential(R”H)
and Special Resource Area. The proposed Redevelopment Plan will adopt the existing
City of Carlsbad General Plan to guide fbture development in the Project Area. Future
development must be consistent with the City’s land use map, as amended from time to
time. No changes to the existing land use designations for the Project Area as currently
designated by the General Plan are proposed specifically as part of this project.
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While the City of Carlsbad General Plan will guide fbture development within the Project
Areas, the adoption and implementation of the proposed Redevelopment Plan may
encourage development earlier than without the Plan. Therefore, some land use effects
associated with new development such as increased traffic, noise, air emissions, aesthetics,
etc. could occur sooner than anticipated due to the adoption and implementation of the
Plan.
The project does not propose uses that would physically divide any established
communities. The Plan will implement the current General Plan adopted by the City.
There will not be any conflicts with any applicable habitat conservation plans or natural
community conservation plans since there are none within the Project Area.
Mineral Resources (a-c)
A review of Map 5.13-1 of the Final Master EIR for the City of Carlsbad General Plan
Update indicates that while there are mineral and oil resources in the Project Area, they
are no longer being extracted. As shown on the map there is one abandoned oil well and
an abandoned gravel pit within the Project Area. Based on the General Plan Carlsbad
does not have economically significant mineral resources. Therefore, the abandoned oil
and mineral resources in the Project Area will not be impacted by fbture development.
Noise: (a-c)
The Project Area is subject to noise levels in excess of 60 dB as shown in Map 5.9-2 of
the Final Master EIR for the City of Carlsbad General Plan Update. The primary noise
source is traffic, however, train and aircraft noise also contribute to background noise
levels. A portion of the Project Area is subject to aircraft noise from McClellan-Palomar
Airport. Map 5.9-1 of the Final Master EIR for the City of Carlsbad General Plan Update
shows a portion of the Project Area within the 60-65 CNEL noise contour of the airport.
The Program EIR for the Plan will evaluate whether or not noise from operations at the
airport would impact fbture development in the Project Area.
The adoption and implementation of the proposed Plan will encourage new development
increasing both short and long term noise levels in the Project Area. The short-term noise
level impacts will be associated with project construction and the operation of
construction equipment. Short-term construction noise levels could impact noise sensitive
land uses located adjacent to or in the immediate vicinity of the construction.
Development in the Project Area will also result in long-term noise impacts due to
increased traffic. Long-term traffic noise can impact noise sensitive residential land uses.
The daily operation of new development and businesses including on-site mechanical
equipment, air conditioners, exhaust fans, forkliis, etc. can have noise impacts to noise
sensitive land uses depending upon the type of business, distance to noise sensitive land
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uses, etc. Because fbture development in the Project Area will be consistent with the
general plan, it is not anticipated that fbture noise levels within the Project Area will
increase beyond those fbture noise levels shown in Map 5.9-3 of the Final Master EIR for
the City of Carlsbad General Plan Update and impact area land uses. However, there
could be localized noise impacts to noise sensitive land uses adjacent to specific
construction projects.
The EIR will discuss potential short and long-term noise impacts that can be expected to
occur with development that is likely to occur in the Project Area based on the types of
land uses allowed by the general plan. When significant noise impacts are identified,
measures to mitigate noise impacts to City standards will be provided in the EIR.
XI. Population and Housing (a-d)
The Project Area does not include any existing residential development. There are some
isolated residential units (3-4) located in the Ponto area portion of the Project Area.
Redevelopment of the Ponto area will eliminate the small number of residences located
there.
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The EIR will discuss and evaluate the potential impacts of the adoption and
implementation of the proposed Plan on the existing housing stock in the city. More
specifically, the EIR will discuss how adoption and implementation of the Plan will assist
the City in implementing the housing element of the General Plan towards providing a
variety of housing types and improving the jobs-to-housing balance in the community.
The EIR will also address the City's Growth Management Program and how new
development in the Project Area due to the Plan may impact or help housing in the city.
XIT. Public Services (a)
The adoption and implementation of the Plan will encourage new development within the
Project Area. While fbture development must be consistent with the General Plan there
will be an increased need for public services associated with the new development.
Additional public services to meet increased demands are provided by the City's Growth
Management Plan. The Growth Management Plan collects developer fees to fbnd
additional public services as needed. Future development in the Project Area will be
required to pay fees accordingly to find needed public services as new development
occurs.
XIII. Recreation: (a-b)
The Project Area has a variety of recreational facilities. The main recreational facility in
the Project Area is the beach. In addition, Cannon Park, located at the northeast corner of
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Cannon Road and Carlsbad Boulevard, is within the Project Area and considered a Special
Use Area. Special Use Areas are one to five acres in size, contain only one or two activity
type uses and either active or passive uses. Cannon Park is approximately 1.7 acres in size
and includes passive uses such as a picnic area, play apparatus, multi-purpose courts,
restrooms, multi-use turf area and off-site parking.
Additional development in the Project Area could increase the demand and use of the
existing recreational facilities in the Project Area as well as throughout the community.
Increased demand for existing parks and recreation facilities could impact the existing
facilities depending upon the density and type of new development in the Project Area.
The City’s Growth Management Plan collects developer fees which are used to provide
additional park and recreational facilities in the community. Enforcement of the Quimby
Act and the Planned Community Zone as well also ensure the timely construction of parks
when needed. The EIR will discuss potential impacts that could occur to park and
recreational facilities in both the Project Area and the community as a whole with adoption
and implementation of the proposed Redevelopment Plan.
XIV. TransportationlTrafc (a-g)
The adoption and implementation of the proposed Redevelopment Plan will encourage
new development. New development could, depending if it is new or replacement
construction, generate a net increase in traffic to the area roadway system. Additional
traffic could impact the existing circulation system serving the Project Area depending
upon the amount of traffic generated and the ability of the existing circulation system to
handle the increased traffic. New development could also impact existing parking in the
Project Area. The EIR will address in general terms the potential traffic and parking
impacts that could be expected with future development within the Project Area and
provide mitigation measures when potential significant traffic impacts are identified.
Based on information in the Final Master EIR for the City of Carlsbad General Plan
Update there are four intersections in the Project Area that are projected to operate at an
unacceptable level of service &OS) in the year 2010. Unacceptable level of service is less
than LOS C during the non-peak hour and less than LOS D during the peak hour.
Additional traffic generated by new development in the Project Area could hrther impact
the level of service of these and other intersections.
Future development in the Project Area could also impact existing bicycle lanes, bus
routes and truck routes. The Program EIR will discuss and evaluate impacts the proposed
Redevelopment Plan could have on these transportation facilities.
XV. Utilities and Service Systems (a-g)
Traditional energy needed for new development anticipated to occur within the Project
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Area includes electricity and natural gas. San Diego Gas and Electric provides natural gas
and electricity to the City of Carlsbad. While hture development will consume additional
quantities of natural gas and electricity, it is not anticipated that development will have any
significant impacts on energy resources.
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Water for the Project Area is provided by the Carlsbad Municipal Water District. New
development will also consume additional quantities of water. Development within the
Project Area is assured through the Growth Management Program’s Citywide Facilities
and Improvement Plan. The Plan requires the developers provide adequate public
facilities concurrent with development.
The Project Area is provided wastewater treatment by the Carlsbad Sewer Service
District. Wastewater collected in the Project Area is treated at the Encina Water Pollution
Control Facility which is a regional wastewater treatment plant. While fbture development
in the Project Area is planned for by the General Plan and expansion of the Encina Water
Pollution Control Facility is anticipated, development in the Project Area could occur
sooner with adoption of the Plan requiring the need to upgrade and expand existing
wastewater collection and treatment facilities earlier than anticipated.
The Program EIR will describe the existing utilities that currently serve the Project Area
and their ability to meet fbture demands of new development that may occur due to
adoption and implementation of the proposed Plan..
XVI. Mandatory Findings of Significance (a-d)
Adoption and implementation of the proposed Redevelopment Plan will encourage new
development in the Project Area. While there are no rare or endangered or sensitive plant
or animal species in the Project Area, fbture development could be located adjacent to two
lagoons. New development in close proximity to the lagoons could have impacts to
biological resources associated with the lagoons.
The adoption and implementation of the Plan will encourage new development in the
Project Area which will be in compliance with the General Plan. However, new
development could result in cumulative impacts depending upon the timing of the project
in relation to other development in the community.
The implementation of the Plan could have environmental effects which could cause
substantial adverse effects on human beings either directly or indirectly. Additional
development will result in an increase in traffic, noise, air emission, etc. which could
significantly impact people.
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APPENDIX B
NOTICE OF PREPARATION RESPONSES
FA): NO. 7E072132027 F, E
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Walter F, Ekard County of San Diego Chief Administrative Officer
Pax: (GI 9) 557-40GO
- (619) 531-6226 Chief Adrnlnistrative Office
1600 Pacific Highway, San Diego, California 92101-2472
November 18, 1999
City of Carlsbad
Housing and Redevelopment Depattment ATTN: Ms. Deborah Fountain, Redevelopment Director
2965 Roosevelt, Suite ‘73”
Carlsbad, CA 92008-2389
HE: Notice of Preparation of a Draft Environmental Impact Report for the
Proposed South Carlsbad Coastal Redevelopment Project
On behalf of the Chief Administrative Officer of the Counly of San Diego, I am
responding to the Notice of Preparation of a Draft Environmental Impact Report (EIR),
dated October 19, 1999, for the proposed South Carlsbad Coastal Redevelopment Project.
We arc not able to fblly respond to your request for input on the preparation of the EIR
because the information provided in the Notice omits the preliminary redevelopment plan
which is key to the evaluation of the proposed project area and its components. Typically,
the prelhinaly redevelopment plan is prepared in conjunction with the EIR. This allows
the taxing entities and public the opportunity to review and evaluate the justification and
merits of the project area prior to moving forward to plan adoption.
The County is requesting that the Redevelopment Agency submit to the County for
review the Agency’s Preliminary Redevelopment Plan. In addition to the aspects
checked in the EJR, you should also include the following:
1. The project description should include a discussion of the project as a redevelopment
area. . This discussion should evaluate the appropriateness of the site as a
redevelopment project area and its conformance to criteria in the California
Community Redevelopment Law defining blight (Health and Safety Code Sections
33030 and 33031). As part of the-blight analysis, the BIR should present relevant
annual bistorical data for the project area. For comparative pwposes, data should also
be provided fox the Carlsbad Community Planning Area in which the redevelopment
project area is located, any adjacent community planning areas, and the City as a
whole.
FAX NO. 7607202037
i- - County of Sarr Dtego
Cornwrunity Services Group November 18,1999
2. The ElR should include a discussion of the proposed uses of State Beaches not under
the control of the City of Carlsbad and the reason for their inclusion within tlzc
proposed project area. The relationship between any planned redevelopment projects
and Coastal Cornnlission requirements should also be discussed.
3. The EXR should describe the regional services provided by the County, including
social services, public health, welfare, crinlinal justice, animal control, and other
services provided both within the project area and throughout San Diego County, and
should discuss the effects of the proposed redeveloplllent project on County facilities
and services.
4. The ETR should include a discussion of proposed retaNhotel development within the
project area and justification for inclusion of these properties.
5. The California Environmental Quality Act provides a means for evaluating the
economic and fiscal impact of projects. The EER should include data reflecting the
economic and fiscal impact that may occnr as a result of this project.
6. The EIR should include analysis of hazardous materials factors that may be generated
by the existing power plant, railroad operations and any historic or future usage of the
properties and justification for their illclusion in the project area.
7. The EIR should include an analysis of the impact of the power plant, including fkl
storage facilities, current or future uses ofthe railroad right of way, and maintenance
of the Lagoons.
8. The EIR should include the impact of the potential loss of viable agricultural assets,
9. The EIR should include a discussion of the specific trafic studies con-qtctcd within
the project area and the area immediately adjacent to the project area (Le. Palomar
Airport Road and Carlsbad Blvd.). A traffic study identifying the potential impacts
and the mitigation measures should also be attached as suppofi.
10. Examples of data which would be appropriate to help document changing conditions
and trends in the project area include:
Numbers of single-family dwelling units constructed, remodeled and demolished.
Numbers of multi-family dwelling units constructed, remodeled and demolished.
r Conunexcial/industrial/office square footage constructed, remodeled and demolished. . CornnlerciaYindustrial/of~ce rental vacancy rate. . Median and average ages of commercial/induslrial/office structures. . Average retail sales per square foot.
Nwnber and value of recent sales or transfers of property within the project area. . Number and percentage, by category, of undeveloped properties zoned for single-
family, multi-family and commerciaVindustriaVoffice use.
Number and percentage, by category, of single-family, multi-family and
commerciaYoffice structures condemned by the City.
E, 1
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.' L County of Salt Diego
Cotnrnurrity Services Group November 18,1999
Number and percentage, by category, of single-family and multi-family structures
cited for overcrowding by the City. . Number and type of other code enforcement complaints acted upon by the City.
m Violent and property crime rates per 1,000 population.
m Number, dollar value and percentage of tax delinquencies for single-family, multi-
family and comnlerciaVindustriaVoffixce properties, by category.
11. The EIR should include a discussion of how the housing requirements under
redevelopment law wilI be met within or outside the proposed redevelopment project
area.
Again, without being able to review a detailed project plan, the County cannot fdly
evaluate the proposed South Carlsbad Coastal Redevelopment Project. If you have any
questions regarding these comments, please contact me, or Jeff Grissom of my staff, at
(619) 53 1-5274.
Sincerely,
cp, L-m-e
ALEX A. MARTINEZ
Deputy Chief Administrative Officer
Community Services Group
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Superintendent of Schools Rudy M Cosrffllro. Ed.D. - November 3, 1999
Ms. Deborah K. Fountain
City of Carlsbad
Housing and Redevelopment Department
2965 Roosevelt, Suite B
Carlsbad. CA 92008-2389
c
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RE: Response to Notice of Preparation of a
Dear Ms. Fountain:
RECEIVED
HOUSING & REOEVELOPM€NT CITY OF CARLSBAD
DEPARTMENT
Draft Environmental Impact Report (EIR)
The Sari Diego County Office of Education (COE) is in receipt Of the Notice of
Preparation for a Draft Environmental Impact Report (EIR) for the South Carlsbad Coastal Redevelopment Plan. This letter constitutes our response to the notice.
The COE provldes a variety of school and educational services to County residents.
Unlike local school districts, the COE provides its services throughout the County,
making it the equivalent of a countywide school district. As a result, the COE is affected
by new development wherever it occurs in the County.
Some COE programs provide direct services to students. including children (infants,
pre-school, and students in grades K-12) as well as adults. Other COE services are
provided through public schools, including all forty-three school districts and all five
community college districts in the County. These services include staff development for
teachers and current and prospective administrators as well as numerous management
support services. The following COE programs may be affected by the South Carlsbad
Coastal Redevelopment Plan:
Regional Occupation Program
Hope Infant Handicapped Program
Migrant Education Program
Outdoor Education Program Teacher Training and Development
Administration Training and Development
COE Administration
Using oificial 1998 CBEDS data and the State of California Department of Finance
statistics, projected K-12 enrollments in San Diego County school districts will increase
3%.
Board of Education
Ntclc Agwilor Ernie Dronenburg Susen Foy Jim Kelly John Wirr
SERVICE AND LEADERSHIP
increases in population bringing new students.
We look forward to working with the Agency to reduce or fully mitigate these impacts in
creative and mutually beneficial ways when possible. If you have any questions
regarding this correspondence, please feel free to contact me at (858) 292-3680.
Sincerely.
Thomas E. Robinson
Director, Facility Planning Services
UATE OF CALLLPOIWR - IXR RESOURCES AWW
DEPARTMENT OF FISH AND GAME
South Coast Region
4349 Viewridge Avenue
SanDlego, Celifmia 92123
(855)467-4201
(858)4674235FAX
-
November 15,1999
Deborah Fountain
Carlsbad Housing and Redevelopment Plan
2965 Roosevelt
Suite B
Carlsbad, CA 92008-2389
RECEIVED
HOUSING il REDEVELOPMENT CITY OF CARLSBAO
DEPARTMENT
Comments on the Notice of Preparation of R Draft Environmental Impact Report for the
South Carlsbad Coastal Redevelopment Plan
(SCH#99101106)
c Dear Ms. Fountain:
The Department of Fish and Game (Department) appreciates this opportunity to comment on the
above-referenced project, relative to impacts to biological resources, To enable Department staff
to adequately review and comment on the proposed project, we recommend the following
information be included in the Draft Environmental Impact Report (DEIR).
1, A complete assessment of the flora and fauna within and adjacent to the project area, with
particular emphasis upon identifjhg endangered, threatened, and locally unique species
and sensitive habitats.
a. A thorough assessment of rare plants and rare natural communities, following the
Department's May 1984 Guidelines (revised August 1997) for Assessing Impacts
to Rare Plants and Rare Natural Communities (Attachment 1).
b. A complete assessment of sensitive fish, wildlife, reptile, and amphibian species.
Seasonal variations in use of the project area should also be addressed. Focused
species-specific surveys, conducted at the appropriate time of year and time of day
when the sensitive species are active or otherwise identifiable, are required.
Acceptable species-specific survey procedures should be developed in Consultation
with the Department and the U.S. Fish and Wildlife Service.
c. Rare, threatened, and endangered species to be addressed should include all those
Deborah Fountain
November 15, 1999
Page 2
FAX NO. 7607202037
” which meet the California Environmental Quality Act (CEQA) definition (see
CEQA Guidelines, 5 153 SO).
”- d. The Department‘s California Natural Diversity Data Base in Sacramento should be
contacted ‘at (91 6) 327-5960 to obtain current information on any previously
reported sensitive species and habitat, including Significant Natural Areas
identified under Chapter 12 of the Fish and Game Code. . ”
2. A thorough discussion of direct, indirect, and cumulative impacts expected to adversely -. affect biological resources, with specific measures to offset such impacts.
,-
a. CEQG Guidelines, 5 15125(a), direct that knowledge ofthe regional setting is
critical to an assessment of environmental impacts and that special emphasis should
be placed on resources that are rare or unique to the region.
b, Project impacts should be analyzed relative to their effects on off-site habitats.
Specifically, this should include nearby public lands, open space, adjacent natural
habitats, and riparian ecosystems. Impacts to and maintenance of wildlife
corridorlmovernent areas, including access to undisturbed habitat in adjacent areas,
shouId be fully evaluated and provided.
c. The zoning of areas for development projects or other uses that are nearby or
adjacent to natural areas may inadvertently contribute to wildlife-human
interactions. A discussion of possible conflicts and mitigation measures to reduce
these conflicts should be included in the environmental document.
d. A cumulative effects analysis should be developed as described under CEQA
Guidelines, 6 15130. General and specific plans, as well as past, present, and
anticipated fhre projects, should be analyzed relative to their impacts on similar
plant communities and wildlife habitats.
e. If applicable, the document should include an analysis of the effect that the project
may have on completion and implementation of regional and/or subregional
conservation programs. Under 9 2800-$2840 of the Fish and Game Code, the
Department, through the Natural Communities Conservation Planning OJCCP)
program, is coordinating with local jurisdictions, landowners, and the Federal
Government to preserve local and regional biological diversity. Coastal sage scrub
is the first natural community to be planned for under the NCCP program. The
Department recommends that the lead agency ensure that the development of this
and other proposed projects do not preclude long-term preserve planning options
and that projects conform with other requirements of the NCCP program.
I
Deborah Fountain
November 15,1999
Page 3
Jurisdictions participating in the NCCP program should assess specific projec.ts for
consistency with the NCCP Conservation Guideiines. Additionaliy, the
jurisdictions should quantify and qualifiy: 1) the amount of coastal sage scrub
within their boundaries; 2) the acreage of coastal sage scrub habitat removed by
individual. projects; and 3) any acreage set aside for mitigation. This information
should be kept in an updated ledger system.
3. A range of alternatives should be analyzed to ensure that alternatives to the proposed
project are fully considered and evaluated. A range of alternatives which avoid or
otherwise minimize impacts to sensitive biological resources should be included. Specific
alternatiqe locations should also be evaluated in areas with lower resource sensitivity
where appropriate.
a. Mitigation measures for project impacts to sensitive plants, animals, and habitats
should emphasize evaluation and selection of alternatives whjch avoid or otherwise
minimize project impacts. Off-site compensation for unavoidable impacts though
acquisition and protection of high-quality habitat elsewhere should be addressed.
b. The Depmment considers Rare Natural Communities as threatened habitats
having both regional and local significance. Thus, these communities should be
fully avoided and otherwise protected from project-related impacts (Attachment
2).
c. The Department generally does not support the use of relocation, salvage, and/or
transplantation as mitigation for impacts to rare, threatened, or endangered
species. Department studies have shown that these efforts are experimental in
nature and largely unsuccessful.
4. A California Endangered Species Act (CESA) Permit must be obtained, if the project
has the potential to result in “take” of species ofpfants or animals listed under CESA,
either during construction or over the life ofthe project. CESA Permit s are issued to
conserve, protect, enhance, and restore State-listed threatened or endangered species and
their habitats. Ekriy consultation is encouraged, as significant modification to a project
and mitigation measures may be required in order to obtain a CESA Permit. Revisions to
the Fish and Game Code, effective January 1998, may require that the Department issue 8
separate CEQA document for the issuance ofa 2081 pernit unless the project CEQA
document addresses all project impacts to listed species and specjlies a mitigation
monitoring and reporting program that will meet the requirements of a 2081 permit. For
these reasons, the following information is requested;
a. Biological mitigation monitoring and reporting proposals should be OF sufficient
FAX NO, 7607202037
Deborah Fountain
November 15,1999
Page 4
detail and resolution to satisfy the requirements for a CESA Permit.
5.
b. A Department-approved Mitigation Agreement and Mitigation Plan are required
for plants listed as rare under the Native Plant Protection Act.
The Department has responsibility for wetland and riparian habitats and opposes any
alteration of a natural watercourse that would result in a reduction of wetland acreage or
wetland habitat values. Alterations include, but are not limited to; conversion to
subsurface drains, placement of fill or building of structures within the wetland and
Channelization or removal of materiajs fiorn the streambed. All wetlands and
watercourses, whether intermittent or perennial, should be retained and provided with
substantial setbacks which preserve the riparian and aquatic values and maintain their
value to on-site and off-site wildlife populations. A formal wetland deiineation following
U.S. Army Corps of Engineers (ACE) protocol may also be necessary prior to any
construction in wetland or riparian habitats. Results should be included in the EIR. Please
note, however, that wetland and riparian habitats subject to the Department's authority
may extend beyond the areas identified in the ACE delineation.
a. The Department may require a Lake or Streambed Alteration Agreement, pursuant
to Section 1600 et sey. of the Fish and Game Code, with the applicant prior to the
applicant's commencement of any activity that will substantially divert or obstruct
the natural flow or substantially change the bed, channel, of bank (which may
include associated riparian resources) of a river, stream or lake, or use material
from a streambed. The Department's issuance of a Lake or Streambed Alteration
Agreement for a project that is subject to CEQA will require CEQA compliance
actions by the Department as a responsible agency. The Department as a
responsible agency under CEQA, may consider the local jurisdiction's (lead
agency) Negative Declaration or EIR for the project. To minimize additional
requirements by the Department pursuant to Section 1600 et seq. and/or under
CEQA, the document should filly identie the potential hpacts to the lake, stream
or riparian resources and provide adequate avoidance, mitigation, monitoring and
.reporting commitments for issuance of the agreement. A Streambed Alteration
Agreement form may be obtained by writing to The Department of Fish and Game,
330 Golden Shore Suite 50, Lmg Beach, California 90802 or by calling (562)
590-5880.
The Department holds regularly scheduled pre-project plannin$early consultation
meetings. To make an appointment, please call our ofice at (562) 590-5880.
Thank you for this opportunity to comment. Questions regarding this letter and further
coordination on these issues should be directed to Erinn Wilson at (858) 467-4229.
Deborah Fountain
Page 5
c November 15,1999
William E. Tippets
Habitat Conservation Supervisor
Attachments - cc: Department of Fish and Game
"" C.F. Riiysbbrook
Sm Diego -
U.S. Fish and Wildlife Service
Carlsbad
c
U. S, Army Corps of Engineers
Los Angeles -
State Clearinghouse
Sacramento
c
FAX NO. 7607202037
Energf 101 Ash street
San Diego, CA 92101-3017
November 18, 1999 -.
Ms. Deborah K. Fountain, Director
Housing and Redevelopment Department
City of Carlsbad .
2965 Roosevelt, Suite B
Carlsbad CA 92008-23 89
RE: NOTICE OF PREPARATION OF A DRAFT ENVIRONMENTAL
IMPACT REPORT FOR THE SOUTH CARLSBAD COASTAL
REDEVELOPMENT PLAN
Dear Ms. Fountain:
San Diego Gas & Electric Company (“SDG&E”) thanks you for the opportunity to
comment on the scope ofthe draft environmental impact report for the proposed South
Carlsbad Coastal Redevelopment Plan (the “DEW’).
As you know, SDG&E has been closely following the devdopment of the South Coast
Redevelopment Plan, and we look forward to receiving the specific information the DEIR
will contain. At this time, there are four subjects we believe merit discussion.
Project Alternatives
The Redevelopment Agency may wish to consider project alternatives that delete
SDG&E’s 45 acre TraveVRecreation (T-R) designated property located east of 1-5 (the
“East Parcel”), as well as the 16.4 acre parcel west of 1-5 and north of Cannon Road that
is the site of SDG&E’s North Coast Construction and Operating Center (the “C&O
Parcel”).
SDG&E’s East Parcel is physically separated from the rest of the proposed redevelopment
area, and does not have an immediately discernable relationship to the other properties
proposed for inclusion. Moreover, if and when this property is developed, traffic patterns
and public resource concerns may cause SDG&E to seek a limited reconfiguration of the
parcel, thereby potentially creating an issue for the redevelopment area CEQA process. .
r .- r. .I
Page 2 Ms. Deborah K. Fountain, City of Carlsbad November 18, 1999
SDG&E’s North Coast Construction and Operating Center has been continuously located
at the C&O Parcel for many years, and SDG&E has no intention of changing its use of this
parcel in the foreseeable future. This Construction and Operating Center is crucial to
SDGlkE’s continuing provision of safe and reliable utility service to citizens of Carlsbad
and other portions of North County. As SDG&E’s use of this parcel will not be changing,
SDG&E questions why this parcel needs to be included in a redevelopment zone.
Please note that these comments are not objections, but rather proposals that will
hopefully help Carisbad to establish a new redevelopment zone with the most logical and
advantageous potential configuration.
Coastal Resources
SDG&E recently funded a study that looked at the benefits of placing dredged sand
material on the Carlsbad State Beach (Study of Sedintevt Tramport Corditiom in the
Vicinity ojthe Apa Hedionda Lagoon, dated April 15, 1999). In October of 1999, the
Coastal Commission accepted this study as a framework to be used for all fhture dredging
in the Agua Hedionda Lagoon.
The proposed redevelopment plan gives the Redevelopment Agency authority to fiwd
beach replenishment projects. The planning for these projects should incorporate the
conclusions of the referenced sand study with regard to placement and volume. The
DElR should also recommend and require detailed CEQA analysis for any future project
pursuant to the proposed Redevelopment Plan that considers any change in volume or
placement of dredged material from the Agua Hedionda Lagoon, including the potential to
impact coastal environmental resources and dredging costs.
Hazards and Hazardous Materials
Page 5 of the narrative attached to the Environmental Checklist Form states that “[TJhe
Project Area is subject to three hazardous material issues,” and it goes on to infer that
electro-magnetic fields (“EMF”) are one of these hazardous material issues. SDG&E
believes that it is incorrect to refer to EMF as a “hazardous material issue.” CEQA
documents typically provide a brief discussion of EMF research, and they also typically
dismiss the issue as “specdative“ under CEQA. SDG&E has considerable experience with
this issue before many regulatory bodies, and under separate cover SDG&E will forward
additional EMF information to you.
Financial Impact
In addition to those categories listed on the Environmental Checklist Form, we believe
that the DEIR must consider the financial impacts the proposed redevelopment area may
have on properties within its boundaries, particularly as it relates to the Redevelopment
Agency’s potential use of condemnation powers. In particular, SDG&E is concerned
Page 3 Ms. Deborah K. FotlMain, City of Carisbad
November 18,1999
c
about potential impacts to SDG&E's utility operations at the C&O Parcel and East Parcel
(transmission lines), and on the development potential of the East Parcel. The problems
related to the City's potential exercise of eminent domain over these properties is
significant, and should be addressed in the DER Moreover, because of these potential
problems, it may simply be more appropriate for the Redevelopment Agency to delete its
condemnation authority as it relates to these two parcels.
Wc look forward to continuing participation in this process. If you have any questions, or
would like to discuss any of the points raised in this letter, please call Ruth Love at (629)
696-2481.
30sekii/G. tarkin
Director, Real Estate & Facilities
cc; R. B. Love
STATE OF CALIFORNIA GRAY DAVIS, Governor
CALIFORNIA STATE LANDS COMMISSION PAUL D. THAYER, Executive Officer 100 Howe Avenue, Suite 1 OO-South (916) 574-1800 FAX (916) 574-1810 Sacramento, CA 95825-8202 California Relay Service From TDD Phone 1-800-735-2922
” from Voice Phone 1-800-735-2929
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RECEIVEir Contact Phone: (91 6) 574-1 892
, Contact FAX: (916) 574-1925
iiOUSING & REDEVELOPMENT CITY OF CARLSBAD
DEPARTMENT November 3,1999
File Ref: SCH 99101 106
Deborah Fountain
Carlsbad Housing & Redevelopment Department
2965 Roosevelt, Suite B
Carlsbad, CA 92008-2389
Dear Ms. Fountain:
SUBJECT: Notice of Preparation (NOP) for the South Carlsbad Coastal
Redevelopment Plan Draft Environmental Impact Report (EIR),
SCH 991 01 106
Staff of the California State Lands Commission (CSLC) has reviewed the subject
NOP. Under the California Environmental Quality Act (CEQA), the City is the Lead
Agency and the CSLC is a Responsible and/or Trustee Agency for any and all projects
that could directly or indirectly affect sovereign lands, their accompanying Public Trust
resources or uses, and the public easement in navigable waters.
The CSLC has jurisdiction and management authority over all ungranted
tidelands, submerged lands, and the beds of navigable rivers, sloughs, lakes, etc. (e.g.
Public Resources Code 6301). All tide and submerged lands, granted or ungranted, as
well as navigable rivers, sloughs, etc., are impressed with the Common Law Public
Trust.
The Public Trust is a sovereign public property right held by the State or its
delegated trustee for the benefit of all the people. This right limits the uses of these
lands to waterborne commerce, navigation, fisheries, open space, recreation, or other
recognized Public Trust purposes. A lease from the Commission is required for any
portion of a project extending onto State-owned lands that are under its exclusive
jurisdiction.
The NOP states that the project will include beach replenishment and the
construction of beach and recreational facilities along the Carlsbad Boulevard corridor.
More detailed information will be necessary in order to determine whether any of the
Deborah Fountain
November 3, 1999
Page Two
project’s components will impact or encroach onto sovereign lands under the jurisdiction
of the CSLC.
Thank you for the opportunity to comment. We look forward to reviewing the
Draft EIR. If you have any questions concerning the CSLC’s jurisdiction, please contact
Jane E. Smith, Public Land Management Specialist, at (916) 574-1892.
(
Sincerely,
MARY
Division of Environmental
Planning and Management
cc: Jane E. Smith
October 27,1999
e
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California Regional Water Ouality Control Board San Diego Region 9771 Chiremont Mesa Blud., Sulte A
San Diego, CA 82124-1331
SDRWQCBi 449
Carlsbad Housing S Redevelopment Department
2965 Roosevelt, Suite 8
Carlsbad, CA 92008 ,
Attention: Deborah Fountain
Subject: Response to the NOPEIR for the South Carlsbad Coastal Redevelopment Plan.
Dear Ms. Fountain,
We have received your Notice of Preparation for the South Carlsbad Coastal Redevelopment Plan draft Environmental Impact Report and offer the following questions and concerns. We also provide some
additional information regarding the possible regulatory requirements for the subject project. This
information has not been selected to be project-specfic, and some of the information might not apply to
this project.
a) Would the proposed project create a potentially significant adverse environmental impact
to drainage patterns or the rate, amount, or quantity of surface water?
b) Would the proposed project have a potentially significant adverse impact on surface
water quality, to either marine, fresh, or wetland waters?
c) Would the proposed project have a potentially significant adverse impact to groundwater
Aow though the alteration of pressure head (water table level) within the aquifer or though the interception of groundwater flow via cuts or excavation?
d) Would the proposed project result in discharges into surface waters during or following
construction, or in significant alteration of surface water quality including, but not limited
to temperature, dissolved oxygen, turbidity or other typica! urban storm water pollutants
(e.g., metals, pathogens, synthetics, organics, sediment, nutrients, oxygen demanding
substances.)?
e) Would the proposed project result in the loss or degradation of any beneficial uses that
have been designated for the water bodies that will be directly or indirectly affected by
the project?
f) What mitigation measures are being proposed to eliminate or compensate for the
adverse effects identified in (a) through (e) above?
FAX NO, 7E07202027
Permita
There are six potential permits or approvals conducted by the Regional Quality Control
Board that might be needed during the life of a project. Additional information on these permits is provided to assist you in determining the permits that may be required for the
proposed project; as well as project design modifications that may be needed to satisfy the
permits. During the construction and development phases of a project, the project could be
subject to any one or more of four types of RWQCB permits or approvals. These include; (1 1
the Statewide National Pollutant Discharge Elimination System (NPDES) General
Construction Activity Storm Water Permit, (2) the Clean Water Act 401 water quality
Certification, (3) General Dewatering Permit, and (4) Dredging Permit. Upon completion of
construction, and throughout the project's operational life, the project may be also subject to
one or both of the following two types of RWQCB permits: (1) NPDES permit for any point
source discharge of wastes to surface waters; and (2) State Waste Discharge Requirements
(VVDRs) for any waste discharge to land, Examples of discharges to land requiring WDRs
include landfills, reclaimed water discharges from sewage treatment plants for irrigation
purposes, sand and gravel operations, and animal confinement facilities.
Water quality degradation is re'gulated by the Federal National Pollutant Discharge Elimination System (NPDES) Program, established by the Clean Water Act, which controls
and reduces pollutants to water bodies from point and non-point discharges. In California,
the program is administered by the California Regional Water Quality Control Boards. The
Regional Board issues NPDES permits for discharges to water bodies in the San Diego
area, including Municipal (area- or county-wide) Storm Water Discharge Permits.
Construction S WPPP
Projects disturbing more than five acres of land during construction must be covered under
the State NPDES General Permit for Discharges of Storm Water Associated with
Construction Activity. This can be accomplished by filing a Notice of Intent (NOI). The project
sponsor must propose and implement control measures that are consistent with this State
Construction Storm Water General Permit, and with recommendations and policies of the
local agency and the RWQCB.
Industrial S WPPP
Projects that include facilities with discharges of Storm Water Associated with Industrial
Activity must be covered under the State NPDES General Permit for Discharges of Storm
Water Associated with Industrial Activity. This may be accomplished by filing a Notice of Intent. The project sponsor must propose control measures that are consistent with this, and
with recommendations and policies of the local agency and the RWQCB. In a. few cases, the
project sponsor may apply for (or the RWQCB may require) issuance of an individual
(industry- or facility-specific) permit.
2 1 012 7/99
FA): NO. 7607202037
MunlcCpal SWPP
The RWQCBs San Diego Urban Runoff Municipal Permit requires San Diego area
municipalities to devetop and implement Storm Water Management Plans (SwMPs) The
SWPs must include a program for implementing new development and construction site
storm water quality controls. The objective of this component is to ensure that appropriate
measures to control pollutants from new development are: considered during the planning
phase, before construction begins; implemented during the construction phase; and
maintained after construction, throughout the life of the project.
Wafer Quality Certification
The Regional Board must certify that any permit issued by the US. Army Corps of Engineers
pursuant to Section 404 of the Clean Water Act (covering, dredging, or filling of wetlands)
complies with state water quality standards. Section 401 Water Quality Certification, or
waiver, is necessary for all 404 Nationwide Permits, reporting and non-reporting, as well as
individual permits.
Wetlands enhance water quality through such natural functions as flood and erosion control,
stream bank stabilization, and filtration and purification of contaminants. Wetlands also
provlde critical habitats for hundreds of species of fish, birds, and other wildlife; offer open
space; and provide many recreational opportunities. Adverse Water quality impacts can occur in wetlands from construction of stfuctures in waterways, dredging, filling, and,
otherwise altering the drainage to wetlands.
All projects must be evaluated for the presence of jurisdictional wetlands. Destruction or
impact to wetlands should be avoided. Water quality certification may be denied based on
significant adverse impacts to "Waters of the State." The goals of the California Wetlands
Conservation Policy, include ensuring *no overall net loss and achieving a long-term net gain
in the quantity, quality, and permanence of wetlands acreage and values." In the event
wetland loss is unavoidable, mitigation will be preferably in-kind and on-site, with no net
destruction of habitat value. Mitigation will preferably be completed prior to, or at feast
simultaneous to, the filling or other loss of existing wetlands.
Successful mitigation projects are complex tasks and difficult to achieve. This issue will be
strongly considered during agency review of any proposed wetland fill. Wetland features or
ponds created as mitigation for the loss of existing *jurisdictional wetlands" or "waters of the
United States" cannot be used a5 storm water treatment controls.
CEQA requires monitoring of all mitigation efforts as a condition of project approval. Although
monitoring programs are not required to be included in environmental documents, it is helpful
to know what sort of mitigation monitoring the applicant intends to implement, and who will
be accountable for seeing that any proposed mitigation's are successfully executed.
3 10/27/99
FAX NO. 7607202037
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Proiectl Site Planning
Evidence of filing for a NO1 and development of a SWPPP should be a condition of
development plan approval by all municipalities. Implementation of the SWPPP should be
enforced during construction via appropriate options such as citations, stop work orders, or
withhotding occupancy permits. Impacts identified should be avoided and minimized by
developing and implementing the following.
The project should minimize impacts from project development by incorporating appropriate
site planning concepts. This should be accomplished by designing and proposing site
planning options as early in the project planning phases as possible. Appropriate site
planning concepts to include, but are not limited to the following:
Phase construction to limit areas and periods of impact.
Minimize directly connected impervious areas.
Preserve natural topography, existing drainage courses and existing vegetation.
Locate construction and structures as far as possible from streams, wetlands, drainage
areas, etc.
Reduce paved area through cluster development, narrower streets, use of porous
pavement andlor retaining natural surfaces.
Minimize the use of gutters and curbs that concentrate and direct runoff to impermeable
surfaces.
Use existing vegetation and create new vegetated areas to promote infiltration.
Design and lay out communities to reduce reliance on cars.
Include, green areas for people to, walk their pets, thereby reducing build-up of bacteria,
worms, viruses, nutrients, etc. in impermeable areas, or institute ordinances requiring
owners to collect pets' excrement.
incorporate low-maintenance landscaping.
Design and lay out streets and storm drain systems to facilitate easy maintenance and
cleaning.
Consider the need for runoff collection and treatment systems.
Label storm drains to discourage dumping of pollutants into them.
4 10127/99
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I
Construction Phase Management
Erosion Prevention
The project should minimize erosion and control sediment during and after construction. This
should be done by developing and implementing an erosion control plan, or equivalent plan.
This plan should be included in the SWPP. The plan should specify all control measures
that will be used or which are anticipated to be used, including, but not limited to, the
following:
Limit access routes and stabilize access points.
Stabilize denuded areas as soon as possible with seeding, mulching, or other effective
methods.
Protect adjacent properties with vegetative buffer strips, sediment barriers, or other
effective methods.
Delineate clearing limits, easements, setbacks, sensitive areas, vegetation and drainage
courses by marking them in the field.
Stabilize and prevent erosion from temporary conveyance channels and outlets.
Use sediment controls and filtration to remove sediment from water generated by
dewatering or collected on-site during construction. For large sites, stomwater settling
basins will often be necessary.
Schedule grading for the dry season (MaySept.)
Chemical and Waste Management
The project should minimize impacts from chemicals and wastes used or generated during
construction. This should be done by developing and implementing a plan or set of control
measures. The plan or control measures should be included in the Storm Water Pollution
Prevention Plan, The plan should specify ali control measures that will be used or which are
anticipated to be used, including, but not limited to, the following:
Designate specific areas of the site, away from streams or storm drain inlets, for storage,
preparation, and disposal of building materials, chemical products, and wastes.
Store stockpiled materials and wastes under a roof or plastic sheeting.
0 Store containers of paint, chemicals, solvents, and other hazardous materials stored in
containers under cover during rainy periods.
Berm around storage areas to prevent contact with runoff.
5 10/27/99
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FAX NO. 7607202037
Designate specific areas of the site, away from streams or storm drain inlets, for auto
and equipment parking and for routine vehicle and equipment maintenance.
Routinely maintain all vehicles and heavy equipment to avoid leaks.
Perform major maintenance, repair, and vehicle and equipment washing off-site, or in
designated and controlled areas on-site.
Collect used motor oil, radiator coolant or other fluids with drip pans or drop cloths. Store
and label spent fluids carefully prior to recycling or proper disposal.
Sweep up spilled dry materials (cement, mortar, fertilizers, etc.) immediately-do not use
water to wash them away.
Clean up liquid spills on paved or impermeable surfaces using “dry” cleanup methods
(e.g., absorbent materials, cat litter, rags) and dispose of cleanup materials properly,
Clean up spills on dirt areas by digging up and properly disposing of the soil.
Keep paint removal wastes, fresh concrete, cement mortars, cleared vegetation, and
demolition wastes out of gutters, streams, and storm drains by using proper containment
and disposal.
We appreciate the opportunity to comment on the subject environmental document and look
forward to your response, If you have any questions regarding our concerns or questions, please do not
hesitate to contact me at carim@&9.swrcb.ca.aov.
”
Melisa I. Cari
6 1 oiz7/99
FAX NO, 7607202037 ..
SAN DIEGO COUNTY OFFICE OF EDUCATION
6401 LINDA VISTA ROAD, SAN DIEGO, CALIFORNIA 9211 1-7399 (858) 292-3300
Superlntendent of Schools
Rudy M. Cosrruiro, Ed.D.
November 3, 1999
Ms. Deborah K. Fountain
City of Carlsbad
Housing and Redevelopment Department
2965 Roosevelt, Suite B
Carlsbad, CA 92008-2389
RECEIVED
HOUSING R REDEVELOPMENT CITY OF CARLSBAD
DEPARTMENT
RE: Response to Notice of Preparation of a Draft Environmental Impact Report (EIR)
Dear Ms. Fountain:
The San Diego County Ofice of Education (COE) is in receipt of the Notice of
Preparation for a Draft Environmental Impact Report (EIR) for the South Carlsbad
Coastal Redevelopment Plan. This letter constitutes our response to the notice.
The COE provides a variety of school and educational services to County residents.
Unlike focal school districts, the COE provides its services throughout the County,
making it the equivalent of a countywide school district. As a result, !he COE is affected
by new development wherever it occurs in the County.
r-
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Some COE programs provide direct services to students, including children (infants,
pre-school, and students in grades K-12) as well as adults. Other COE services are
provided through public schools, including all forty-three school districts and all five
community college districts in the County. These services include staff development for
teachers and current and prospective administrators as well as numerous management
support services. The following COE programs may be affected by the South Carlsbad
Coastal Redevelopment Plan:
Regional Occupation Program
Hope Infant Handicapped Program
Migrant Education Program
Outdoor Education Program
Teacher Training and Development
Administration Training and Development
COE Administration
Using official 1998 CBEDS data and the State of California Department of Finance
statistics, projected K-12 enrollments in San Diego County school districts will increase
3%.
Board of Education
Nick Aguilor Ernie Dronenburg Susen Fay Jim Kelly John Wirr
SERVICE AND LEADERSHIP
FAX NO, 7607202037 F. I
In order to provide an accurate analysis of potential impacts resulting from this projec&
the COphe DRAFT EIR should:
1G
1. Quantify the scope and buildout of anticipated commercial and residential
2. Quantify the projects direct and indirect effects on population, on student
3. Include a discussion of the possibility for the use of joint use facilities by
development (at all densities).
generation and on the costs of facilities to accommodate these new students.
schools and public and private agencies, e.g. different city departments such
as recreation or public works
We encourage and support cities and counties in the use of the redevelopment process
and tax increment revenues for the elimination of blight and to improve the economic
viability of areas. However, school districts and the COE will be impacted due to
increases in population bringing new students.
We look forward to working with the Agency to reduce or fully mitigate these impacts in
creative and mutually beneficial ways when possible. If you have any questions
regarding this correspondence, please feel free to contact me at (858) 292-3680.
Sincerely, A
Thomas E. Robinson
Director, Facility Planning Services
Cc: John Wiggins, Interim Assistant Superintendent, Business Services