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HomeMy WebLinkAbout2012-12-04; City Council; 21063; Robertson Ranch W Village GPA 11-07 MP 02-03CCITY OF CARLSBAD - AGENDA BILL AB# MTG. DEPT. 21,063 o / 4/1: CED ROBERTSON RANCH WEST VILLAGE GPA 11-07/MP 02-03(0) DEPT. DIRECTOR f^a:^ CITY ATTORNEY ^^>^ CITY MANAGER 9^ RECOMMENDED ACTION: That the City Council hold a public hearing and INTRODUCE Ordinance No. CS-197 APPROVING a Master Plan Amendment (MP 02-03C); and ADOPT Resolution No.2012-264ADOPTING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and APPROVING a General Plan Amendment (GPA 11-07) based upon the findings and subject to the condifions contained therein. ITEM EXPLANATION: Project Application(s) Administrative Approvals Planning Commission City Council Environmental Review (MND) RA X GPA 11-07 RA X MP 02-03C RA X CT 11-01 X HDP 11-01 X SUP 11-02 X HMP 11-03 X RA = Recommended Approval X = Final City decision-making authority V = requires Coastal Commission approval On October 17, 2012, the Planning Commission conducted a public hearing and recommended to the City Council approval [5-1 (Arnold)] of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, and Master Plan Amendment associated with the subdivision and grading of the 219 acre West Village of the Robertson Ranch Master Plan in Local Facilifies Management Zone 14. The proposed General Plan Amendment and Master Plan Amendment will reconfigure the General Plan Land Use designations on the property [Residenfial Low-Medium Density (RLM, 0-4 du/ac), Residential Medium Density (RM, 4-8 du/ac), Residenfial High Density (RH, 15-23 du/ac). Open Space (OS), Local Commercial (L), Community Facilities (C-F), and Open Space (OS)] to reflect the proposed reconfigured planning area boundaries of the Robertson Ranch Master Plan. However, the proposed reconfigurafions do not include any substantial land use changes. The overall dwelling unit cap for the West Village remains at 672 dwelling units. The commercial building cap for Planning Area 11 (Village Center) remains at 175,000 square feet. DEPARTMENT CONTACT: Christer Westman 760-602-4614 christer.westman@carlsbadca.gov FOR CITY CLERK'S USE ONLY. COUNCIL ACTION: APPROVED X DENIED • CONTINUED • WITHDRAWN • AMENDED • CONTINUED TO DATE SPECIFIC • CONTINUED TO DATE UNKNOWN • RETURNED TO STAFF • OTHER-SEE MINUTES • Page 2 In addition to the Planning Area boundary modifications, various text amendments are proposed to reflect the modificafions to the maps, land uses, dwelling unit distribufion, and master plan zoning. Some text changes are clean-up items, and some update development standards. A summary of the significant changes follow: • Circuitous Routing: The Master Plan was approved with a requirement to design Planning Areas 5, 9, and 10 with circuitous traffic circulation routing with the intention of discouraging possible traffic into or through the exisfing Colony neighborhood to the north. As the master plan amendment is proposing to allow Planning Areas 5, 9, and 10 to be gated subdivisions, the circuitous trafflc circulafion routing requirement is unnecessary. • Planning Area 1, located at the southeast corner of El Camino Real and Tamarack Avenue, was designated as a multi-family residential neighborhood with the potential of developing with 27 homes. Planning Area 1 is now proposed to be designated as Open Space and the 27 units are proposed to be dispersed into the remainder of the planning areas within the West Village. • A floating Recreational Vehicle (RV) storage area was designated within Planning Area 1 as Planning Area 2. The required RV storage for the West Village is now proposed to be located in Planning Area 22, located on the south side of Cannon Road between College Boulevard and El Camino Real. Planning Area 2 is now proposed to be designated a 2.0 acre neighborhood for Community Facilities. • Addifional Community Facilifies uses are listed for Planning Area 2 and Planning Area 11. They include: amphitheater, community garden, urban farm, farmers' market, and dog park. • Planning Area 13, located adjacent to Cannon Road and east of El Camino Real, was designated as a future elementary school site. The Carlsbad Unified School District chose not to acquire the site and it is therefore proposed to be re-designated for single family home development. References to the future school have also been modified or deleted from the current master plan. • A two acre City of Carlsbad Fire Station site has been incorporated into Planning Area 12. • The current master plan made several references to allow interim uses prior to development approvals for the various West Village Planning Areas. Since the final uses for the West Village are being established by this project, those references are.proposed to be deleted from the current master plan. • The required Inclusionary Housing units will be located in PAs 7 and/or 8 only. The general statement for alternate locations throughout the current master plan "or within any other portion of the Master Plan as approved by the City of Carlsbad" is proposed to be deleted. • Planning Area 3 is proposed to be designated for single family residenfial development with a minimum lot size of 4,000 square feet which is a reducfion from the 6,000 square foot minimum standard in the current master plan. The minimum lot size allowed by the City's Planned Development Ordinance ranges from 3,500 to 5,000 square feet. • Planning Area 5 is proposed to be designated for single family residenfial development with a minimum lot size of 8,500 square feet which is a reduction from the 10,000 square foot minimum standard in the current master plan. Citywide, standard single family subdivisions have a minimum lot size of 7,500 square feet. • Planning Area 6 is proposed to be designated for single family residential development with a minimum lot size of 5,000 square feet which is a reducfion from the 6,000 square foot minimum standard in the current master plan. The minimum lot size allowed by the City's Planned Development Ordinance ranges from 3,500 to 5,000 square feet. • Planning Area 9 is proposed to be designated for single family residential development with a minimum lot size of 6,000 square feet which is a reduction from the 7,500 square foot minimum standard in the current master plan. The minimum lot size required by the City's Planned Development Ordinance ranges from 3,500 to 5,000 square feet. • Planning Area 10 is proposed to be designated for single family residenfial development with a minimum lot size of 6,000 square feet which is an increase from the 5,000 square foot minimum standard in the current master plan. The minimum lot size required by the City's Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Page 3 At the same hearing, the Planning Commission also approved [5-1 (Arnold)] a Tentative Tract Map (CT 11-07), Hillside Development Permit (HDP 11-01), Special Use Permit (SUP 11-02), and Habitat Management Plan Permit (HMP 11-03). The Planning Commission heard tesfimony from several members of the public, none of which had opposition to the proposal. A full disclosure of the Planning Commission's acfions and a complete description and staff analysis of the proposed project is included in the attached minutes and Planning Commission staff report. The Planning Commission and staff are recommending approval of the proposed legislative actions. FISCAL IMPACT: There are no fiscal impacts from the proposed project. All public facilities required to complete this project will be funded and/or constructed by the developer. ENVIRONMENTAL IMPACT: Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Certified Environmental Impact Report for the Robertson Ranch. Impacts are substanfially within the scope identified within the Robertson Ranch EIR. The environmental impact assessment identified potentially significant impacts to biological resources. Mitigation measures have been incorporated into the design of the project or have been placed as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigafion Monitoring and Reporting Program (MMRP) was published in the newspaper. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR is intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. The project incorporates the required EIR mifigation measures, and through the analysis of supplemental plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, a determination has been made that the project impacts are mitigated to a level of less than significant. The Roberson Ranch Master Plan EIR and addifional technical studies are cited as the source documents of this environmental evaluation. EXHIBITS: 1. City Council Ordinance No. CS-197 2. City Council Resolution No. 2012-264 3. Location Map 4. Planning Commission Resolufions No. 6911 and 6912 5. Planning Commission Staff Report dated October 17, 2012 6. Draft Excerpts of Planning Commission Minutes, dated October 17, 2012 7. Robertson Ranch Master Plan on file with the Planning Department. 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. CS-197 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING MASTER PLAN AMENDMENT MP 02-03(0) TO MODIFY THE CONFIGURATIONS OF PLANNING AREAS, MODIFY LAND USES, AND MODIFY FUTURE DEVELOPMENT STANDARDS WITHIN THE PREVIOUSLY APPROVED ROBERTSON RANCH MASTER PLAN FOR THE WEST VILLAGE ON 201.37 ACRES OF LAND LOCATED NORTH OF EL CAMINO REAL SOUTH OF TAMARACK AVENUE AND WEST OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14 CASE NAME: ROBERTSON RANCH WEST VILLAGE CASE NO.: MP 02-03(0 WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and considered a Master Plan to guide the development of Residential, Commercial, Community Facilities, and Open Space development for properties located within the Robertson Ranch Master Plan area so that they can be regulated by proposed Master Plan 02-03(C); and WHEREAS, said applicafion constitutes a request for a Master Plan Amendment consistent with Chapter 21.38 of the Municipal Code as shown on Exhibit "MP 02-03(C)," incorporated herein by reference; and WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and considered a Master Plan Amendment (MP 02-03(C); and WHEREAS, after procedures in accordance with the requirements of law, the City of Carlsbad has determined that the public interest indicates that said Master Plan Amendment be approved. NOW, THEREFORE, The City Council of the City of Carlsbad, California, does ordain as follows: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 INTRODUCED AND FIRST READ at a regular meefing of the Carlsbad City Council on the 4*^ day of December 2012, and thereafter. PASSED AND ADOPTED at a regular meefing of the City Council of he City of Carlsbad on the day of , 2012, by the following vote, to wit: AYES: NOES: ABSENT: APPROVED AS TO FORM AND LEGALITY: RONALD R. BALL, City Attorney MATT HALL, Mayor ATTEST: LORRAINE M. WOOD, City Clerk EXHIBIT 2 1 18 19 22 23 24 25 26 27 28 RESOLUTION NO. 2012-264 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING A MITIGATED 3 NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM AND APPROVING A GENERAL 4 PLAN AMENDMENT TO THE LAND USE MAP AND OFFICIAL OPEN SPACE & CONSERVATION MAP OF THE GENERAL 5 PLAN TO CHANGE THE LAND USE DESIGNATIONS OF THE MAPS TO REFLECT THE RECONFIGURED ROBERTSON 6 RANCH MASTER PLAN WEST VILLAGE PLANNING AREAS AND LAND USE DESIGNATIONS OF RESIDENTIAL LOW- 7 MEDIUM DENSITY (RLM, 0-4 DU/AC), RESIDENTIAL MEDIUM DENSITY (RM, 4-8 DU/AC), RESIDENTIAL HIGH DENSITY (RH, 8 15-23 DU/AC), OPEN SPACE (OS), COMMUNITY FACILITIES (C-F); AND LOCAL COMMERCIAL (L) ON PROPERTY 9 GENERALLY LOCATED IN THE ROBERTSON RANCH MASTER PLAN (MP 02-03A) AND LOCAL FACILITIES MANAGEMENT 10 ZONE 14 CASE NAME: ROBERTSON RANCH WEST VILLAGE 11 CASE NO.: GPA 11-07 12 The City Council of the City of Carlsbad, California, does hereby resolve as 13 follows: 14 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning 1^ Commission did, on October 17, 2012, hold a duly noticed public hearing as prescribed by law 1^ to consider the Mifigated Negative Declaration and Mifigafion Monitoring and Reporting Program as referenced in Planning Commission Resolution No. 6911, and General Plan Amendment 11-07, according to Exhibit "GPA 11-07" attached to Planning Commission Resolufion No. 6912, and WHEREAS, the City Council of the City of Carlsbad, on the day of December 2012, held a duly noficed public hearing to consider said Mifigated Negative Declaration and Mitigation Monitoring and Reporting Program and General Plan Amendment; and WHEREAS, at said public hearing, upon hearing and considering all tesfimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relafing to the Mifigated Negative Declaration and Mitigation Monitoring and Reporting Program, and General Plan Amendment. 7 1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City 2 of Carlsbad as follows: 1. That the above recitafions are true and correct. 2. That the recommendafion of the Planning Commission for the adopfion of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; and the approval of a General Plan Amendment (GPA 11-07) are adopted and approved, and that the findings and condifions of the Planning Commission contained in Planning Commission Resolufions No. 6911 and 6912, on file with the City Clerk, are incorporated herein by reference, and are the findings and condifions ofthe City Council. 3. That the applicafion for a General Plan Amendment to the Land Use Map and Official Open Space & Conservation Map of the General Plan to change the land use designations on the maps to reflect the reconflgured Robertson Ranch Master Plan Planning Areas and designations of Residential Low-Medium Density (RLM, 0-4 du/ac). Residential JQ Medium Density (RM, 4-8 du/ac), Residenfial High Density (RH, 15-23 du/ac), Open Space (OS), Community Facilities (C-F); and Local Commercial (L) on property generally located in the Robertson Ranch Master Plan (MP 02-03C) and Local Facilities Management Zone 14, as shown in Planning Commission Resolufion No. 6912, is hereby accepted and approved, and 12 shall be effective no sooner than thirty days after its adoption. 13 4. This acfion is final the date this resolufion is adopted by the City Council. The Provisions of Chapter 1.16 of the Cartsbad Municipal Code, "Time Limits for Judicial 14 Review" shall apply: 15 "NOTICE TO APPLICANT" 16 The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Secfion 1094.6, which has been made applicable in the City of 17 Carlsbad by Cartsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on which 18 this decision becomes final; however, if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost 19 or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either 20 personally delivered or mailed to the party, or his attorney of record, if he has one. A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, 21 City of Carlsbad, 1200 Cartsbad Village Drive, Cartsbad, CA. 92008. 22 /// 23 /// 24 /// 25 /// 26 /// 27 /// 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a Regular Meefing ofthe City Council of the City of Cartsbad on the 4*^ day of December, 2012, by the following vote to wit: AYES: NOES: Council Members Hall, Kulchin, Blackburn, Douglas and Packard. None. ABSENT: None. OOD, City Cle '(SEAL) EXHIBIT 3 SITEMAP N NOT TO SCALE Robertson Ranch West Village GPA 11-07/MP 02-03(C) 10 5 EXHIBIT 4 ^ PLANNING COMMISSION RESOLUTION NO. 6911 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION 4 AND MITIGATION MONITORING AND REPORTING PROGRAM FOR THE APPROVAL OF GENERAL PLAN AMENDMENT GPA 11-07 AND MASTER PLAN 6 AMENDMENT MP 02-03C, VESTING TENTATIVE TRACT MAP CT 11-01, HILLSIDE DEVELOPMENT PERMIT HDP 11 7 01, SPECIAL USE PERMIT SUP 11-02, AND HABITAT MANAGEMENT PLAN PERMIT HMP 11-03 ON 201.37 ACRES OF LAND LOCATED NORTH OF EL CAMINO REAL, SOUTH OF TAMARACK AVENUE AND NORTHWEST OF CANNON ROAD IN LOCAL FACILITIES MANAGEMENT 10 ZONE 14. CASE NAME: ROBERTSON RANCH WEST VILLAGE 11 CASE NO.: GPA 11-07/MP 02-03(D)/CT 11-01/HDP 11- 01/SUPll-Ol/HMP 11-03 12 13 WHEREAS, Rancho Costera, LLC, "Developer and Owner," has filed a 14 verified application with the City of Carlsbad regarding property described as 15 All that portion of Lots "E" and "I" of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to partition map thereof No. 823, filed 17 in the Office of the County Recorder of said San Diego County, November 16,1896; 18 19 27 28 Except therefrom that portion thereof described in Deed to the City of Carlsbad recorded August 14, 2008 as File No. 2008- 20 0435947; or 21 Also except therefrom that portion thereof described in Deed to the City of Carlsbad recorded May 11, 2009 as File No. 22 2009-0247694 ("the Property"); and 23 24 25 WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and 2^ Reporting Program was prepared in conjunction with said project; and WHEREAS, the Planning Commission did on October 17, 2012, hold a duly noticed public hearing as prescribed by law to consider said request; and ll WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Mitigated Negative Declaration and Mitigation Monitoring and Reporting 5 Program. 7 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning o ^ Commission as follows: 9 A) That the foregoing recitations are true and correct. 10 B) That based on the evidence presented at the public hearing, the Planning 11 Commission hereby RECOMMENDS ADOPTION of the Mitigated Negative Declaration, Exhibit "MND," and Mitigation Monitoring and Reporting Program, Exhibit "MMRP" according to Exhibits "Notice of Intent (NOI)," and j3 "Envirormiental Impact Assessment Form - Initial Study (EIA)," attached hereto and made a part hereof, based on the following findings: 14 15 ^ ^ 1. The Plaiming Commission of the City of Carlsbad does hereby find: Findings: 17 a. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Robertson Ranch West 18 Village - GPA 11-07/MP 02-03C/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 the envirormiental impacts therein identified for this project and any comments thereon ^ ^ prior to RECOMMENDING APPROVAL ofthe various project components; and 20 the Mitigated Negative Declaration and Mitigation Monitoring and Reporting 21 Program has been prepared in accordance with requirements of the Califomia Environmental Quality Act, the State Guidelines and the Environmental Protection 22 Procedures of the City of Carlsbad; and 23 c. it reflects the independent judgment of the Planning Commission of the City of 24 Carlsbad; and 25 d. based on the EIA and comments thereon, there is no substantial evidence the project will have a significant effect on the environment. 26 2j 2. The Planning Conimission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed 28 to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. PC RESO NO. 6911 PASSED, APPROVED, AND ADOPTED at a regular meeting ofthe Planning Commission of the City of Carlsbad, Califomia, held on October 17, 2012, by the following vote, to wit: ^ AYES: Chairperson Schumacher, Commissioners Blaclc, L'Heureux, Nygaard, arid Siekmann NOES: Commissioner Amold ABSENT: Commissioner Scully ABSTAIN: 6 7 8 9 10 11 MICHAEL SCHUMACHER, Chairperson 13 CARLSBAD PLANNING COMMISSION ATTEST: 14 15 16 17 DON NEU 18 City Planner 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 6911 -3-3 ^ FILE COPY CITY OF '^•^'•^a VXARLSBAD Community & Economic Development www.carlsbadca.gov NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION CASE NAME: Robertson Ranch West Village CASE NO: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 PROJECT LOCATION: Generally located North of El Camino Real, south of Tamarack Avenue, and west of Cannon Road in Local Facilities Management Zone 14 PROJECT DESCRIPTION: Request for a recommendation of approval for a General Plan Amendment and Master Plan Amendment to establish land uses, Planning Areas, and future development standards within the Robertson Ranch West Village and approval of a Tentative Tract Map, Hillside Development Permit, Special Use Permit, and Habitat Management Plan Permit to subdivide the property into planning areas as defined by the Master Plan as well as associated master plan mass grading and improvements including backbone streets and El Camino Real along the project frontage on 201.37 acres of land located north of El Camino Real south of Tamarack Avenue and west of Cannon Road in Local Facilities Management Zone 14. PROPOSED DETERMINATION: The City of Cartsbad has conducted an environmental review of the above descnbed project pursuant to the Guidelines for Implementation ofthe California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Cartsbad. As a result of said review, the initial study (EIA Part 2) identified potentially significant effects on the environment, but (1) revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the City that the project "as revised" may have a significant effect on the environment. Therefore, a Mitigated Negative Declaration will be recommended for adoption by the City of Cartsbad Planning Commission and City Council. A copy ofthe initial study (EIA Part 2) documenting reasons to support the proposed Mitigated Negative Declaration is on file in the Planning Division, 1635 Faraday Avenue, Cartsbad, California 92008. Comments from the public are invited. Pursuant to Section 15204 of the CEQA Guidelines, in reviewing Mitigated Negative Declarations, persons and public agencies should focus on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should: (1) identify the specific effect; (2) explain why they believe the effect would occur; and (3) explain why they believe the effect would be significant. Please submit comments in writing to the Planning Division within 20 days of the date of this notice. The proposed project and Mitigated Negative Declaration are subject to review and approval/adoption by the Planning Commission and City Council. If you have any questions, please call Christer Westman in the Planning Division at (760) 602-4614. PUBLIC REVIEW PERIOD August 23. 2012 - September 12. 2012 PUBLISH DATE August 23. 2012 Planning Division ^^^^^^ [ l|, 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 0 ENVIRONMENTAL IMPACT ASSESSMENT FORM - INITIAL STUDY CASE NO: GPA 11-07/ MP 02-03(C)/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 DATE: August 14.2012 ROBERTSON RANCH WEST VILLAGE (RANCHO COSTERA) 1. CASE NAME: 2. LEAD AGENCY: 3. CONTACT PERSON: 4. PHONE NUMBER: 5. PROJECT LOCATION: 6. PROJECT APPLICANT/PROJECT City of Carlsbad Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 Christer Westman (760) 602-4614 North side El Camino Real between Tamarack Avenue and Cannon Road Shapell Homes 8383 Wilshire Blvd. SPONSOR'S NAME AND Suite 700 ADDRESS: Beverly Hills, CA 90211 7. GENERAL PLAN DESIGNATION: 8. ZONING: RLM, RM, RH, L, CF, OS P-C (Planned Community) 9. PROJECT DESCRIPTION/ENVIRONMENTAL SETTING AND SURROUNDING LAND USES: Project Description The subject project involves amendments to the Robertson Ranch Master Plan and the mass grading and master development of the West Village of Robertson Ranch. The West Village constitutes the fmal area of development in the Robertson Ranch Master Plan area of the City of Carlsbad. The Robertson Ranch Master Plan area consists of 398.0 acres of undeveloped agricultural lands (in the West Village) and property under development (in the East Village) located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of Carlsbad, approximately two miles from the Pacific Ocean. The Robertson Ranch site is located approximately 1.5 miles east of Interstate 5. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). The adjacent East Village section of Robertson Ranch is presently under development. The Robertson Ranch is a master planned community which integrates residential, commercial, recreational and open space land uses. The Robertson Ranch is composed of the 178.6-acre East Village and the 219.4-acre West Village. The East Village development has been approved; it has been graded, and is presently under construction. Approximately 18.0 acres of the West Village will be developed by the City of Carlsbad as a community park and fire station. As a result, the remaining West Village under private ownership is 201.37 acres in size. The West Village site is primarily in agricultural use at the 15 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 present time with a few non-habitable agricultural outbuildings surrounded by both proposed and existing residential. The West Village site is located along the north side of El Camino Real between Tamarack Avenue on the north, and Cannon Road on the southeast. The West Village site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions of the site not historically used for agriculture (primarily steep slopes, canyons and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities. A north-south trending, low-lying riparian habitat corridor is located near the westem comer of the West Village. Additionally, a "Habitat Corridor" is in the very early stages of restoration with native upland and wetland vegetation habitats on the eastem section of the West Village. The approved Robertson Ranch Master Plan divides the West Village into fifteen (15) smaller planning areas; each allocated an allowed land use, acreage, density and other land use regulations as appropriate. The proposed Master Plan Amendment includes some modifications to the original planning area boundaries and residential unit distribution, however no change to the overall allowed development intensity of the West Village is proposed. The overall allowed number of residential units is capped at 672 units in both the existing approved and the proposed amended version of the Master Plan. The proposed Master Plan Amendment identifies five (5) planning areas as single-family and two (2) planning areas as multifamily. Cumulatively, the single family neighborhoods within the West Village include 308 dwelling units. The two high-density multifamily neighborhoods include a total of 364 dwelling units, including the required lower income inclusionary housing units and a maximum of 56 units of moderate income housing. In addition to the residential component, the West Village provides a 12.0 net-acre Village Center which will accommodate commercial uses and a portion of the project's community facilities requirement. The remaining Community Facilities will be located on Planning Area 2, in the westem comer of the property. The West Village also provides a public park site and a centralized community recreation area for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostly located within the wildlife corridor and on the westem slopes and low-lying areas. Recreation and circulation trails are also included in an effort to encourage altemative methods of transportation. Primary vehicular access to the West Village is from El Camino Real with a meandering 6-foot sidewalk on each side of the roadway for pedestrian access. Secondary vehicular access to the West Village is provided at two locations, off of Tamarack Avenue and also via a right-in-right-out local private secondary access driveway to the Village Center. The project Master Plan Amendment (MPA) constitutes the third MPA for the Robertson Ranch Master Plan and involves only properties and planning areas within the West Village. The Master Plan Amendment includes: • Minor re-configuration of the Planning Area boundaries and unit counts; • Inclusion of a new Community Facilities site (PA 2) • Gated communities at PA 5 and PA 9/10 to minimize traffic northward through the neighboring Colony neighborhood; • Elimination of the requirement for "Circuitous Routing" of roadway design; • Consolidation of Planning Areas 9 and 10 into a single planning area (PA 9/10); • Increased onsite habitat preservation; The West Village property is zoned Planned Community (P-C) and thus it is regulated by Chapter 21.38 of the Carlsbad Municipal Code (C.M.C.). The P-C Zone stipulates that development within a P-C Zone may only occur in conformance with an approved Master Plan for the site. The approved Robertson lo 2 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Ranch Master Plan divides the West Village into planning areas and the proposed Master Plan Amendment follows this same general land use pattem. Underlying Zoning designations have been adopted in the Master Plan which provide development standards and design criteria for each of the planning areas. The following is a list of the West Village planning areas, their acreages, and their development intensity pursuant to the requirements and regulations articulated in the proposed MPA. Table 1: Proposed Master ^lan Amendment Land Use Tab e Land Use Designation Underlying Zoning Land Use PA Gross Acres Net Acres Net Density (du/ac) Proposed Dwelling Units Residential RM RD-M Medium Density Residential (4,000 s.f) 3 17.1 15.4 5.5 85 RLM R-1-8,500 Low-Medium Density Residential (8,500 s.f) 5 9.7 9.5 3.8 36 RM RD-M Medium Density Residential (5,000 s.f) 6 17.7 14.4 5.9 87 RH RD-M Multifamily 7 7.0 5.1 22.7 116 RH RD-M Multifamily 8 14.7 11.8 21.0 248 RLM RD-M Low-Medium Density Residential (6,000 s.f) 9/10 20.3 18.5 4.0 74 RM RD-M Medium Density Residential (5,000 s.f.) 13 4.5 4.3 6.0 26 West Village Total — 91.0 79.4 9.7 672 Non- Residential OS CF Community Facilities 2 2.3 2.0 — — OS OS-P Community Recreation 4 1.0 1.0 — L/CF L/CF Local Commercial/ Community Facilities 11 15.3 12.0 — ~ OS OS-P City Park-Fire Station 12 16.1 16.1 — — OS OS Open Space 1, 23A, 23B, 23C 88.3 -Roads — 5.4 — — — West Village Total ~ 128.4 31.8 --— The West Village is also required to provide 101 residential units to be sold or rented at rates affordable to lower income residents. In addition, the West Village will exceed standard inclusionary housing obligations by also providing 56 moderate-income units. A minimum of 100 of either affordable or market rate units will be developed as senior housing. No changes are proposed to these originally- approved affordability requirements of the approved Master Plan. A Master Tentative Map (MTM) is also proposed for the West Village. This MTM covers 201.37 acres and proposes 13 master lots. In future actions, some of these residential master lots will be further subdivided pursuant to the requirements of the MPA. Earthwork proposed per the MTM will total 1,460,500 cubic yards in a balanced grading operation. Per the analysis required pursuant to the Carlsbad Hillside Ordinance Sect. 21.85 of the C.M.C., earthwork quantities total 9,152 cubic yards per graded acre. The grading and development proposed on the MTM is consistent with the guidelines and requirements provided in the proposed MPA. 17 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 Permits Required The project will require approval of a General Plan Amendment (GPA) to the Land Use Element of the Carlsbad General Plan. This GPA will involve modification to the boundaries of land use categories on all of the planning areas within the West Village. A Master Plan Amendment and development entitlement permits are also required. These entitlement pemiits include a Habitat Management Plan Pemiit (HMP) which is required for the impacts to native habitats necessitated by the project. The Robertson Ranch is the subject of an approved HMP hardline, adopted in 2006 by the City of Carlsbad and the Resource Agencies. This hardline design was subsequently amended through a minor amendment (in late 2006), allowing for the "Tamarack connection modifications". The Proposed MPA and MTM necessitate an "Equivalency Finding" by the City of Carlsbad (in consultation with the Resource Agencies) for the minor revisions proposed to this approved hardline. A Special Use Permit (SUP) will also be required for grading and constmction adjacent to El Camino Real. This SUP will assess the project's compliance with the adopted scenic roadway standards applicable to El Camino Real. A Hillside Development Permit (HDP) will be required for the mass grading per the MTM because the proposed site contains slopes of 15% or greater and also has an elevation differential of more than 15-feet. Impacts to wetlands and waters of the U.S. and the State of Califomia will requne approval of a Nationwide Permit 29 (Residential Development) pursuant to Section 404 of the Clean Water Act, issued by the U.S. Army Corps of Engineers. These impacts to wetlands and waters will also necessitate water quality certification issued by the San Diego Regional Water Quality Control Board pursuant to Section 401 of the Clean Water Act, and execution of a Streambed Alteration Agreement with the Califomia Department of Fish and Game. The project proposes a master subdivision for 13 lots pursuant to the Subdivision Map Act. This will require approval of a major subdivision by the City. Environmental Setting and Surrounding Land Uses The majority of the West Village site has been historically used for agricultural purposes, including a wholesale palm tree nursery (which was removed in 2009) and the cultivation of field crops and flowers. No formal stmctures except for small agriculmral outbuildings exist on-site. The eastem section of the West Village has been mass graded for a City park and fire station. In addition, the site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions of the site not appropriate for agricultural uses (primarily steep slopes and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities on the higher slopes and canyons, with riparian habitat located within the natural drainages. Biological resources on the site include Diegan coastal sage scrab habitat and a variety of mammalian, reptilian and avian species typical for this area and the existing habitat. The biological assessment for the site indicates that a bird species of concem, the Califomia gnatcatcher, has been located on the site. No plants or other animals of special concem have been identified on the site during the biological surveys of the site. Topographically, the site varies considerably and ranges in elevation from approximately 40 feet to 225 feet above mean sea level. Surrounding land uses vary considerably and include undeveloped/ agricultural land to the southeast, established residential subdivisions located to the north, west and south, developing residential subdivisions to the east (East Village) and the Rancho Carlsbad manufactured home subdivision located along the projects' southeast property line. The existing Calavera Hills residential neighborhood is adjacent to the eastem portion of the projects' northem boundary. 4 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 Previous Environmental Review The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts m the chain of contemplated actions in connection with issuance of rales, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR is intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. The project incorporates the required EIR niitigation measures, and through the analysis of supplemental plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, a determination has been made that the project impacts are mitigated to a level of less than significant. The Roberson Ranch Master Plan EIR and additional technical studies are cited as the source documents of this environmental evaluation. 5 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. I I Aesthetics I I Agriculture and Forestry Resources I I Air Quality Biological Resources I I Cultural Resources Geology/Soils • Greenhouse Gas Emissions • Noise • Hazards/Hazardous Materials CH Population and Housing I I Hydrology/Water Quality I I Land Use and Planning I I Mineral Resources I I Public Services Air Quality I I Mandatory Findings of Significance I I Recreation I I Transportation/Circulation I I Utilities & Service Systems Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/SUP 11-02/HMP 11-03 DETERMINATION. n I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. O 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 "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed. n I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. Date Planning Director's Signature Date Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment (EIA) to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. • A brief explanation is required for all answers except "No Impact" answers that are adequately supported by an information source cited in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A "No Impact" answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. • "Less Than Significant Impact" applies where there is supporting evidence that the potential impact is not significantly adverse, and the impact does not exceed adopted general standards and policies. • "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. • "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly adverse. • Based on an "EIA-Initial Study", if a proposed project could have a potentially significant adverse effect on the environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by die prior environmental document have been incorporated into this project, then no additional environmental document is required. • When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made pursuant to that earlier EIR. • A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant adverse effect on the environment. • If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce adverse impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration may be prepared. 8 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 • An EIR must be prepared if "Potentially Significant Impact" is checked, and including but not limited to the following circumstances: (1) the potentially significant adverse effect has not been discussed or mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the adverse impact to less than significant; or (4) through the EIA-Initial Study analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears after each related set of questions. Particular attention should be given to discussing mitigation for impacts, which would otherwise be determined significant. 9 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? u • • b) Substantially damage scenic resources, including but not hmited to, trees, rock outcroppings, and historic buildings within a State scenic highway? u • • c) Substantially degrade the existing visual character or quality of the site and its surroundings? u • d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? u • m • a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact. The Robertson Ranch Master Plan and FEIR included a visual quality and landform analysis for the development of the Master Plan area. The development of the site was assessed in the FEIR and found to not result in a significant aesthetic impact if mitigation was incorporated into the approvals. The majority of the development area has been previously impacted by farming and related activities in relation to its natural state. The project is located along a one mile sketch of El Camino Real. El Camino Real is identified as a "community theme corridor" within the Carlsbad Scenic Corridor Guidelines. As required by the Scenic Corridor Guidelines, specific planning considerations have been incorporated into the Robertson Ranch Master Plan to address the potential for significant visual impacts fi-om El Camino Real. No other identified specific scenic vista, scenic resource, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway exists. The MPA does not propose any substantive aesthetic changes fi-om the Master Plan document which was assessed in the FEIR and approved by the City of Carlsbad. The MPA proposes elimination of an RV storage lot and elimination of retaining walls along the El Camino Real frontage, both of which are beneficial aesthetic impacts regarding the view of the developed site from El Camino Real. The project continues to implement the goals and objectives of the Land Use and Open Space/Conservation Elements of the Carlsbad General Plan. Continued compliance with the development standards and design guidelines of the Master Plan mitigates any potential visual quahty impacts of individual development projects that are implemented consistent with the Master Plan. Ultimate compliance with the development standards of the Master Plan specifically mitigates visual impacts including those associated with the views fi-om El Camino Real. The project requires issuance of a Special Use Permit for the El Camino Real Corridor to ensure compliance with adopted scenic corridor guidelines for property fi-onting along El Camino Real. The grading for building pads and roadways, in accordance with the requirements of the Master Plan, will be accomplished in a manner that maintains the appearance of the natural terrain of the site, and avoids the grading and development of steep slopes and those areas of natural habitat. During construction, grading earthwork proposed will total 1,460,500 cubic yards in a balanced grading operation. This grading will result in temporary visual changes of the project site. However, the grading limits and quantities are within the projected limits that were reviewed in the FEIR and found to be not significant or otherwise mitigated. These changes associated with grading and construction of the project are temporary in nature. Thus, the portions of the project which are visible from El Camino Real are consistent with [or an aesthetic improvement to] the approved Master Plan, and they are consistent with the special conditions in the Scenic Corridor Guidelines and the General Plan Scenic Roadways and Open Space policies and guidelines. Subject to inclusion of the mitigation measures adopted in the Certified FEIR, the project will have a less than significant impact. ^^\0 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? No Impact. No historic buildings are located in or adjacent to the area of the project. Much of the property is visible from El Camino Real, but although this transportation corridor is considered scenic by the City, it is not identified as a state scenic highway and is not designated by Caltrans as eligible for listing as a State Scenic Highway. A Special Use Permit for compliance with scenic corridor design criteria is however required pursuant to City of Carlsbad development review requirements. In terms of State scenic highways, only five (5) sections of highway are identified as State Scenic Highways, or candidates for designation as State Scenic Highways within San Diego County. None of these highways are located in Carlsbad. As such, none of the_proposed improvements are within the viewshed of an officially designated state scenic highway. As a result, no impacts would result. c) Substantially degrade the existing visual character or quality of the site and its surroundings? Less Than Significant Impact. The proposed project, including the MPA and the MTM, contains modifications or amendments which will result in differences from the approved Robertson Ranch Master Plan and the plans addressed in the Robertson Ranch FEIR, however those differences do not substantially degrade the existing or developed visual character or quality of the site or its surroundings. During construction, temporary changes of visual character of the project area would occur. These changes involve the storage and use of construction and ttenching equipment, temporary signage and vehicles, and soil stockpiles in the construction staging areas. These changes would be apparent to nearby motorists and residents. However, inasmuch as these changes are temporary, impacts would be less than significant, subject to adherence with the mitigation measures included in the Certified FEIR. d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? Less Than Significant Impact. As indicated in the FEIR, the project will infroduce new light and potential sources of glare on the project site. The project will, however, be required to comply with City standards regarding building, street and recreational lighting, as well as architectural design criteria. The approved Master Plan provides basic lighting provisions that all future development on the project site will follow, including limits on street lights, pedestrian-oriented lighting, limited lights adjacent to open spaces, and restrictions on commercial lighting. No changes are proposed to these lighting regulations. As a result, the project will have a less than significant impact on the visual character or quality of the site and its surroundings. During consttuction of the proposed project, all construction activities will occur during daytime hours. As a resuh, no nighttime lighting for construction activities will be required for the project. Temporary security lighting may be required in the construction staging areas where construction equipment and materials would be stored; however security lighting would be shielded away fi-om adjacent properties and directed downward, on the construction equipment and materials. For these reasons, and subject to adherence with the mitigation measures included in the Certified FEIR, impacts associated with light and glare would be less than significant. Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact II. AGRICULTURE AND FORESTRY RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the Cahfornia Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. 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 Califomia Resources Agency, to non-agricultural use? • • • b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? • • • c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g), timberland (as defined by Public Resources Code 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? • • • m d) Result in the loss of forest land or conversion of forest land to non-forest use? • • • Kl e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? • • • 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? Less Than Significant Impact. The California Department of Conservation, Farmland Mapping and Monitoring Program compile Important Farmland maps pursuant to the provision of Section 65570 of the California Government Code. The map associated with the Carlsbad area is the "California Department of Conservation - San Diego County Important Farmland" exhibit dated September, 2002. According to this document, the West Village site contains land which is Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance. The project site also contains Other Land, defined as generally non-agricultural land on the above-referenced map. 12 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Implementation of the project would result in the conversion of the above lands to residential, commercial or open space uses, including habitat restoration. However, the Certified FEIR included a California Agricultural Land Evaluation and Site Assessment (LESA) model for the proposed project. Based on the LESA analysis, the conversion of the existing farmlands to other uses, per the approved Master Plan, is not considered a significant impact. The proposed MPA and MTM do not result in significant modifications to the approved Robertson Ranch Master Plan with regard to agricultural resources. No additional farmland beyond that originally assessed will result fi-om the proposed project. The project development limit boundaries include 4.12 acres less agricultural (row crop) area than that originally approved for impact in conjunction with the approved Master Plan project. The proposed project also allows for the inclusion of community farming as an allowed use in Planning Area 2. Such use was not an allowed use in the approved Master Plan. Thus, with this reduction in impact and addition of the potential for permanent farming use, it is concluded that a less than significant impact to Prime Farmland or Farmland of Statewide Importance will take place as a result of the proposed project. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The subject property is zoned P-C (Planned-Community). The P-C Zone is not specifically an agricultural zone. The existing agricultural operations are consistent with the zoning however, because the City of Carlsbad policy does allow agriculture as an interim (non-permanent) use. The P-C zoning allows development of the site pursuant to approval of a master plan. No Williamson Act contracts encumber any portion of the subject property. Therefore, no impact would result from implementation of the project. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g), timberland (as defined by Public Resources Code 4526), or timberland zoned Timberland Production (as deflned by Government Code section 51104(g))? No Impact. California Public Resources Code section 12220(g) defines "Forest land" as "land that can support 10-percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits." No native trees except for willow scmb exist on the subject site. The willow scrub vegetation will not be impacted by the project. Timberland is defined in California Government Code section 51104(g) as "privately owned land, or land acquired for state forest purposes, which is devoted to and used for growing and harvesting timber, or for growing and harvesting timber and compatible uses, and which is capable of growing an average annual volume of wood fiber of at least 15 cubic feet per acre." No evidence exists that the property presentiy or historically has contained forested lands or has been used for timber harvesting. As a result of these factors, it is determined that the project will not impact forest land or timber land as defined in the referenced State of California laws. d) Result in the loss of forest land or conversion of forest land to non-forest uses? No Impact. The proposed project does not impact forest land as indicated in Section 11(c) above. Therefore the project will not result in the loss of forest land or conversion of forest land to non-forest uses. e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? Less Than Significant Impact. The subject site contains land which is Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance. The project site also contains Other Land, defined as generally non- agricultural land on the above-referenced map. Implementation of the project would result in the conversion of the above lands to residential, conunercial and/or open space uses, including habitat restoration. The Certified FEIR concluded that the conversion of the existing farmlands to other uses, per the approved Master Plan, is not considered a significant impact. The proposed project does not modify the Master Plan to the degree that it results in additional conversion of farmland to non-agricultural use beyond that assessed in the Certified FEIR. Therefore, consistent with the conclusion reached in the ^7 13 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 certified EIR, the impact assessed from conversion of Farmland to non-agricultural, urban uses is considered less than significant. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact III. AIR QUALITY - (Where available, the significance criteria estabhshed 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? • • Kl • c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? • • Kl • d) Expose sensitive receptors to substantial pollutant concentrations? • • m • e) Create objectionable odors affecting a substantial number of people? • • m • a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. The project site is located in the San Diego Air Basin which is a state non-attainment area for ozone (O3) and for particulate matter less than or equal to 10 microns in diameter (PMio). The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SANDAG). A Plan to meet the federal standard for ozone was developed in 1994. This local plan was combined with plans from all other California non-attainment areas having serious ozone problems and used to create the California State Implementation Plan (SIP). The SIP was adopted by the Air Resources Board (ARB) 1994, and was forwarded to the Environmental Protection Agency (EPA) for approval. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with <P.8 14 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. Section 15125(d) of the State of California Environmental Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources Board provides criteria for determining whether a project conforms to the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the growth assumptions in the regional air quality plan and will in no way conflict with or obstruct implementation of the regional plan. Thus, it is concluded that the project will result in no impact to implementation of the air quality plan for the region. The Robertson Ranch Master Plan FEIR analyzed a project that assumed 1,383 dwelling units at final buildout. The worst- case traffic impact assumptions and projections were based on this figure. Subsequent to the EIR analysis, the Master Plan was approved with a maximum of 1,154 dwelling units, which is 229 units less than the amount that the EIR had assumed would be consttucted within the Robertson Ranch property. The proposed MPA does not change these approved assumed figures. Therefore at buildout, the Robertson Ranch project is projected to result in no greater mobile source and fixed source emissions than that assessed in the FEIR. Therefore, it is concluded that, subject to adherence with the air quality mitigation measures included in the Certified FEIR, impacts associated with the applicable air quality plan would be less than significant. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less Than Signiflcant Impact: The closest air quality monitoring station to the project site is at Camp Pendleton. Data available for this monitoring site from 2006 through December 2010 indicate that the most recent air quality violations recorded were for the state eight hour standard for ozone (a total of 18 days during the 5-year period). Long-term emissions associated with travel by residents and visitors to and from the project have been assessed in the Certified FEIR. Motor vehicles were determined to be the primary source of air emissions associated with operation of the proposed project. The Robertson Ranch project was estimated to result in a total worst-case trip generation level of 17, 596 average daily trips (ADTs) based upon the aggregate trip generation produced by the project planning areas. Thus, the combined pollutant emission levels from the East and West Villages of Robertson Ranch were projected in the FEIR to exceed the thresholds established by the SDAPCD, and thus the daily mobile source emissions associated with the project at buildout would be considered significant, and mitigation measures were adopted with the Final EIR. The proposed MPA and MTM continue to maintain consistency with the assumptions in the FEIR, will be required to comply with the mitigation measures adopted in the FEIR, and will thus result in a less than significant impact to adopted air quality standards. The project would result in short-term emissions associated with grading and construction of the improvements. These emissions would emanate primarily fi-om construction operations associated with earthwork and excavation and construction of the lift station, and to a lesser degree the open trenching operations. Emissions from trucks hauling soil and gravel (export and import) would take place during the construction of the project. Approximately 1,460,500 cubic yards of soil will be graded, which is within the earthwork analyzed in the FEIR. As assessed in the FEIR, the emissions associated with this grading construction would be minimized through standard construction measures such as watering the graded areas for dust control, covering haul vehicles and trucks, replanting disturbed areas as soon as practical, restricting vehicle speeds on unpaved roads to 15 mph or less to control fugitive dust, and sweeping the streets at the end of each day if visible soil material is carried onto the streets. Therefore, subject to adherence with the air quality mitigation measures included in the Certified FEIR, impacts associated with conflict with the potential for air quality standard violations would be less than significant. 15 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and suspended fine particulates. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. According to the CEQA Guidelines Section 15064(h)(3), the proposed project's incremental contribution to the cumulative effect is not cumulatively considerable. Any impact is assessed as less than significant. d) Expose sensitive receptors to substantial pollutant concentrations? Less Than Signiflcant Impact. Sensitive receptors are defined as populations that are more susceptible to the effects of air pollution than the population at large. Sensitive receptors are defined by the San Diego Air Pollution Conti-ol District as schools, day-care centers, nursing homes, retirement homes, convalescent centers, health clinics, and hospitals. The FEIR concluded that no sensitive receptors are located within or in inunediate proximity to the project site. However, it noted that the Rancho Carlsbad community, a majority of which is occupied by retired and/or elderly persons, is located to the south of the site. However, development of the project was determined in the Certified FEIR to be considered to result in a less than significant impact to these neighboring residences. Further, the proposed MPA and MTM do not propose changes which would increase the pollutant levels. Therefore the impact to sensitive receptors is assessed at less than significant impact. e) Create objectionable odors affecting a substantial number of people? Less Than Signiflcant Impact. As indicated in the Certified FEIR, the consttuction of the proposed project could generate fiimes from the use of volatile organic compounds (VOCs), which may be considered objectionable by some people. Such exposure would be short-term or transient. In addition, the number of people exposed to such transient impacts is not considered substantial. Nonetheless, the FEIR considered this transient impact to be significant and thus the FEIR incorporated mitigation measures which would minimize impacts associated with odors created during consttuction. This mitigation measure requires the use of zero emission VOC paints for all architectural coatings within the proposed Master Plan development. The proposed MPA and MTM will not increase the use of VOCs on the project, and thus the assumptions in the FEIR and the Master Plan are consistent with the proposed project. Therefore, subject to adherence with the air quality mitigation measures included in the Certified FEIR, impacts associated with objectionable odors would be less than significant. ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact IV. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? • • K • b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? • Kl • • 30 16 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not Umited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? • • X • d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildhfe corridors, or impede the use of native wildlife nursery sites? • • • e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? • • • Kl f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? • • Kl • a) Have a substantial adverse effect, either directly or through habitat modiflcations, on any species identifled as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Signiflcant Impact. A Biological Resources Report for the Robertson Ranch Project, dated October 5, 2004, by Merkel & Associates, was the subject of the FEIR analysis, and mitigation measures necessary in order to offset the impacts to sensitive biology for the Robertson Ranch Master Plan and associated entitiements were adopted. This biological report indicates that vegetation resources on the West Village include primarily Extensive Agricultural row crops and Intensive Agriculture (Nursery), with Diegan coastal sage scrub (DCSS) covering the non-agricultural slopes and valleys. A palm tree nursery shown near the Cannon Road/El Camino Real intersection has been removed since the time of the biological report and has been replaced with a wetlands restoration site (located in the southern section of the PA 23C Habitat Corridor), which is presentiy in the early stages of grow-in. The biological report also indicates that two bird species of concern, the California gnatcatcher (CAGN) and the Yellow breasted chat were located on the West Village site. A 2004 survey by Merkel and also a recent (2011) survey by Helix Biological for an endangered bird, the least Bell's Vireo (LBV) concluded the absence of LBV within the Southern willow scrub (SWS) riparian corridor habitat on the West Village. Sensitive habitats on the property as identified in the FEIR are listed as; Coastal and valley freshwater marsh (CFM), SWS and Diegan coastal sage scrub (DCSS). The proposed West Village project is very similar in scope of impacts to these sensitive habitats as that analyzed in the FEIR. In a direct comparison (results shown in Table A below) of the sensitive habitat impacts between the project analyzed in the FEIR and the presently proposed MPA and MTM project, the proposed project results in 0.82 acres less impact to CFM and 0.20 acres less impact to SWS. The project increases the impact to existing DCSS by 2.50 acres. The reductions in impacted sensitive vegetation area are seen as a beneficial impact of the proposed MPA and MTM, in comparison to that reviewed in the FEIR. The additional impacts associated with DCSS are considered significant and require mitigation. The proposed West Village project also reduces impacts to Extensive Agriculture (row crops) by 4.47 acres. This acreage will be revegetated with DCSS vegetation and will become part of the hardlined open space. A slight increase of impacted acreage of Urban/developed lands (0.19 acres) will also take place through implementation of the proposed project. Since Urban/developed lands are not considered a sensitive vegetation category, this increase in impacts is not considered a significant impact. This information is shown on Table A below, which addresses all impacts (including temporary impacts which will be revegetated with sensitive habitats) 31 17 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Table A; West Village Acreage Loss Comparison (Including Temporary Impacts) Biological Resource Impacted Acreage per FEIR Impacted Acreage Proposed Project Total Difference (Ac.) Habitat Group A Coastal and valley freshwater marsh 0.22 0.00 0.22 Less Impact Southern willow scrub 0.61 0.24 0.37 Less Impact Habitat Group C Diegan coastal sage scruh 10.86 13.36 2.50 Mcuc Impact Habitat Group D Chamise chaparral No chantre Habitat Group F Non-native vegetation 0.20 0.11 0.09 Less Impact Eucalyptus woodland 1.15 2.99 1.84 More Impact Intensive agriculture (nurseries) 4.40 4.40 No change Extensive agriculture (row crops) 135.5 131.38 4.12 Less Impact Urban/developed 0.59 2.05 TOTAL 156.18 154.53 1.46 More Impact The federally threatened coastal California gnatcatcher (Polioptila californica californica) occurs within the project site, however no other federally listed species have been detected. The least Bell's vireo (Vireo bellii pusillus) has been sighted in the vicinity of the property, including within Calavera Creek on the east side of the Robertson Ranch East Village, but has not been detected within the project site. Focused gnatcatcher surveys were originally conducted for the entire Robertson Ranch property in 2001. The results of that survey concluded that three gnatcatcher pairs existed within the overall Robertson Ranch property, including two pairs within the Robertson Ranch East Village, and one pair within the West Village. The single gnatcatcher pair within the West Village was detected within one of the planning areas identified for open space conservation (PA 23B). According to the M&A report, although the focused surveys did not determine the boundaries of the home range territories of the three pairs, it was expected that most or all of the home ranges were retained within the biological open space, including the pair within PA 23B of the project site. The project property occurs within the plan area of the City of Carisbad Habitat Management Plan (HMP), which is the local Subarea Plan of the County of San Diego Multiple Habitat Conservation Plan (MHCP). As noted in the FEIR, the primary mitigation for impacts to HMP species under the HMP is the conservation and management of habitat for the species in the preserve system. The HMP requires that, "...in compliance with the Endangered Species Act requirements that the impacts of incidental take be minimized and mitigated to the maximum extent practicable, measures to avoid and reduce impacts will apply citywide on a project level basis." The FEIR adopted mitigation measures that, if implemented, would specifically minimize impacts (including indirect impacts) to gnatcatchers. Indirect impacts have the potential to occur as a result of noise generated during project construction and/or during initial clearing and grubbing within or adjacent to potentially occupied habitat. The FEIR mitigation measures include compliance with the Habitat Management Plan (HMP) policies, recording of a conservation easement over conserved habitats, long-term management of the conserved areas by a conservation entity, endowment funding of long-term management, restoration of the Habitat Corridor (PA 23C), temporary fencing delineation of conserved areas during construction, biological monitoring of construction activities, monitoring of CAGN habitat during construction, and Burrowing owl (BO) and Brodiaea filifolia surveys prior to construction. As can be seen in Table A, the project will result in a reduced impact on sensitive wetland habitats, including CFM and SWS by 0.22 and 0.37 acres, respectively. However, the project will result in an increase in impacted DCSS area by 2.50 acres. Therefore, this increased impact to DCSS results in a potentially significant impact to sensitive biological resources. As such, a mitigation measure is necessary to mitigate this impact to a level of insignificance. Such mitigation required is in the form of revegetation of slopes created within the West Village hardline open space. These slopes are primarily in the form of cut and fill slopes constructed for roadways, but also include graded perimeter areas which are outside of the fire suppression zones, and thus are well within the open space corridors of PA 1, PA 23A, PA 23B or PA 23C. With the inclusion of this mitigation measure (Mitigation Measure BIO-1), and subject to adherence with the additional biological mitigation measures included in the Certified FEIR, impacts associated with sensitive wildlife species identified as a 18 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 candidate, sensitive or special stams species or to any sensitive habitats, or wildlife in the area are determined to be less than significant. BIO-1 b) The project developer shall revegetate all permanent manufactured slopes conserved within the proposed HMP hardline area with Diegan coastal sage scrub (DCSS) vegetation. This revegetated area will total 12.42 acres, which will sufficiently mitigate for the 2.50 acre increased impact to sensitive DCSS vegetation. Such DCSS revegetation program shall be subject to a five-year maintenance and monitoring program, with a requirement to meet City-approved success criteria. This restoration program shall be approved by the City prior to the commencement of any clearing or grading associated with the project The restoration program shall include site preparation guidelines, implementation monitoring, performance standards, long-term maintenance and monitoring methodology, and contingency measures with a commitment to long- term funding. Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? Potentially Sigmficant Unless Mitigation Incorporated. The City of Carlsbad has adopted a Habitat Management Plan for Natural Communities (HMP) as a subarea plan of the Multiple Habitat Conservation Plan (MHCP) for the city This HMP designates a natural habitat preserve system and provides a regulatory framework for determining impacts and designating mitigation associated with proposed development projects. The primary objective of the HMP is to allow development while identifying and maintaining a preserve system that allows for sustained existence of animals and plants at both the local and regional levels. The HMP was approved as a joint effort with the California Department of Fish and Game (CDFG) and the U.S. Fish and Wildlife Service (USFWS). Any modifications to this HMP necessitate consultation and concurrence from the CDFG and USFWS. As part ofthe HMP process for Robertson Ranch, the property became the subject of an approved hardline, adopted in 2006 by the City of Carlsbad and the agencies described above. This hardline was originally adopted through the "Concurrence on Hardline Design for Robertson Ranch" correspondence from the USFWS and CDFG, dated Feb. 11 2005 The hardline design was subsequentiy amended in 2007 through a minor amendment, allowing for the "Tamarack connection modifications". The proposed project would require an additional set of changes (described above) to the adopted hardline for the West Village. These changes will constitute a second minor amendment (or Equivalency Determination) to the hardline. A Hardline Comparative analysis has been conducted between the existing hardline and proposed hardline limits on the West Village. Table B below shows the total differences in acreage for each habitat type. In the direct comparison of the three sensitive habitat communities on the West Village, the project results in an increase in the amount of CVFM by 0 82 acres, an increase in DCSS by 0.20 acres, and also by increasing the amount of SWS by 0.04 acres. Thus, the proposed project will result in a total increase in the conservation of sensitive habitats protected by a hardline conservation easement of 1.06 acres. Table B: Adopted vs. Proposed West Village Hardline Comparison (Encroachment vs. Give-back) Biological Resource Sensitive Habitats Reduced Hardline Area (Ac.) Increased Hardline Area (Ac.) Total Difference (Acres) Coastal valley freshwater marsh 0.82 +0.82 Diegan coastal sage scrub Southern willow scrub 0.24 0.44 +0.20 Subtotal (Sensitive) 1.90 2.14 1.94 Non-Sensitive Habitats 3.20 +0 04 +1.06 Eucalyptus woodland Extensive agriculture (row crops) 4.10 8.57 +4.47 Intensive agriculture (nursery) 0.53 -0.53 Non-native vegetation 0.60 +0.60 Urban/developed 0.19 -0.19 Subtotal (Non-Sensitive) 4.82 9.17 +4.35 TOTAL 6.96 12.37 +5.41 33 19 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Also, in accordance with the HMP planning standards for the Robertson Ranch, the decrease in DCSS impacts by 0.17 acres will allow the Robertson Ranch project to add to the permanent preservation of DCSS, and thus continue to protect more than 67 percent of the existing 71.6 acres of DCSS habitat existing on die Robertson Ranch site. Further, the proposed hardline provides for the permanent conservation and restoration of HMP "Link B" as a Wildlife Corridor inasmuch as the minimum hardline link width provided is 468 feet, with sections being over 600 and 700 feet in width. The wildlife undercrossing continues to be provided at the roadway crossing between the Planning Area 23B valley and the Planning Area 23C Habitat Corridor. The secondary habitat corridor at the western edge of the project (Drainage A) has been significantiy increased due to the elimination of residential Planning Area 1. Also, a minimum 100-foot setback from wetiands will be provided except for the small drainage tributary located within PA 1 on the north edge of PA 2, and a wildlife undercrossing is provided at the roadway crossing between the Planning Area 23B valley and the Planning Area 23C Habitat Corridor. In accordance with the HMP planning standards for the Robertson Ranch, no brush management or fire suppression is proposed within the hardline. Revegetation of temporarily-impacted lands will occur as originally contemplated, except that the central Habitat Corridor is presently undergoing DCSS and wetiand grow-in per a full, formal DCSS and wetland restoration program, rather than the originally-required modest erosion control program. Thus, the central Habitat Corridor on the West Village will result in a full 21.80 acres of DCSS restoration and 5.93 acres of wetiand restoration, in addition to protection and management of the existing mature DCSS within the corridor. The overall Robertson Ranch project will permanently preserve and protect 64.9 percent of the existing 71.6 acres of DCSS habitat existing on the Robertson Ranch site, and will additionally restore 40.15 acres (21.80 acres of existing DCSS revegetation + 12.42 acres of proposed DCSS revegetation + 5.93 acres of existing wetlands creation) of primarily agricultural lands to native habitats (DCSS and Wetlands) on the West Village alone. As a result of these factors, the proposed hardline configuration would result in beneficial impacts to the biological quality and quantity of the West Village hardline preserve, and thus qualifies for a Determination of Equivalency to the HMP hardline. However, this assumption is based upon adherence with the biological mitigation measures included in the Certified FEIR, and also with mitigation measure BIO-2 articulated below. A request by the City has been made and sent to the wildlife agencies for a determination that the proposal qualifies for an HMP Equivalency Determination. A decision has not been provided by the agencies regarding the request as of this writing. With the inclusion of mitigation measure BIO-2, it is concluded that the project will result in an overall increase in protected (including revegetated) sensitive habitat, and overall increase in overall protected open spaces, and would thus avoid any direct or indirect impacts to the HMP and other adopted plans, policies or regulations of the City, the CDFG and USFWS. It is thus concluded that the impact associated with these factors is mitigated to a level of less than significant. BlO-2 Prior to issuance of a grading permit for the MTM, the developer shall process and receive approval of a HMP Equivalency Determination through the City of Carlsbad in consultation with the U.S. Fish & Wildlife Service (USFWS) and Califomia Department of Fish & Game (CDFG). c) Have a substantial adverse effect on federally protected wetlands as deflned by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, flUing, hydrological interruption, or other means? Less Than Signiflcant Impact. Pursuant to Section 404 of the Clean Water Act (CWA), the U.S. Army Corps of Engineers (USACE) maintains regulatory authority over jurisdictional wetlands, waters of the United States, and non- wetiand waters under specifically identified conditions. Four separate drainages, totaling 6.78 acres, of which 5.36 acres consists of USACE jurisdictional area, within the West Village qualify as federally protected wetlands or waters as defined by Section 404. The project site contains two drainage complexes which both ultimately connect to a water of the United States (Agua Hedionda Lagoon), and therefore are both also considered waters of the U.S. These drainages include a large riparian corridor located within PA 23B, a small tributary drainage which sits within PA 1, immediately north and adjacent to PA 2 in the extreme western portion of the site, and two major ephemeral drainages which bisect the eastern half of the project. The two drainage complexes exit the property through two separate existing culverts under El Camino Real near both the westerly and the easterly ends of the project frontage. 3f 20 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 The project has been specifically designed to minimize impacts to aquatic resources. The proposed project will result in the loss of approximately 0.31 acre of USACE jurisdiction lands, of which 0.14 acre consists of jurisdictional wetlands. In addition, grading will result in temporary impacts of up to 0.18 acre of USACE jurisdiction lands, including 0.05 acre of jurisdictional wetlands. These impacts are the result of access roads extending into the site from the Kelly Drive extension, the Edinburgh Drive extension, and the El Camino Real widening. Also an access road across a jurisdictional drainage to provide access to PA 9/10 (from PA 11) is necessary. Of the 6.78 acres of USACE jurisdictional waters on the site (including 5.36 acres of wetlands and 7,015 linear feet of streambed), the project will preserve 95% (6.47 acres) of the on- site jurisdictional waters, including 97% (5.22 acres) of the wetiands and 88% (6,145 hnear feet) of the on-site sU-eambeds. As compensatory mitigation for permanent impacts to 0.31 acre of USACE jurisdiction (870 linear feet of streambed), the project applicant will create 1.40 acres of riparian/wetland habitat on site, within the Habitat Corridor of PA 23C. Of this 1.40 acres of created habitat, at least 0.31 acre will consist of USACE three-parameter wetlands. The proposed 1.40-acres of mitigation will be part of a larger riparian/wetland creation area, as described within the approved 2007 Wetiand Habitat Creation, Maintenance and Monitoring Program prepared by Planning Systems ("Mitigation Plan"). With the creation of 1.40 acres of wetiand/riparian habitat, and the avoidance of 6.47 acres of Corps jurisdiction (including 5.22 acres of wetlands), the project will result in a net increase of at least 1.09 acres of jurisdictional waters on site. The project will mitigate temporary impacts to jurisdictional waters by restoring temporarily affected areas to pre-construction contours and re-vegetating with native species. The Certified FEIR anticipated 0.40 acres of impact to jurisdictional wetlands or waters on the West Village. These impacts were considered a significant impact, for which mitigation measures were adopted. These mitigation measures included wetland creation (no net loss of wetlands), 100-foot buffers for wetiands unless allowed in consultation with CDFG and USFWS, and compliance with HMP adjacency standards for wetlands and other protected lands. In light of the fact that the proposed project reduces the wetland/waters impacts by 0.09 acres fi-om that assessed in the FEIR, and subject to project adherence to the mitigation measure adopted in the FEIR, the impacts to federally protected wetlands as defined by Section 404 of the Clean Water Act are assessed at less than significant. d) Interfere substantially with the movement of any native resident or migratory flsh or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Potentially Signiflcant Unless Mitigation Incorporated. The West Village project is located within an area regulated by the City of Carlsbad HMP. This HMP establishes the policy impact and mitigation standards with regard to the requirements of the Federal and State Endangered Species Acts (ESA). This HMP requires the provision of HMP Link B between Core #3 and Core #4. This link is identified as a connectivity line for wildlife pursuant to the HMP. The FEIR concluded that consistency with the policies of the HMP, including the provision of Link B in a shape and width as indicated in the HMP would result in a finding of non-interference with wildlife corridors. The project analyzed in the FEIR was found to be consistent with the HMP policies as evidence by hardline documentation from the City of Carlsbad, the USFWS and CDFG, referenced in Section IV(b) above. Subject to inclusion of mitigation measure BIO-1 above, the proposed West Village MPA and MTM will be consistent with the HMP hardline policies, and thus, with the inclusion of this mitigation measure, it is concluded that the project will not interfere with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact. City of Carlsbad has an adopted heritage tree preservation policy. Heritage trees are identified trees located within the city limits which are identified as having notable historic interest or trees of an unusual species or size. The project does not impact any of these identified trees. For this reason, it is concluded that a less than significant impact would occur to any tree preservation policy or ordinance. 35 21 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Signiflcant Impact The City of Carlsbad HMP designates a natural preserve system and provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts that do occur. No other local, regional or state habitat conservation plans specific to this site affect the property. As referenced in Section IV(d) above, the project provides for HMP Link B between Core #3 and Core #4. This link is identified as a connectivity line for wildlife pursuant to the HMP. The project however, will mitigate for impacts to vegetation conununities protected by that HMP, as discussed in Section IV (a) above. The FEIR concluded that consistency with the policies of the HMP, including the provision of Link B in a shape and width as indicated in the HMP would result in a finding of non- interference with wildlife corridors. The project analyzed in tiie FEIR was found to be consistent with the HMP. The HMP also however contains a number of Adjacency Standards that specifically apply to projects that are located directiy adjacent to sensitive habitat. A number of these Adjacency Standards are applicable to the West Village project. 1. Fire Management. The project Master Plan provides for fu-e suppression zones where interface exists between native habitat and residences. This fire suppression program does not provide for any vegetation thinning or fire suppression activities within the hardline. 2. Erosion Control. The project construction activities will include appropriate temporary erosion and sediment control protections so that all exposed soil in the area of the construction adjacent to sensitive habitats will be protected from erosion. This will include temporary basins, silt fences, sandbags and straw mulch rolls being placed around excavated areas and pads during the construction period. Also, all storm drains and natural drainages situated downstream from the construction will be protected by linear sediment barriers or similar erosion conttol devices. Weather monitoring will take place in order to avoid exposed soils during times of heavy rainfall. The streets within and around the consttuction site will be swept and maintained regularly during the construction period. The project will not direct any new surface drainage into Agua Hedionda Lagoon from the already existing situation. 3. Landscaping Restrictions. The FEIR included a mitigation measure which prohibits invasive plant materials in areas adjacent to sensitive habitats. Compliance with this measure will result in protection from impacts to the sensitive habitats from landscaping provided in conjunction with the project. 4. Fencing, Signs, and Lighting. Fences, signs, and hghting can assist in the protection and understanding of biological resources. However, they can also negatively impact wildlife and plants by inviting vandalism, restricting wildlife movement, and upsetting nocturnal species. The MPA includes fencing (to deter open public and pet access) and signage (to provide informational signage) requirements for all areas of protected sensitive vegetation. The FEIR included a mitigation measure which prohibits direct lighting from spillover into sensitive areas. Compliance with these measures will result in protection from impacts to the sensitive habitats from landscaping provided in conjunction with the project. 5. Predator and Exotic Species Control. Predators and exotic species will be controlled through compliance with a mitigation measure adopted in the FEIR which requires the developer to eliminate noxious plant species and fence the preserve areas so as to limit the opportunity for predator access. Compliance with these measures will result in protection from impacts to the sensitive habitats from predators and exotic species. As a result of these factors, the proposed project will maintain consistency with the HMP and will thus result in a less than significant impact to consistency with the HMP. 22 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUE TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact V. CULTURAL RESOURCES - Would tiie project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? • • • Kl b) Cause a substantial adverse change in the signifi- cance of an archeological resource pursuant to §15064.5? • • Kl • c) Directly or indirectly destroy a unique pale ontological resource or site or unique geologic feature? • • • Kl d) Disturb any human remains, including those interred outside of formal cemeteries? • • • X a) Cause a substantial adverse change in the signiflcance of a historical resource as deflned in §15064.5? No Impact. In conjunction with the analysis of the Robertson Ranch Master Plan project FEIR, a Cultural Resources Survev and Evaluation for the Proposed Robertson Ranch Project, dated 2002, was prepared by Brian F. Smith and Associates (BFSA) for the subject site. The site was entirely surveyed for cultural resources. Historic maps reviewed were the 1901 USGS 30' San Luis Rey quadrangle, tiie 1898 USGS 15' Oceanside quadrangle, tiie 1942 USGS 15' Oceanside quadrangle, the 1948 USGS 7.5' San Luis Rey quadrangle, and the 1948 USGS 7.5 Encinitas quadrangle. The 1928 County tax factor aerial photographs were reviewed as well. The Native American Heritage Commission was contacted for a search of their Sacred Lands File. Interested parties identified by the Native American Heritage Commission were contacted regarding the project. Correspondence with the Native American Heritage Commission and the local Native American community occurred. No historic buildings or resources were identified as a result of these efforts. One historic structure was identified adjacent to the project site on the East Village, but this structure has since been removed. As a result of the fact that no historical resources have been recorded or were identified in the vicinity of the project, no impact to historical resources will result from implementation of the project. b) Cause a substantial adverse change in the signiflcance of an archeological resource pursuant to §15064.5? Less Than Signiflcant Impact. The BFSA Cultural Resources Survey and Evaluation (2002) identified eight archaeological sites within the boundaries of the West Village. These sites are identified as SDI-10,609, SDI-10,610, SDI- 10,612, SDI-16,130, SDI-16,131, SDI-16,132, SDI-16,133 and SDI-16,137. Subsequent to tiiis 2002 survey, in 2011, during a survey update, a previously unidentified archaeological site SDI-20,409 was discovered within the boundaries of the project. Sites SDI-10,612, SDI-16,130, SDI-16,131, SDI-16,132, SDI-16,133 and SDI-16,137 were all tested for significance and determined not important under CEQA guidelines. Site SDI-10,609 and Site SDI-10,610 were subjected to an extensive data recovery program to mitigate-impacts and exhaust all research potential prior to grading impacts for the Park and Habitat Corridor in 2008. In 2011, testing of site SDI-20,409 was conducted by BFSA by recordation of the surface expression of the site, surface artifact collection, excavation of shovel test pits to identify any subsurface artifact content, and excavation of one test unit. Based on the testing, it was determined that a lack of research potential and an absence of intact significant deposits or significant features, that SDI-20,409 is not significant. As a result of these surveys and test investigations, it is determined that no further significant sites under CEQA are known to exist on the site. However, CEQA Section 15064.5(f) requires provisions for identification and evaluation of accidentally discovered archaeological resources. Therefore mitigation measures have been added to the Certified FEIR 37 23 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 which requires the developer to enter into agreements for archaeological and Native American field monitors to observe the grading activities and to have the authority to halt grading to examine prehistoric resources if they are encountered during construction activities. As a result of the results of the above-referenced analysis and cultural testing, and subject to implementation of the mitigation measures adopted in the FEIR, the project will result in a less than significant impact to archaeological resources. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? No Impact. The West Village project site is generally underlain by alluvium, colluvium, terrace deposits, undifferentiated igneous bedrock. Pleistocene age deposits and the Santiago Formation. Of these soil types, only the Santiago Formation has the potential to yield significant marine invertebrate faunas and it is assigned a paleontological resource sensitivity of "high". Thus the FEIR concluded that development of the West Village would have the possibility of paleontological resources being present within the soils and a nutigation measure which involves the review of the grading plans and full time attendance of a paleontologist during grading operations (cut excavations), with the authority to direct grading in order to salvage and curate resources, as necessary. Through the implementation of this mitigation measure, impacts to paleontological resources will be less than significant. No impacts to any unique geologic feature will result from the project. d) Disturb any human remains, including those interred outside of formal cemeteries? No Impact. A review of cultural literature and testing of sites within the area of the project concludes that no known human remains are located in the area of impact. The Califomia Health and Safety Code (Section 7050.5) states that if human remains are discovered on the project site, no further disturbance shall occur until the County Medical Examiner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. As adherence to state regulations would be required, no mitigation would be necessary in the unlikely event that human remains were discovered during construction of the project. Thus, no impact to human remains is expected to result from implementation of the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact 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: 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. • • K • ii. Strong seismic ground shaking? • • • iii. Seismic-related ground failure, including liquefaction? • • • iv. Landslides? • • • 3S 24 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 b) Result in substantial soil erosion or the loss of topsoil? • • X • c) Be located on a geologic unit or soil that is unstable, or 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? • Kl • • d) Be located on expansive soils, as defined in Table 18 - 1-B of the Uniform Building Code (1997), creating substantial risks to Ufe or property? • • K • e) Have soils incapable of adequately supporting the use of septic tanks or altemative wastewater disposal systems where sewers are not available for the disposal of wastewater? • • • a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Less Than Signiflcant Impact. The project area is situated in the western portion of the Peninsular Ranges geomorphic province of southern California. This geomorphic province encompasses an area that extends 125 miles from the Transverse Ranges and the Los Angeles Basin, south to the Mexican border, and beyond another 775 miles to the southern tip of Baja California. The westernmost portion of the province in San Diego County, in which the site is located, generally consists of Upper Cretaceous, Tertiary and Quaternary age sedimentary rocks. The most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the California Geological Survey for the north San Diego County area, indicates that the project is considered to be in a seismically active area, as is most of southern California. This map however, indicates that the subject site is not underlain by known active faults, nor is there evidence of ground displacement in the area during the last 11,000 years. The Rose Canyon fault zone is the closest known fault, which is the onshore portion of an extensive fault zone that includes the Offshore Zone of Deformation and the Newport-lnglewood fauh to the north of the subject site. This fault zone, located approximately 4.5 miles westerly of the subject site, is made of predominately right-lateral strike-slip faults that extend south-southeast through the San Diego metropolitan area. The zone extends offshore at La Jolla, and continues north- northwest generally parallel to the coastline. Portions of the Rose Canyon fault zone in the San Diego area have been recognized by the State Geologist to be considered active. Additionally, the Julian and Temecula segments of the Elsinore fault zone, about 24 miles to the northeast of the subject site are also referenced in the Division of Mines and Geology Special Publication 42. A Supplemental to the Updated Geotechnical Investigation for Rancho Costera. dated June 6, 2011, has been conducted by Geosoils Inc. This report concludes that based on their review of published geologic maps and historic aerial photographs, as well as their site reconnaissance and test pit excavations, that although the project site is considered to be in a seismically active area, no active faults are known to be present across the project site. The closest fault is located approximately 4.5 miles westerly of the site. The Elsinore fault zone is located approximately 24 miles east of the site. The potential for rupture resulting from earthquake is considered to be low. The subject site is not within a fault-rupture hazard zone as indexed in the Division of Mines and Geology Special Publication 42. Due to the lack of known active faults on the site, the potential for surface rupture at the site is considered low. Further, the project site is not within a fault-rupture hazard zone as determined in the geotechnical report, and as indexed in the Division of Mines and Geology Special Publication 42; therefore the project would not expose people or structures to potential substantial adverse effects. For these reasons, project impacts would be less than significant. 31 25 Robertson Ranch West Village GPA 11-07/ MP 02-03/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 ii. Strong seismic ground shaking? Less Than Signiflcant Impact. Based on a Probabilistic Seismic Hazard Assessment for California, issued by the United States Geological Survey/California Geological Survey (2003), tiie project is located in a zone where tiie horizontal peak ground acceleration having a 10 percent probability of exceedance in 50 years is 0.34g (34 percent of the acceleration of gravity). This is the seismic hazard most likely to impact the project site resulting from an earthquake. As a result of this factor, the requirements of the governing jurisdictions and applicable building codes should be considered in the project design. As indicated in the response to Issue No. VI(a)(i) above, based on a review of the referenced reports and geologic maps, as well as on a geologic field reconnaissance, the project site is not underlain by known active faults (i.e., faults that exhibit evidence of ground displacement during the last 11,000 years). The Rose Canyon Fault is the closest major fault to the West Village site, located approximately 7 miles to the west. The maximum credible earthquake of magnitude 6.9 could produce a peak horizontal ground acceleration of 0.3lg to0.36g (site acceleration), and a maximum probability event may be on the order of 0.17g to 0.19g. This level of risk is within the Uniform Building Code (UBC) Building minimum design requirements. Thus, tiie referenced geological report by Geosoils, Inc. indicates that the project site appears generally suitable for grading and developinent in accordance with tiie approved MTM from a geotechnical perspective. This report concludes that hazards associated with ground shaking during a seismic event would be minimal. As such, impacts from strong seismic ground shaking would be less than significant. iii. Seismic-related ground failure, including liquefaction? Potentially Signiflcant Unless Mitigation Incorporated. Liquefaction of soils with minimal cohesion can be caused by strong vibratory motion due to earthquakes. Research and historical data indicates that loose granular soils and non-plastic silts that are saturated by a relatively shallow groundwater table are susceptible to liquefaction. Small areas of the West Village site are underlain by alluvial soils with localized zones of shallow ground water depth, however soil test pit excavations conducted in conjunction with the supplemental investigation conclude that groundwater should not significantiy affect site development provided that the recommendations presented in the geotechnical report are implemented. These recommendations include dewatering in locations where utilities are placed. Groundwater mitigation is in the locations of PAI and tiie land bridge between PA 8 and PA 11. Also perched groundwater conditions, along zones of contrasting permeabilities, discontiguities, or fill lifts, may be encountered during grading and may require additional mitigation. Proposed graded slopes are generally anticipated by the report to be stable, assuming proper construction maintenance, and normal climatic conditions. The Robertson Ranch Master Plan FEIR included mitigation measures requiring slope stability construction techniques, soil expansion mitigation, and a requirement for a minimum 10 to 15 foot layer of non-liquefiable soil material (i.e., compacted fill plus alluvium above the groundwater table) be provided beneath any structure to reduce any potential for liquefaction or other failures. Based on the anticipated utility, foundation and infrastructure loads and preliminary design information as provided on the MTM and the MPA, the geotechnical supplemental report concludes that the site is suitable for the proposed project. Therefore, subject to implementation of the mitigation measures identified in the Certified FEIR, and also including the additional mitigation measure GEO-1 below, all feasible recommendations necessary will be incorporated into the design and construction of the West Village project. By following the geotechnical recommendations contained within these resources, the site is suitable for the proposed project and exposure of people or structures to seismic-related ground failure is considered less than significant. GEO-1 Grading and construction of the project shall comply with the geotechnical recommendations contained in the Supplement to the Updated Geotechnical Investigation for Rancho Costera. dated June 6, 2011, by Geosoils, Inc., in order to reduce the potential for settlement due to seismically-induced liquefaction or lateral spread. These recommendations shall include the use of dewatering, over-excavation and foundation-design. iv. Landslides? No Impact The FEIR concludes that no landslides have been identified on the project site and that no significant impact as a result of landslides is anticipated on the project. 26 ^0 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 b) Result in substantial soil erosion or the loss of topsoil? Less Than Signiflcant Impact Alluvial soils present within the project alignment have a high erosion hazard. However, after completion of construction activities, topographic contours (except for the location of the sewer lift station) would be returned to their original levels. The project will include appropriate BMPs, the incorporation of the geotechnical report findings, and the use of imported soils and gravel when appropriate. Temporary erosion and sediment control protections so that all exposed soil in the area of the construction will be protected from erosion. This will include silt fences, sandbags and straw mulch rolls being placed around excavated trench spoils during the constiuction period. Also, all storm drains and natural drainages situated downstream from the constiuction will be protected by linear sediment barriers or similar erosion control devices. Weather monitoring will take place in order to avoid exposed soils during times of heavy rainfall. The streets within and around the consfruction site will be swept and maintained regularly during the constiuction period. The project would have a less than significant impact on soil erosion or the loss of topsoil. c) Be located on a geologic unit or soil that is unstable, or 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? Potentially Signiflcant Unless Mitigation Incorporated. As discussed above in Section VI(a)(iii), the project is located in an area subject to potential earth movement as the result of a significant seismic event. This earth movement includes the potential for lateral spread of the ground surface during an earthquake. Lateral spread usually takes place along weak shear zones that have formed within a liquefiable soil layer, potentially an alluvial or colluvial layer of soil. Liquefaction and/or lateral spreading potential has been identified in the alluvial areas of the project, and will necessitate some level of remediation. As indicated in the geotechnical reports for the project, this remediation will include removal and re- compaction of alluvial soils beneath areas in which structures and utilities will be consfructed. Bio-swales and Best Management Practices (BMPs) to filter onsite storm water runoff within the project to comply with code are required to clarify and filter onsite storm water during rain events and to avoid infilfration in areas which could impact foundations or utilities. As a result, in order to reduce the potential for settlement due to seismically-induced liquefaction or lateral spread, mitigation measure GEO-1 (above) has been included, in conjunction with the mitigation measures adopted in the FEIR, which together require the use of consfruction techniques which will mitigate this impact to a level of insignificance. d) Be located on expansive soils, as deflned in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? Less Than Signiflcant Impact. Alluvial soils occur in limited portions of the West Village project. The alluvial soils on the site are considered to range between very low to high pursuant to the definitions identified in Table 18-1-B of the UBC (1997). These soils will need to be addressed through remedial grading and specific foundation design (e.g., post tension slab design). A mitigation measure requiring such design is included in the FEIR. Project compliance with the mitigation measures articulated in the FEIR will mitigate this impact to a level of insignificance. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impact. The project does not include any proposed septic tanks or alternative waste water disposal systems. As a result, no impacts would occur from implementation of the project. HI 27 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact VII. GREENHOUSE GAS EMISSIONS - Would tiie project: a) Generate greenhouse gas emissions, either directly or indirectiy, that may have a significant impact on the environment? • • Kl • b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? • • • Kl a) Generate greenhouse gas emissions, either directly or indirectly, that may have a signiflcant impact on the environment? Less Than Signiflcant Impact. Global climate change is a change in the average weather of the earth that is measured by temperatore, wind patterns, precipitation, and storms over a long period of time. Global temperatures are regulated by naturally occurring atmospheric gases (referred to as greenhouse gases) such as water vapor (H2O), carbon dioxide (CO2), nittous oxide (N2O), methane (CH4), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SFe). The effect that each greenhouse gas (GHG) has on climate change is measured as a combination of the volume of its emissions, and its potential for contribution to global warming. Potential for contribution to global warming is defined as the role that a gas or aerosol plays in tapping heat in the atmosphere, and is expressed as a function of how much warming would be caused by tiie same mass of CO2. Impacts of tiie project on GHG were not directiy addressed in the 2006 Robertson Ranch Certified FEIR because the State laws (AB 32 and SB 97) requiring its analysis was not adopted by the State legislature until 2007. In 2009, the California Resources Agency adopted amendments to tiie CEQA Guidelines for the feasible mitigation of GHG emissions. These adopted guidelines give lead agencies the discretion to set quantitative or qualitative thresholds for the assessment and mitigation of GHG impacts. The global climate is continuously changing, as evidenced by repeated episodes of substantial warming and cooling documented in the geologic record. It is believed however, that emissions from human activities, particularly the consumption of fossil fuels for electricity production and fransportation, have elevated the concentration of GHGs in the atmosphere beyond the level of naturally occurring concentrations. These greenhouse gases are global pollutants unlike the air pollutants measured for regional areas through the RAQS (Regional Air Quahty Standards) or other local air quality standards. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (typically about 1 day), greenhouse gases have long atmospheric lifetime, persisting in the atmosphere for long enough time periods to be dispersed around the globe. The quantity of greenhouse gases that it takes to ultimately result in measurable climate change is not precisely known; however, it is clear that the quantity is enormous, and no single development project alone would measurably contribute to a noticeable change in the global average temperature, or to the global climate. Therefore, from the standpoint of CEQA, Greenhouse gases impacts to global climate change are inherently cumulative. Development of the Robertson Ranch West Village would result in a net increase in CO2 and other greenhouse gas emissions due primarily to fransportation, energy use and solid waste disposal from the existing situation, in which the property is used for agricultural operations. The project would increase GHG emissions by facilitating residential, commercial and community facility land uses and thereby increasing vehicle miles fraveled associated with fransporting people and goods to, from and within the community. Vehicular fransportation is a major confributor to greenhouse gas emissions. Transportation is the direct result of population and employment growth, which generates vehicle frips to move goods, provide public services, and connect people with work, school, shopping, and other activities. Growth in vehicular fravel is due in large part to urban development pattems. Over the last half century, homes have been built further from workplaces, schools have been located further from neighborhoods they serve, and other destinations, including shopping, have been isolated from where people live and work. A significant portion of development has been planned and built in a pattern that is dependent on the use of cars as the primary mode of fravel. As a larger share of tiie 28 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 built environment has become automobile dependent, vehicle frips and distances have increased, and walking and public transit use have declined. A large share of the increase can be fraced to the effects of a changing built environment, namely to longer trips and people driving alone. The West Village development is considered an "infill" development, surrounded on all four sides by urban uses, convenientiy accessible to mass fransit bus routes, and in close proximity to a large employment center (Carlsbad Research Center and other Carlsbad business parks). As such, the proposed project is consistent with the planning principle of encouraging higher intensity infill development within an existing urban area at transit corridor locations witii bus service and employment centers. The project also will contain a village center at PA 11, including local neighborhood retail shops. As a result of these factors, the number of vehicle frips may be reduced, and the project's transportation-related GHG emissions may be less than rates produced by the same amount of population and employment growth elsewhere in the region where these features are less available. As indicated in the Master Plan, the West Village project is also planned around the Ahwahnee Principles, which encourage localized public spaces and recreation elements, and conserve sensitive environmental resources, which confribute to reduced GHG generation. The proposed MPA and MTM do not modify or otherwise affect the project's comphance with the planning principles referenced above. The GHG emissions from any individual project, including the Robertson Ranch West Village project, do not individually generate GHG emissions sufficient to measurably influence global climate change. However, the GHG emissions from individual projects confribute to cumulative GHG enussions on a global, national, and regional scale. In light of the above factors, the GHG emissions from construction and ongoing occupancy and operation of development of the West Village represents a less than significant confribution to the impact of GHG contribution to global climate change. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? No Impact. Neither CEQA nor the CEQA Guidelines prescribe thresholds of significance or particular methodologies for performing a GHG impact analysis. This is left to the lead agency's judgment and discretion, based upon factual data and guidance from regulatory agencies and other credible sources. Until such a standard is established, each lead agency must develop their own approach to performing an analysis for projects that generate GHG emissions. No evidence exists that the proposed project will result in any inconsistency with adopted plans, policies or regulations regulating the emissions of greenhouse gases. The proposed project is consistent with the City of Carlsbad General Plan (subject to the proposed modifications), the Carlsbad Zoning Ordinance, the Carlsbad HMP (subject to the proposed modifications), and the Robertson Ranch Master Plan (subject to the proposed modifications). These plans are all consistent with SANDAG's Regional Comprehensive Plan (2004). The project will not violate any air quality standard or state guidelines, and as indicated above, will not confribute substantially to an existing or projected air quality or greenhouse gas violation. Greenhouse gas-contributing emissions from developed-condition elecfricity consumption, solid waste disposal, and consfruction related power consumption would not be in conflict with adopted plans, policies or regulations. Thus, the project will result in no impact to these adopted plans, policies or regulations. Three types of analyses are used to deternndne whether the project could be in conflict with the State of California goals, including Assembly Bill 32 (AB 32) the California Global Warming Solutions Act of 2006, passed in 2006, for reducing GHG emissions. The analyses include reviews of three issue areas below: 1. The potential conflicts with the California Afr Resources Board (CARB) recommended actions for reduction of GHG emissions, The West Village project does not pose any conflict with the list of CARB recommended actions for reduction of GHG. These actions are listed on the Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in Califomia. California Environmental Protection Agency Air Resources Board, October 2007^ and include measures such as energy efficiency guidelines, high speed rail, green building policies, water recycling, and sinular measures intended to provide long-term reduction in GHGs. 2. The relative size of the project in comparison to the estimated GHG reduction goal of 174 MMT C02e by year 2020 and in comparison to the size of major facilities that are requfred to report GHG emissions (25,000 mefric tons of C02e per year), and 43 29 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Pursuant to the land uses articulated in the proposed MPA, the total West Village project operational GHG enussions would approximate 3,720 mefric tons of CO2 per year. The project would thus not be classified as a major source of GHG emissions. Although no specific CEQA thresholds of significance have been established, however when compared to the overall state reduction goal of approximately 174,000,000 mefric tons of CO2 per year, the maximum GHG enussions for the project are very small and would not conflict with the state's ability to comply with the AB 32 or other state goals. 3. The basic parameters of a project to determine whether its design is inherentiy energy efficient, will lead to wasteful energy use, or is neufral with regard to fumre energy use. The project is relatively efficient with regard to energy use as described in Section Vll(a), including development of an urban infill project including high density and commercial land uses adjacent to arterial roadways, local bus access and employment proximity, convenient walking access to neighborhood shopping and other public use areas within the project, material recycling programs, protecting and enhancing the natural environment, provision of energy efficient buildings, water efficient landscaping, promoting sustainable community practices and the use of renewable resources in consfruction. As a result, it is concluded that greenhouse gas emissions from the West Village MPA project will be less than significant, and no nutigation is required. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact Vffl. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the environment through the routine fransport, use, or disposal of hazardous materials? • • Kl • b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? • • X • c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter nule of an existing or proposed school? • • • K d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment? • • K • e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? • • • Kl f) For a project within the vicinity of a private airsfrip, would the project result in a safety hazard for people residing or working in the project area? • • • Kl 4f 30 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? • • • h) Expose people or sfructures to a sigruficant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? • • Kl • a) Create a signiflcant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Signiflcant Impact The project includes grading operations and construction activity to provide access roads, frunk utilities, and development pads for the ultimate development of 672 dwelling units and commercial, community facilities, recreational and open space planning areas. Upon completion of consfruction of the project, some use of hazardous cleaning products on the site will occur. Other than during the consfruction phase, the project will not routinely utilize hazardous substances or materials. All fransport, handling, use, and disposal of cleaning substances will comply with all Federal, State and local laws regulating the management and use of such materials. Operation of the project will not result in the use of any potentially hazardous materials. A nominal amount of potentially hazardous materials (e.g., fuel, paint products, lubricants, and solvents) will be used during consfruction activities to develop the project. The fransport, use and disposal of hazardous materials during the consfruction period would also be conducted in accordance with applicable State and Federal laws. Compliance with applicable laws and regulations would ensure that the impact associated with the routine fransport, use or disposal of hazardous materials would be less than significant. Subject to the project's compliance with the mitigation measures adopted in the Certified FEIR, the project will result in less than significant impacts with regard to fransport, use or disposal of hazardous materials. b) Create a signiflcant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Signiflcant Impact. As mentioned in the response to Section Vll(a), the fransport, use and disposal of hazardous materials during the consfruction period would be conducted in accordance with applicable State and Federal laws. Compliance with applicable laws and regulations would ensure that the impact associated with the routine fransport, use or disposal of hazardous materials would be less than significant. As a result of these precautions and practices, the potential for release of hazardous materials onto the subject site or neighboring sites, or into the environment in general is minimal, and thus subject to implementation of the mitigation measures adopted in the FEIR, this impact is considered less than significant. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact The nearest existing school to the subject sewer alignment is Kelly Elementary School, which is located at the corner of Kelly Drive and Park Drive, 1,600 linear feet (0.30 mi.) west of the westernmost section of the proposed project. This distance is in excess of one-quarter mile. Likewise, no proposed schools are within one-quarter mile of the project. Therefore, no impact would occur. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a signiflcant hazard to the public or environment? Less Than Signiflcant Impact The subject project area is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 56962.5. This code section includes federal superfund sites (NPL), state response sites, voluntary cleanup sites, school cleanup sites, and other hazardous sites. The project site is not Usted on any county, State or Federal databases as a hazardous waste use or disposal site. Nonetheless, potentially hazardous materials currentiy ^45 31 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 exist on the project site. These potentially hazardous materials include above-ground storage tanks, discarded and current storage drums and buckets, and miscellaneous frash and debris. The presences of hazardous materials within the West Village requires that specific mitigations be implemented prior to and during consfruction to ensure proper disposal and remediation (if necessary). In addition, soil testing has been conducted for the West Village. This testing has concluded that soils contaminated with high levels of toxics as a result of the historical application of pesticides and herbicides exist in the top layers of soil in agricultural areas. Remediation measures have been adopted in the Certified FEIR, including a mitigation measure requiring that prior to approval of the MTM for the West Village, a detailed agricultural chemical residue survey will be required to fulfill tiie requirement of the City of Carlsbad's Standard Agricultural Area Mitigation Condition (for agricultural sites). As part of this nutigation condition, a report shall be presented to the San Diego County Department of Environmental Health Site Assessment (DEH) Voluntary Assistance Program for review and comment prior to receipt of a grading permit. Subject to adherence with the mitigation measures adopted in the FEIR, potentially hazardous materials on the site will be mitigated to a level of insignificance. e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No Impact The McClellan-Palomar runway is approximately 4,600 feet long, in which case it is classified as a "Conunercial Service Auport" according to page 4-1, Section 4.1.1 of the McCleUan Palomar Aiirport Land Use Compatibility Plan. The extreme southern end of the project alignment is located 3.5 miles from the northern property line of McClellan-Palomar. Therefore the project is not located within two miles of a public airport. The project also is not located within the Safety Zones of the adopted Airport Land Use Compatibility Plan (ALUCP). Further, no part of the project is located within a Noise Compatibility Zone, per Exhibit III-l of the ALUCP. It is concluded that no impact associated with potential hazards from McClellan-Palomar Airport is anticipated. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Impact. No private airsfrip exists in the vicinity of the subject project. As a result, no impacts would occur. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? No Impact The City of Carlsbad has adopted an Emergency Operations Plan, dated June 9, 2003. This plan addresses the City of Carlsbad's planned response to extraordinary emergency situations associated with natural disasters, human events, and technological incidents, including both peacetime and wartime nuclear defense operations. It provides an overview of operational concepts and identifies components of the City's Emergency Management Organization. The plan provides procedures to respond to a variety of emergency situations such as an earthquake, tsunami, liquefaction, landslide, transportation accident, plane crash, hazardous materials incident, flood, severe weather, dam failure, wildland or urban fire, drought, energy shortage, nuclear power plant evacuation, civil unrest, workplace and school violence, or terrorism. The City does not publish emergency evacuation routes. The project would add residents on a currently vacant parcel with the development of structures and urban infrasfructure. The project is located in proximity to El Camino Real, which is designated as an emergency evacuation route under the City's Emergency Operations Plan. The proposed project will widen El Camino Real to allow for improved evacuation along this route. No obsfruction or impediments to El Camino Real are anticipated as a result of implementation of the project. The City of Carlsbad General Plan Public Safety Element's goals and objectives include the maintenance of close coordination between planned improvements to the cfrculation system within Carlsbad and the location of fire stations to ensure adequate levels of service and response times to all areas of the community, and to maintain an initial emergency fravel response time of five (5) minutes. 32 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ' The City of Carlsbad Ffre Department will provide all basic fire and emergency medical services to the West Village site. The project would be served by Fire Station No. 3, located at 3701 Catalina Drive and Station No. 5, located at the Public Safety Center on Faraday Avenue, east of El Camino Real. The project site is within the five-minute response time from these fire stations. In addition, Ffre Station No. 3 is planned to be moved to the corner of Wind Trail Road and Cannon Road, at Robertson Ranch PA 12. This location is within V2 mile of the project. The proposed project will not result in a significant impact to an adopted emergency response plan or emergency evacuation plan. h) Expose people or structures to a signiflcant risk of loss, injury or death involving wildland flres, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Less Than Signiflcant Impact Natural open space will be maintained in PA's 23A, B and C. These areas either currently contain existing native vegetation or are in the process of being revegetated with native vegetation pursuant to HMP and FEIR requfrements. Properties adjacent to these areas would interface with wildlands and thus would be susceptible to wildland fire. In accordance with the requfrements of the City of Carlsbad Landscape Manual, and the City Fire Department requfrements, ffre fuel modification zones will be implemented adjacent to the open space edges. This fuel modification zone consists of a minimum 60-foot wide sfructural setback from the adjacent natural open space. The Robertson Ranch Master Plan articulates several configurations of this fuel modification zone depending upon whether the residential planning area abuts the open space in an uphill, downhill, manufactured, or other slope relationship. The FEIR concluded that adherence to the fuel modification zones as indicated in the Master Plan would ensure the potential fire hazard for the property remains at a less than significant level. The MPA does not propose any substantive modifications to these fuel modification relationships. Therefore, subject to provision of the fuel modification zones as stipulated in the MPA, the project will result in a less than significant impact to wildland interface. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact IX. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste discharge requfrements? • • X • b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? • • • c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off- site? • • • 47 33 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 d) Substantially alter the existing drainage pattem of the site or area, including through the alteration of the course of a sfream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on- or off- site? • • X • e) Create or confribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? • • Kl • f) Otherwise substantially degrade water quality? • • m • g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? • • • h) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? • • • m i) Expose people or sfructures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? • • • X j) Inundation by seiche, tsunami, or mudflow? • • K • k) Increase erosion (sediment) into receiving surface waters. • • Kl • 1) Increase pollutant discharges (e.g., heavy metals, pathogens, pefroleum derivatives, synthetic organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or other alteration of receiving surface water quality (e.g. temperature, dissolved oxygen or turbidity? • • m • m) Change receiving water quality (marine, fresh or wetland waters) during or following consfruction? • • m • n) Increase any pollutant to an afready impafred water body as listed on the Clean Water Act Section 303(d) list? • • X • o) Increase impervious surfaces and associated runoff? • • m • p) Impact aquatic, wetland, or riparian habitat? • • Kl • q) Result in the exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? • • • 4^ 34 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 a) Violate any water quality standards or waste discharge requirements? Less Than Signiflcant Impact The proposed West Village project is required to comply with the National Pollutant Discharge Elimination System (NPDES), the General Permit for Storm Water Discharges Associated with Consfruction, and other applicable portions of the federal Clean Water Act, including the Porter-Cologne Water Quality Confrol Act, or Section 401. Also, the City of Carlsbad has adopted a Storm Water Management and Discharge Confrol Ordinance. This ordinance requires that all new development and redevelopment activities comply with the City's adopted storm water pollution protection requfrements. The subject project is not exempt from Standard Urban Stormwater Management Plan (SUSMP) requfrements and is considered a Priority Project, requfring Priority BMPs. The project applicant is also required to submit a Notice of Intent to the State Water Resources Confrol Board, prepare a Stormwater PoUution Prevention Plan (SWPPP) and implement BMPs detailed in the SWPPP to reduce consfruction effects and post-development effects on the downsfream water bodies. Impacts to hydrology and water quality as a result of the Robertson Ranch Master Plan project (including the West Village) were analyzed in the Robertson Ranch Master Plan FEIR. Mitigation measures to reduce impacts less than significant were identified in a Preliminary Drainage Study, and have been updated in a Drainage Study for Robertson Ranch, dated April 25, 2012 and a Storm Water Management Plan for Rancho Costera. dated April 30, 2012. The project developer is required to identify and implement BMPs to reduce impacts to surface water from contaminated storm water discharges. In accordance with the NPDES, the consfruction confractor will be required to comply with NPDES and SWPPP regarding the implementation of BMPs during construction. The project developer will install perimeter site access and sediment and/or erosion confrol and "in-fract" slope confrol in advance of site improvements. Surface run-off and stormwater collected by the proposed drainage system will be discharged ultimately into two locations. The eastern portion will discharge into the eastern Habitat Corridor PA 23C, then through an existing 8' x 8' box culvert under El Camino Real and ultimately into Agua Hedionda Lagoon. The western portion will be conveyed by a public storm drain within El Camino Real or the existing double 8' x 4' box culvert under El Camino Real to the channel approximately 150-feet east of Kelly Drive, and ultimately to the Agua Hedionda Lagoon. The greatest potential for short-term water quality impacts to the drainage basin would be expected during and immediately following the grading and consfruction phases of the project, when cleared and graded areas are exposed to rain and storm water runoff During the consfruction period, the project BMPs will include, but are not limited to; silt fencing the perimeter, fiber rolls or gravel bag berms for protecting slopes and channels, sfreet sweeping and vacuuming, covering soil piles to minimize sediment fransport, storm drain inlet protection, diversion of runoff including check dams and slope roughing, stabilized consfruction enfrances and exits, hydroseeding or mulching immediately after topsoil placement, and waste (including concrete waste) management. The developer will be responsible for the regular maintenance of such consfruction BMPs. The post construction phase begins when grading has been completed, slopes have been landscaped and irrigated and the storm drain system basins have been installed. During this phase, a combination of sfreet and storm drain maintenance, waste handling and disposal, landscaping and grounds maintenance, and employee fraining BMPs will be implemented. The project is required to comply with the; (1) Carlsbad Municipal Code Stormwater Management and Discharge Control Ordinance, (2) Standard Specifications for Public Works Consfruction, (3) NPDES General Permit for Storm Water Discharges Associated with Consfruction Activity issued by the State Water Resources Control Board, and (4) San Diego NPDES Municipal Storm Water Permit (Order No. 2009-0009-DWQ). Compliance with these regulatory documents, including associated BMPs listed above, will ensure that the project will result in a less than significant impact on water quality standards or waste discharge requirements. b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deflcit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? No Impact. The project does not propose to dfrectly draw any groundwater, and rather it will be served via existing public water disfribution lines within the public right-of-way. As indicated in the Certified FEIR, no impacts to groundwater or groundwater recharge will occur from implementation of the project. 11^ 35 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a maimer, which would result in substantial erosion or siltation on- or off-site? Less Than Signiflcant Impact Development of the West Village in accordance with the MPA and the MTM will result in a change in the topographical conditions of the area and an increase in impervious surface area. A hydrology analysis and drainage study has been performed by O'Day Consultants, which indicates that the post-consfruction drainage pattern will be substantively the same as the pre-consfruction drainage pattem. Therefore, since no change to the overall existing drainage flow patterns will result from the project, and BMPs to confrol erosion and siltation are being provided as part of the project, as discussed in Section Vlll(a) above, it is determined that less than significant impacts would result from implementation of the project. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on- or off-site? Less Than Signiflcant Impact As discussed in Section VIII(c) above, the project will not result in substantive alteration to existing drainage patterns, and will not substantially increase the flow rate or volume of surface runoff Surface run-off and stormwater drainage will be collected by the proposed drainage system and will be discharged ultimately into two locations. The eastern portion (Basin H) will discharge into the eastern Habitat Corridor PA 23C, then through an existing 8' X 8' box culvert under El Camino Real and ultimately into Agua Hedionda Lagoon. The western portion (Basin G) will be conveyed by a public storm drain within El Camino Real or the existing double 8' x 4' box culvert under El Camino Real to the channel approximately 150-feet east of Kelly Drive, and ultimately to the Agua Hedionda Lagoon. Further, under existing pre-development conditions. Basin G (acreage 58.8) results in a Q of 60.56 and under post- development conditions (acreage 56.38) results in a pre-detention Q (cubic feet/second) of 62.76. Basin H (acreage 268.94) pre-development conditions results in a Q of 252.07 and post-development conditions (acreage 184.47) results in a pre- detention Q of 183.14. Therefore, as a result of these factors, and consistent with the finding of less than significant impact in the Certified FEIR, a less than significant impact is assessed. e) Create or contribute runoff water, which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? Less Than Signiflcant Impact. The drainage study concludes that post-development runoff generated on the project site will be collected and conveyed by a proposed private storm drain system and conveyed to the existing culverts under El Camino Real, and that these culverts can adequately convey the developed Qioo. As a result, it is concluded that the project would ensure that impacts associated with the creation of runoff water remain less than significant. f) Otherwise substantially degrade water quality? Less Than Signiflcant Impact The project will require a standard NPDES permit. This NPDES permit will requfre preparation of a SWPPP to identify and implement BMPs to reduce impacts to surface water from contaminated storm water discharges. The BMPs to be implemented by the project are identified in Section Vlll(a) above. Compliance with these requirements will ensure that the project would result in a less than significant impact on water quality. In addition, the project will incorporate BMPs and submit a water quality technical report as specified in the National Pollutant Discharge Elimination System (NPDES) permit and in the SUSMP. In addition, the proposed project will not result in any significant increase in impervious area. Further, the project minimizes land disturbance activities during consfruction (e.g., clearing, grading and cut-and-fiU) and the project proposes to incorporate soil stabilization BMPs on disturbed areas as soon as feasible. Thus, subject to compliance with the mitigation measures adopted in the Final EIR and with adopted City performance and design policies for pollution confrol, a less than significant impact is assessed. SO 36 Robertson Ranch West Village GPA 11-07/ MP 02-03/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? No Impact. The West Village project does not propose any housing within the 100-year flood hazard area as mapped on the Federal Rood Hazard Boundary or Flood Insurance Rate Map or any other flood delineation map. As a result, no impact to flood hazard will result from implementation of the MPA and MTM project. h) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? No Impact. The project does not propose any sfructures within the 100-year flood hazard area as mapped on the Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map. As a result of this factor, it is determined that no impacts which would impede or redirect flood flows in the 100-year flood hazard area would occur from implementation of the project. i) Expose people or structures to a signiflcant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? No Impact. The West Village project is not located within the inundation zone for Calavera Dam or any other flood confrol feature located upsfream of the project as indicated in the FEIR. Further, the project does not propose the placement of any permanent sfructures within the 100-year flood zone. As explained herein and in Sections IX (g) and (h), the proposed project would not result in increased exposure of people or sfructures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. As a result, no impacts would occur. j) Inundation by seiche, tsunami, or mudflow? Less Than Signiflcant Impact. The project is not situated near or immediately adjacent to an embanked water body such as a reservofr, dam or aboveground storage tank. Topographically, the lowest point on the project site is approximately 40 feet elevation, and the site is located in excess of 2 miles from the coastline. No significant potential for mudflow on the project site is anticipated. Therefore, the project has a less than significant potential impact due to seiche, tsunami or mudflow. k) Increased erosion (sediment) into receiving surface waters. Less Than Signiflcant Impact. Upon completion of construction, the proposed project will not result in any permanent features that will increase erosion or the fransportation of sediment into receiving surface waters. During consfruction soil will be cleared and unearthed which could result in erosion. In order to avoid erosion and transportation of downstream sediment from the project while constmction is taking place, as indicated in Section Vll(a), the project consfruction BMPs to be used shall include, but are not limited to; vegetative stabilization such as hydroseeding or mulching, physical stabilization such as dust confrol, geotextiles and mats, consfruction road stabilization and stabilized construction enfrances, diversion of run-off using earthen dikes, temporary swales and drains, drainage runoff velocity reduction using outlet controls, check dams and slope roughening, and sediment trapping using silt fences, gravel bag barriers, inlet protection sediment traps and basins. Also, all storm drains and natural drainages situated downsfream from the construction will be protected by linear sediment barriers or similar erosion confrol devices. Weather monitoring will take place in order to avoid exposed soils during times of heavy rainfall. The streets within and around the construction site will be swept and maintained regularly during the construction period. Upon completion of the grading operations, the opportunities for erosion will be minimized through the characteristics of the urban envfronment. In addition, compliance with the NPDES and SWPPP requirements as demonsfrated with the BMPs identified will ensure that the project will result in a less than significant impact on erosion potential into receiving surface waters of the project. 1) Increased pollutant discharges (e.g., heavy metals, pathogens, petroleum derivatives, synthetic organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or other alteration of receiving surface water quality (e.g., temperature, dissolved oxygen or turbidity)? 37 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Less Than Signiflcant Impact. As previously mentioned, during consfruction, all graded areas will be improved or landscaped which will minimize erosion. Also, grading will not occur during the rainy season unless sufficient erosion confrol measures have been included in the project construction program. Thus, the project incorporates erosion control measures to mininuze urban pollutants, erosion and sedimentation during consfruction as well as after the project has been completed. The project will also provide hydromodification features which will implement practices that will be effective in freating nonpoint source pollution. This is in an effort to protect downsfream water bodies such as the Agua Hedionda Lagoon from negative hydromodification activities, including nufrients, metals, hydrocarbons, bacteria, pesticides and other constituents. The City of Carlsbad Master Drainage and Storm Water Management Plan (March 1994), identifies four proposed drainage facilities within or adjacent to the West Village. A major one of these facilities is identified as Facility BF. Master Plan Facility BF is a 75-inch reinforced concrete pipe (RCP) identified on the western section of the West ViUage that is intended to collect runoff from an existing 8' x 5' culvert under Tamarack Avenue which outlets onto the West Village from the existing development north of Tamarack Avenue. This RCP would run south to a proposed sedimentation basin located immediately north of El Camino Real, then exit under El Camino Real through an existing culvert, into an enhanced natural channel off-site to Agua Hedionda Lagoon. Facility BF would necessarily impact and eliminate a large area of existing riparian willow habitat and wetlands. Facility BF does not exist at this time. As a result of the biological impacts that would result from consfruction of Facility BF per the Master Drainage and Storm Water Management Plan, the West Village project proposes that Facility BF not be consfructed. In its place, it is proposed that the drainage be routed through its natural channel, through the riparian forest. This program would not alter the form of the existing channel nor the flow entering the channel. The area within the limits of the existing natural channel functions as a flow-based freatment control as specified in the City of Carlsbad SUMP, dated January 14, 2011 to comply with the requfrements of the 2007 Municipal Permit. This flow-based facility will utilize the existing densely vegetated channel and edge vegetation of the channel to freat the runoff from the existing 8' x 5' culvert. This facility will effectively treat the low-flow storm event using the intensity of 0.2 inches per hour and specified by the Municipal Permit. It is concluded that this proposed solution is the functional equivalent of the RCP/sedimentation basin program indicated in the Management Plan. The project construction will also be requfred to comply with NPDES requirements of the City of Carlsbad, including the other drainage facilities identified in the Management Plan. As a result of the construction of these facilities, compliance with mitigation measures adopted in the Final EIR, including hydromodification basins, any consfruction impacts to water quality into receiving waters, including the Agua Hedionda Lagoon, will be less than significant. m) Changes to receiving water quality (marine, fresh or wetland waters) during or following construction? Less Than Signiflcant Impact. During construction, all graded areas will implement water quality BMPs in order to minimize and eliminate the potential for changes to receiving downsfream waters. For example, grading will not occur during the rainy season unless sufficient erosion confrol measures have been included in the project consfruction program. The project will utilize silt fences, sandbags and straw mulch rolls around excavated trench spoils during the construction period. Also, all storm drains and natural drainages situated downsfream from the consfruction will be protected by linear sediment barriers or similar erosion control devices. Thus, the project incorporates erosion control measures to minimize urban pollutants, erosion and sedimentation during construction as well as after the project has been completed. As a result of these factors, any changes to receiving water quality during construction would be less than significant. n) Increase in any pollutant to an already impaired water body as listed on the Clean Water Act Section 303(d) list? Less Than Signiflcant Impact Agua Hedionda Lagoon is listed on the Clean Water Act Section 303(d) list for impaired water bodies for indicator bacteria and sedimentation/siltation. As previously indicated in the discussion regarding Sections IX (a), (f) and (1), the project will result in a less than significant impact on the water quality of Agua Hedionda Lagoon. o) Increase impervious surfaces and associated runoff? Less Than Signiflcant Impact The project will result in temporary changes to drainage during construction as the placement of equipment and materials associated with consfruction activities, as well as the temporary modification of permeable surfaces and soil movement within the project area would alter existing runoff pattems. However, pervious 5^ 38 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 surfaces will be utilized as a site design infilfration BMP. This BMP will capmre, retain, and infilfrate a minimum of 80% of runoff into the ground. Therefore minimal runoff associated with the consfruction of new impervious surfaces would result from the project, and a less than significant impact is assessed. p) Impact aquatic, wetland, or riparian habitat? Less Than Signiflcant Impact The project has been specificaUy designed to nunimize impacts to aquatic, wetland and riparian resources. The proposed project will result in the loss of approximately 0.31 acre of USACE jurisdiction lands, of which 0.14 acre consists of jurisdictional wetlands. In addition, grading will result in temporary impacts of up to 0.18 acre of USACE jurisdiction lands, including 0.05 acre of jurisdictional wetlands. These impacts are the result of access roads extending into the site from the Kelly Drive extension, the Edinburgh Drive extension, and the El Canuno Real widening. Also an access road across a jurisdictional drainage to provide access to PA 9/10 (from PA 11) is necessary. Of the 6.78 acres of USACE jurisdictional waters on the site (including 5.36 acres of wetiands and 7,015 Unear feet of sfreambed), the project will preserve 95% (6.47 acres) of the on-site jurisdictional waters, including 97% (5.22 acres) of the wetlands and 88% (6,145 linear feet) of the on-site sfreambeds. As compensatory mitigation for permanent impacts to 0.31 acre of USACE jurisdiction (870 linear feet of sfreambed), the project applicant will create 1.40 acres of riparian/wetiand habitat on site, within the Habitat Corridor of PA 23C. Of this 1.40 acres of created habitat, at least 0.31 acre will consist of USACE three-parameter wetlands. The proposed 1.40-acres of mitigation will be part of a larger riparian/wetland creation area, as described within the 2007 Wetland Habitat Creation. Maintenance and Monitoring Program prepared by Planning Systems ("Mitigation Plan"). With the creation of 1.40 acres of wetiand/riparian habitat, and the avoidance of 6.47 acres of Corps jurisdiction (including 5.22 acres of wetiands), the project will result in a net increase of 1.09 acres of jurisdictional waters on site. The project will mitigate temporary impacts to jurisdictional waters by restoring temporarily affected areas to pre-consfruction contours and re-vegetating with native species. The Certified FEIR anticipated 0.40 acres of impact to jurisdictional wetlands or waters on the West Village. These impacts were considered a significant impact, for which mitigation measures were adopted. These mitigation measures included wetland creation (no net loss of wetlands), 100-foot buffers for wetlands unless encroachments are allowed in consultation with CDFG and USFWS, and compliance with HMP adjacency standards for wetiands and other protected lands. In light of the fact that the proposed project reduces the wetland/waters impacts by 0.09 acres from that assessed in the FEIR, and subject to project adherence to the mitigation measure adopted in the FEIR, the impacts to federally protected wetlands as defined by Section 404 of the Clean Water Act are assessed at less than significant. q) The exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneflcial uses? Less Than Signiflcant Impact. As indicated in Sections IX(a) and IX(1) of this document, the project will not exceed the applicable surface or groundwater receiving water quality objectives, and as a result of this avoidance of downsfream impacts, will not degrade beneficial uses of the Agua Hedionda Lagoon and other receiving water bodies. Thus, impacts regarding the exceedance of applicable surface or groundwater receiving water quality objectives would be considered less than significant. S3 39 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact X. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? • • • Kl b) Conflict with any applicable land use plan, poUcy, 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 envfronmental effect? • • Kl • c) Conflict with any applicable habitat conservation plan or natural community conservation plan? • K • • a) Physically divide an established community? No Impact. The proposed project is situated within an urbanized area, of which the surrounding uses are undeveloped/ agricultural land to the south, established residential subdivisions located to the north, west and south, developing residential subdivisions to the east (East Village) and the Rancho Carlsbad manufactured home subdivision located along the projects' southeast property line. The existing Calavera Hills residential neighborhood is adjacent to the eastern portion ofthe projects' northern boundary. These properties are all community neighborhoods of the northeast quadrant ofthe city of Carlsbad. The land uses within the West ViUage include 672 dwelling units, composed of 366 multifamily units and 306 detached single family units which wiU be disfributed as follows: 51 detached single family courtyard condominium homes, 88 units on 4,000 square foot lots, 65 units on 5,000 square foot lots, 78 units on 6,000 square foot lots and 24 units on 8,500 square foot lots.^ Included within the multi-family units will be approximately 100 units of senior housing in Planning Area 7. Nonresidential uses within the West Village will include 1.0 net acre of centtalized community recreation uses, Village Center commercial uses, and Community Facility uses. Buildout of the master plan will provide neighborhoods which will be similar to those existing in the surrounding area. Thus, the proposed project will not disrupt or divide the physical arrangement of tiie 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, speciflc plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Signiflcant Impact The proposed project includes the reconfiguration of several Master Plan Planning Areas which in turn result in an amendment to the Land Use Map of tiie Land Use Element of the General Plan to properly reflect those planning area boundaries. General Plan. The amendment would modify the boundaries of several of the planning areas in the Robertson Ranch West Village, as follows: Minor re-configuration of the planning areas and adjustment of residential units in each planning area; Replacing tiie Elementary School land use on PA 13 with Residential-Medium density as anticipated by the Master Plan; Replacing an alternate RV storage lot with open space and fributary drainage and riparian habitat which had previously been slated for development in the exfreme western portion of the site; Replacing a residential land use with a Community Facilities use; Relocation of the Community Recreation (open space) land use site to the center of the project; An increase in open space land use in the master plan by 18.2 acres; s4 40 Robertson Ranch West Village GPA 11-07/ MP 02-03/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 These modifications to the Land Use Element of the General Plan will not result in a significant impact to land use. The Land Use Element further requfres that public facilities be provided in the city adequate for the projected population. The project complies with these provisions by providing the necessary public facilities consistent with General Plan policies. The project is consistent with the Housing Element, the Open Space and Conservation Element, the Cfrculation Element, and all other elements of the General Plan. Robertson Ranch Master Plan. In addition to the above general plan amendments, the proposed project would amend the Robertson Ranch Master Plan in the following ways: • Minor re-configuration of the Planning Area boundaries while maintaining the original overall approved number of master plan units; Execution of the Focused Master Plan Amendment to allow for the "Final" land uses over the West Village; Inclusion of a new Community FacUities site in PA 2 which had previously been approved for residential land use Elimination of the alternative RV storage lot; Inclusion of gates for the communities in PA 5 and PA 9/10; ConsoUdation of Planning Areas 9 and 10 into a single planning area (PA 9/10); Addition of a new driveway access (right-in/right-out) at the eastern edge of the ViUage Center (PA 11); Relocation of the PA 4 Community Recreation site to the center of the project; Elimination of Residential-Medium density development within PA 1 and preservation of a fributary drainage and riparian habitat and surrounding area. Inclusion of hydromodification basins in accordance with updated water quality regulations; An increase in hardline open space by 5.41 acres; An increase in preserved sensitive vegetation habitats by 1.06 acres; The inclusion of additional uses in the "Conununity Facilities" category including amphitheater, community garden, urban farm, farmer's market, and dog park; Elimination of a community public trail adjacent to an existing riparian corridor along the east side of PA 1; Minimum lot size in PA 3 of 4,000 square feet in area; Removal of the Elementary School option on PA 13 and adoption of the "Alternative Use" land use program. These amendments to the Robertson Ranch Master Plan will not result in significant impacts to the overall objectives and provisions of the approved Master Plan. Zoning Ordinance. No change to the Carlsbad Zoning Ordinance is proposed. The inclusion of additional uses in the "Community Facilities" land use category, including amphitheater, community garden, urban farm, farmer's market, and dog park, will necessitate a master plan amendment but does not involve modification to the Zoning Ordinance. Airport Land Use Compatibilitv Plan (ALUCP). The project also is not located within the Safety Zones of the adopted Airport Land Use Compatibility Plan (ALUCP). Further, no part of the project is located within a Noise Compatibility Zone, per Exhibit III-1 of tiie ALUCP. As a result of these factors, it is determined that the proposed project will not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project, as indicated, and no impact on land use plans, policies or regulations is assessed. It is concluded that the proposed project will not result in significant envfronmental impacts from incompatibility issues with adjacent existing and planned land uses. c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Potentially Signiflcant Unless Mitigation Incorporated. The City of Carlsbad HMP designates a natural preserve system and provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts that do occur. The HMP contains strict policies to discourage destruction of sensitive habitat. The HMP natural preserve system provides a regulatory framework for determining impacts to sensitive biological resources and assigning mitigation for any impacts S5 41 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 that do occur. The project is situated in an urbanized area and will nutigate for impacts to sensitive habitat as indicated in Section IV(a) of this environmental analysis. The project provides for HMP Link B between Core #3 and Core #4. This link is identified as a connectivity line for wildlife pursuant to the HMP. The project maintains this connectivity link. In addition, the project wiU mitigate for impacts to vegetation communities protected by that HMP. The FEIR concluded that consistency with the policies of the HMP, including the provision of Link B in a shape and width as indicated in the HMP would result in a finding of non-interferenCe with wildlife corridors. The project analyzed in the FEIR was found to be consistent with the HMP. A change to the project's connectivity corridor is proposed however. The project would nonetheless minimize and mitigate for impacts to sensitive vegetation and would not affect the functioning of the hardline open space area and thus is considered consistent with the City of Carlsbad Habitat Management Plan for Natural Communities in the City of Carlsbad. Therefore, with the implementation of the proposed mitigation measures as stated in Section IV(a) and IV(b) - Biological Resources, any potential impacts would be less than significant. ENVIRONMENTAL IMPACTS TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XI. MINERAL RESOURCES - Would tiie project: a) Result in the loss of availability of a known nuneral resource that would be of future value to the region and the residents of the State? • • • K b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? • • • Kl a) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? No Impact. No known or expected mineral deposits of future value to the region and the residents of the state are located within or in the immediate vicinity of the subject project. The Certified FEIR concludes that the project site is generally underlain by the sedimentary layers of the Eocene-aged Santiago Formation and undifferentiated Jurassic to Cretaceous-age metavolcanic granitic (igneous) bedrock. Human influences, recent weathering and erosion have produced engineered fill, surficial slump deposits, colluvium and Pleistocene-age terrace deposits. These soils would be expected to have a low potential for mineral resources. Alluvial deposits also underlay the valleys on the site. The materials generally consist of light olive gray to dark brown, poorly consolidated, sands and silty sands. These alluvial soils would also be expected to have a low potential for mineral resources. Further, the West Village property does not include any area of known mineral resources as identified in the City of Carlsbad's General Plan Update MEIR 93-01, dated March 1994, map 5.13-1. As a result of these factors, no impact to the potential for known mineral deposits that would be of future value to the region or the residents of the State is anticipated from the project. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, speciflc plan, or other land use plan? No Impact. The subject site is not designated on the City of Carlsbad General Plan or the Zoning Ordinance, or in the Robertson Ranch Master Plan or the Certified FEIR as a locally important mineral resource recovery site. As a result of the fact that the City has not designated the subject property as an important mineral resource recovery site in any regulatory land use document, it is determined that implementation of the proposed project will not result in the loss of availability of a locally important mineral resource recovery site. Since no adopted regulatory land use documents, including the City of Carlsbad General Plan or the Zoning Ordinance, and the regulatory documents identified above designate the subject site as a mineral resource recovery location, it is concluded that no impacts would occur as a result of implementation of the project. 5lc 42 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XII. NOISE - Would tiie project resuh in: 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? • • Kl • b) Exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? • • Kl • c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? • • M • d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? • • Kl • e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? • • • K f) For a project within the vicinity of a private afrsfrip, would the project expose people residing or working in the project area to excessive noise levels? • • • Kl 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? Less Than Significant Impact. Presently, the primary noise source in the vicinity of the proposed project alignment is noise generated by vehicular ttaffic along El Camino Real, Tamarack Avenue, College Boulevard and Cannon Road. The McClellan-Palomar Airport is located approximately 3.5 miles to the southeast of the project site. No part ofthe project is located witiiin a Noise Compatibility Zone, per Exhibit III-l of the ALUCP. The Noise Element of the City of Carlsbad General Plan also identifies certain sound levels that are compatible with various land uses. The Carlsbad Noise Guidelines Manual, dated 1995, which is used to implement the Noise Element requirements, indicates that sound levels up to 60 dBA CNEL are compatible with residential land uses, except for areas impacted by the McClellan-Palomar Airport, which must be mitigated to a 65 dBA CNEL exterior noise level. According to City standards, interior noise levels for all residential units must be mitigated to a 45 dBA CNEL level when openings to the exterior of the residence are closed. If openings are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. The City of Carlsbad Municipal Code (Chapter 8.48) prohibits consfruction activity after sunset of any day, and before 7 A.M. Monday tiirough Friday, and before 8 A.M. on Saturday, and all day Sunday and specified holidays. The Noise Ordinance does not set a defined noise level standard for construction activities, but simply limits the hours of consfruction, except for certain very limited consfruction activities that do not create disturbing, excessive or offensive noise after sunset and before 7:00 AM. The significance of construction noise produced during project consfruction is typically assessed in accordance witii the County of San Diego Noise Ordinance. San Diego County Noise Ordinance Section 36.410 stipulates that consfruction noise shall not exceed 75 dBA for more tiian 8 hours during any 24-hour period. Consfruction noise s7 43 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 levels would diminish rapidly with distance from the project site at a rate of approximately 6 dBA per doubling of distance (70 dBA at 100 feet, etc.). Consfruction noise levels for nearby receptors such as residential units generated by consfruction equipment can vary substantially depending upon a number of factors. These factors include the number and type of equipment in operation at any given time, as well as the distance and intervening topography between the consfruction area and the receptors. The project includes the installation of a relatively large size pipeline (54-inch diameter) requfring a french deptii (up to 20 feet). Any given nearby location along the pipeline alignment could be subjected to consfruction noise for a few weeks while pipeline consfruction progresses toward and then past tiiat location. General construction equipment to be used for tiie overaU project is estimated to generate temporary short term noise levels of up to 80 dBA at a 50 foot distance. The nearest existing residential units will be approximately 110-feet east of the trench location at tiie closest point (nortiiernmost point of tiie proposed project). This noise level drops off approximately 6 dBA per doubling of distance. Therefore, at 100 feet horizontal distance, tiie short term consfruction dBA could reach 73 dBA. Since the CNEL scale is 24-hour weighted, and work will only take place primarily within the day hours, the CNEL dBA for consfruction-related impacts to the closest residences will not exceed allowed limits. The FEIR noted that the Rancho Carlsbad community, a majority of which is occupied by retired and/or elderly persons, is located to tiie soutii of the site. However the Certified FEIR determined tiiat the development of the project was considered a less than significant noise impact to tiiese neighboring residences given the distance to noise sources. Further, the proposed MPA and MTM do not propose changes which would increase the pollutant levels. The Robertson Ranch Master Plan FEIR analyzed a project tiiat assumed 1,383 dwelling units at final buildout. The worst- case fraffic impact assumptions and projections were based on this figure. Subsequent to the EIR analysis, the Master Plan was approved with a maximum of 1,154 dwelUng units, which is 229 units less than the amount that tiie EIR had assumed would be consfructed within the Robertson Ranch property. The present MPA does not change these approved assumed figures. Further, no specific new uses, or significant modification to uses assessed in the FEIR are proposed. Therefore at buildout, tiie Robertson Ranch project is projected to resuh in no greater noise impacts than that assessed in the FEIR. Therefore, it is concluded that, subject to adherence with the noise mitigation measures included in the Certified FEIR, impacts would be less than significant. As a result of these factors, it is determined that botii operational and construction noise levels generated by the project are anticipated to comply with City of Carlsbad Draft Noise Guidelines Manual land use noise levels, tiie City permitted consfruction noise levels and hours, and County of San Diego Noise PoUcy standards. As a resuh, a less than significant impact is assessed. b) Exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? Less Than Signiflcant Impact Consfruction of tiie project will generate temporary ground-borne vibration and noise levels typical of soil movement and hauling activities from operations of earthmoving equipment, mnneling machines and otiier large consfruction vehicles. However, these activities will be temporary in nature. As indicated in the FEIR, exposure of persons to ground-borne vibration or ground-borne noise levels associated with the project would have a less than significant impact. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less Than Signiflcant Impact. In accordance with the findings of the Certified FEIR, the project will not result in a substantial permanent increase in ambient noise levels in the vicinity of the project. The proposed MPA and MTM do not include modifications which would increase the potential for additional noise. Thus, as indicated in Section Xll(a), the increase in ambient noise levels from the project is considered a less than significant impact. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less Than Signiflcant Impact. As indicated in the FEIR, during consfruction, the project would generate temporary increases in noise levels in the immediate area of the constmction activities. Consfruction equipment would generate noise 5'S 44 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 levels during the rough grading, underground utility construction, and paving activities could range from 70 dBA to 80 dBA at a distance of 50 feet from the noise source. The proposed project is located within an urbanized area. The nearest residential units will be less than 100-feet from the construction operation. Those residential units could be exposed to construction noise levels referenced above. However, based on standard consfruction practices, it can be assumed that use of the consfruction equipment would not occur simultaneously, and the consfruction activities would adhere to the constmction schedules and regulations as requfred by the City Noise Ordinance Chapter 8.48. Thus, while project consfruction will create temporary increases in ambient noise levels, noise would only be generated during daytime hours and any nearby residences would only be exposed to construction noise during the temporary consfruction period nearby any given residence. Therefore, noise generated during consfruction activities is not considered significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact The exfreme southern end of the proposed project is located 3.5 miles from McClellan Palomar Airport. The property is located outside of the Airport Influence Zone as outlined in the McClellan-Palomar Airport Land Use Compatibilitv Plan (ALUCP). adopted January 25, 2010 and amended March 4, 2010, prepared by SANDAG. No section of the proposed project is situated within an identified Airport noise contour zone. The ALUCP also includes a Safety Policy Map. The subject project is not located in any of the identified safety hazard zones. As a result of the above factors, no restrictions are placed upon the subject use within this contour. Thus, the proposed project is considered compatible with the ALUCP. As a result, the project will not result in subjecting people residing or working in the project area to excessive noise. Therefore, no impact is assessed. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No Impact. No private airsfrip exists in the vicinity of the subject project. As a result, no impacts will occur from implementation of the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XIII. POPULATION AND HOUSING Would the project: a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? • • • b) Displace substantial numbers of existing housing, necessitating the consfruction of replacement housing elsewhere? • • • K c) Displace substantial numbers of people, necessitating the consfruction of replacement housing elsewhere? • • • a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Signiflcant Impact The West Village project is located within City of Carlsbad's LFMP Zone 14, located in the northeast quadrant of the city of Carlsbad. Development of the project will not induce substantial growth in the area. 5^ 45 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 either directiy or indfrectiy since the Robertson Ranch property is effectively an infill site. It is entfrely surrounded by development. No major infrastmcture faciUties are proposed for extension to serve the project. No modification to the Zone 14 Local Facilities Management Plan (LFMP) assumptions, analysis or special conditions is proposed. The proposed project does not increase the acreage or numbers of units proposed within the West Village from that approved in the original master plan. In addition, no increase in commercial square footage or other urban uses are proposed. The original Certified FEIR determined tiiat, as a result of the fact that the project will conform to the provisions ofthe Carlsbad Growth Management Program (CMC Chap. 21.90) and the requirements ofthe approved Zone 14 LFMP, a less than significant impact to growth inducement is assessed. The proposed MPA and MTM continue to be in compliance with these requfrements, and thus the project will result in a less than significant impact to growth inducement. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No Impact. No residential units presentiy exist on the Robertson Ranch West ViUage property. Thus, development of the project will not result in the elimination of any residential units. As a result of this factor, no impact associated with tiie removal of existing housing and the resulting replacement housing would occur as a result of implementation of the proposed MPA and MTM project. No impact is assessed. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impact. No people or houses will be displaced by implementation of the project. No residences exist within the West Village acreage. Therefore, no impacts associated with the consfruction of replacement housing would occur from the project. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XIV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the consfruction 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: i) Fire protection? • • Kl • ii) Police protection? • • • in) Schools? • • K • iv) Parks? • • Kl • v) Other public facilities? • • X • ho 46 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered govemment facilities, a need for new or physically altered government facilities, the construction of which could cause signiflcant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i. Fire protection? Less Than Signiflcant Impact. The project is located within the Zone 14 LFMP area. The City of Carlsbad Fire Department will provide all basic ffre and emergency medical services to Zone 14 and the West ViUage site. The project would be served by Fire Station No. 3, located at 3701 Catalina Drive and Station No. 5, located at the PubUc Safety Center on Faraday Avenue, east of El Camino Real. The project site is within the five-minute response time from these fire stations. In addition. Fire Station No. 3 is planned to be moved to the corner of Wind TraU Road and Cannon Road, at Robertson Ranch PA 12. This location is within ¥2 mile of the project. The relocation of Fire Station No. 3 to the Wind Trail Road location will improve the response time to the subject property inasmuch as this location is closer than the existing Catalina Drive station. Thus, a less than significant impact to municipal fire facilities will result from the proposed project. ii. Police protection? Less Than Signiflcant Impact. The Carlsbad Police Department (CPD), located at 2560 Orion Way, services the entfre City of Carlsbad. Although the City has not established an official service standard for the department, CPD does maintain a general in-house guideline that is followed in order to assure adequate police service to the conununity. This guideline suggests a six-minute maximum response time anywhere within the city limits. As indicated in the FEIR, the West Village project will result in an increase of approximately 1,436 residents, which will necessitate an increase in the need for police services. This resident increase is not changed by the proposed project. Funding for police personnel comes to the Police Department from the City's General Fund. General Fund revenues are generated by a number of taxes, fees and levies, such as property taxes, sales taxes, fransient occupancy taxes, vehicle license fees, development fees and other revenue sources. The conversion of undeveloped land to developed land will increase the property tax base and other taxes generated by the future owners of the West Village land. This increase in taxes will increase tiie revenues in the General Fund, and allow for City increase in poUce officers and services necessary to cover the project area. Thus, a less than significant impact to municipal police protection will result from the project. iii. Schools? Less Than Signiflcant Impact. The project is located within the Carlsbad Unified School Disfrict (CUSD). The Certified FEIR projected that the project would generate a total of 273 students (K-12) at buildout, and that such students could be accommodated either through construction of an elementary school on the site, or the payment of developer school fees in- lieu of providing a school site. No change to the number of residents or students is proposed through implementation of the proposed project. Thus, subject to project adherence to the mitigation measures adopted in the FEIR, the impacts to school facilities are determined to be less than significant. iv. Parks? Less Than Signiflcant Impact. The West Village project will result in an increase of approximately 1,436 residents, which (based on the 3 acres per 1,000 population) results in a buildout demand of 4.30 acres, which will necessitate an increase in the need for parks. However, the project includes a park facility of 14.1 acres in size at PA 12. As indicated in the FEIR, provision of this park area will mitigate potential impacts to park facility services. No modification to demand or supply is proposed through implementation of the project. Thus, the impacts to park facilities are determined to be less than significant. hi 47 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 V. Other public facilities? Less Than Signiflcant Impact As indicated in the Project Description, the proposed project does not increase the number of residences or residents, or commercial area from that analyzed in the Certified FEIR. Nor will the project result in any restriction in supply of any public facilities. For these reasons, it is concluded that the project will result in less than significant impacts to the provision of or maintenance of municipal public facilities. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Sigmficant Unless Mitigation Incorporated Less Than Significant Impact No Impact XV. 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? • • Kl • b) Does the project include recreational facilities or require the consfruction or expansion of recreational facilities, which might have an adverse physical effect on the environment? • • • K 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? Less Than Signiflcant Impact. The West Village project will result in an increase of approximately 672 residences (estimated at 1,436 residents), which will provide a new demand for recreational facilities. The project, however, includes a park facility of 14.1 acres in size at PA 12. It also includes a 1.0 acre conununity recreation facility at PA 4, and common recreation areas within each of the proposed residential planning areas. As indicated in the FEIR, provision of these facilities will mitigate potential impacts to park facility services. No modification to demand or supply is proposed tiirough implementation of the project. Thus, the impacts to park facilities are determined to be less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No Impact. The West Village project will include a 1.0 acre community recreation facility at PA 4, and also common recreation facilities within each of the proposed residential planning areas. In most planned residential neighborhoods, the individual recreation area will total at least 10,000 square feet in area, depending upon the actual number of units approved for these residential neighborhoods. For these reasons, it is concluded that no impacts to recreational facilities would occur as a result of implementation of the project. As indicated in the FEIR, these features will not result in significant impacts on the physical environment. 48 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Sigmficant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVI. TRANSPORTATION/TRAFFIC Would tiie project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of fransportation including mass fransit and non-motorized fravel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedesfrian and bicycle paths, and mass fransit? • • Kl • b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and fravel demand measures, or other standards established by the county congestion management agency for designated roads or highways? • • X • c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? • • • Kl d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? • • • Kl e) Result in inadequate emergency access? • • • f) Conflict with adopted policies, plans, or programs regarding public fransit, bicycle, or pedesfrian facilities, or otherwise decrease the performance or safety of such faciUties? • • • Kl a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not Umited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? ^3 49 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Less Than Signiflcant Impact The West Village project is projected to generate tiie foUowing traffic counts: Planning Area Land Use Buildout Rate ADT 2 Community Facilities 2.0 acres 50 ADT/acre 100 3 SFD Residential 85 units 10 ADT/unit 850 4 Community Recreation 1.0 acres 50 ADT/acre 50 5 SFD Residential 36 units 10 ADT/unit 360 6 SFD Residential 87 units 10 ADT/unit 870 7 Multi-family Residential 116 units 6 ADT/unit 696 8 Multi-family Residential 248 units 6 ADT/unit 1488 9/10 SFD Residential 74 units 10 ADT/unit 740 11 Commercial 9.0 acres 700 ADT/acre 6300 11 Commercial/Community Facilities 3.0 acres 50ADT/acre 150 13 SFD Residential 26 units 10 ADT/unit 260 TOTAL 11,864 The Robertson Ranch West Village buildout is projected to generate 11,864 ADT. The FEIR estimated tiie fraffic generated by the project to be 12,069 ADT. Therefore, the overall proposed-project ADT level is 205 ADT less tiian that analyzed in the FEIR. The FEIR identified a number of significant impacts associated with the implementation of the project, and tiie FEIR provided mitigation requfrements for each of the identified impacts. The FEIR analysis of Year 2010 conditions concluded that fraffic generated by the project would not result in any unacceptable levels of service on sfreet segments and intersections, so no mitigation beyond frontage improvements to El Camino Real would be needed or was recommended at this time. The FEIR evaluation however, concluded that at Buildout conditions (Year 2030), seven intersections are expected to operate at LOS "E" or "F" without mitigation. These intersections are: 1. Vista Way/College Boulevard 2. CoUege Blvd./Lake Avenue 3. El Camino Real/Tamarack Avenue 4. El Camino Real/Kelly Drive 5. El Camino Real/Cannon Road 6. El Camino Real/Faraday Avenue 7. Palomar Airport Road/Melrose Drive As a result of the above projected levels of service, the FEIR adopted mitigation measures which mitigated the impacts to fraffic congestion at tiiese intersections to a level of less than significant. Furthermore, as indicated above, the proposed project will generate fewer vehicles than that assessed in the FEIR. Therefore, assuming adherence with the fraffic nutigation measures included in tiie Certified FEIR, impacts associated with conflict with the City of Carlsbad Growth Management Plan or any other adopted policies, would be less than significant. Therefore, development of the proposed MPA and MTM, and development of the proposed West Village project, will not significantiy interfere witii vehicular traffic, or with mass transit and non-motorized travel. b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Less Than Signiflcant Impact. As part of the FEIR analysis, a Congestion Management Program (CMP) evaluation was conducted for tiie Robertson Ranch, including the West VUlage. This analysis concluded that intersections and sfreet segments which are affected by projected fraffic from the Robertson Ranch are expected to comply with CMP level of service requirements. Also, the Robertson Ranch project's addition of fraffic to the freeway system was evaluated according to Regional CMP Guidelines. Development of the Robertson Ranch was concluded to have less than significant direct impacts to freeway main lines and interchange intersections. The San Diego Association of Governments (SANDAG), acting as the County Congestion Management Agency, has designated three roads (Rancho Santa Fe Road, El Camino Real and Palomar Airport Road) and one highway segment (SR-78) in Carlsbad as part of the regional circulation system. The Existing and Buildout average daily fraffic (ADT) and Existing LOS on these designated roads and highways in Carlsbad are: 50 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Table 8: Regional Circulation Roadways in Carlsbad Roadway LOS Rancho Santa Fe Road A-D El Camino Real A-D Palomar Airport Road A-D SR 78 F The Congestion Management Program's (CMP) acceptable Level of Service (LOS) standard is "E", or LOS "F" if that was the LOS in tiie 1990 base year (e.g., SR 78 in Carlsbad was LOS "F" in 1990). Accordingly, aU designated roads and highways are currentiy operating at or better than the acceptable standard LOS. Achievement of tiie CMP acceptable LOS "E" standard assumes implementation of the adopted CMP sfrategies. Based on the design capacities of the designated roads and highway and implementation of the CMP sfrategies, they will function at acceptable levels of service in the short-term and at buildout of Carlsbad and surrounding communities. The buildout ADT projections above are based on the full implementation of the region's general and community plans. The proposed MPA and MTM will not result in an increase of traffic generation based on the analysis provided in Section XVI(a). Thus the project will not conflict with an applicable congestion management program, including level of service standards and fravel demand measures, or other fraffic standards. c) Result in a change in air trafflc patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? No Impact The proposed project does not include any aviation components. As a result, no impacts to air fraffic would occur from the project. d) Substantially increase hazards due to a design feature or incompatible uses? No Impact The proposed project will not include hazardous design features or incompatible uses. The project circulation improvements will be designed and consfructed per City standards, and thus wUl not result in design hazards. Thus, no potential for safety hazards would be expected to occur. e) Result in inadequate emergency access? Less Than Signiflcant Impact. The proposed project has been designed to satisfy the emergency requirements of the Fire and Police Departments. Two full routes of access into and out of the West Village site are provided in the proposed design. The project involves the widening of El Camino Real, a prime arterial in the City's Circulation Element. The construction confractor will use standard adopted City of Carlsbad procedures to minimize fraffic diversions during consfruction. Emergency vehicles will be able to pass through the project area without obsfruction or delay. As requfred by the City of Carlsbad Traffic policies, any construction work within a public roadway right-of-way will be the subject of a Traffic Control and Detour Plan. Such plans allow for contractor work in public sfreets while maintaining a safe, uniform flow of ttaffic, including vehicular, bicycle and pedesfrian fraffic. The Traffic Conttol and Detour Plan identifies all existing roadway improvements, shows the location and dimensions of the constmction work zone, delineates staging areas in and around the work zone as appropriate, and indicates locations of consfruction signs, barricades and delineators (including cones) and detours. As requfred by the City, this plan also indicates the duration of the constmction work and ttaffic confrol, and must be approved by tiie City Traffic Engineer prior to beginning of consfruction within the roadway right-of- ways. Required compliance with this City policy is sufficient to determine that this impact is less than significant. f) Conflict with adopted policies, plans or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? No Impact. The NCTD operates "Breeze" bus service lines along El Canuno Real, adjacent to the proposed project. Bus stops along the El Camino Real frontage will be provided in conjunction with the project, as indicated in the Master Plan. This aspect of the project will serve to facilitate public fransit facilities. _ 51 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 The project will also provide frail and pedesfrian routes as adopted in the Robertson Ranch Master Plan. No parking or other variances are requested. The project will not conflict witii adopted policies, plans or programs regarding public ttansit, bicycle, or pedesttian facilities. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact PotentiaUy Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVII. UTILITIES AND SERVICES SYSTEMS - Would the project: a) Exceed wastewater freatment requfrements of the applicable Regional Water Quality Confrol Board? • • K • b) Require or result in the consttuction of new water or wastewater freatment facilities or expansion of existing facilities, the consttuction of which would cause significant envfronmental effects? • • • Kl c) Require or result in the consfruction of new storm water drainage facilities or expansion of existing facilities, the consttuction of which could cause significant environmental effects? • • • Kl d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? • • X • e) Result in a determination by the wastewater freatment 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? • • K • f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? • • K • g) Comply with federal, state, and local statutes and regulations related to solid waste? • • X • a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Less Than Signiflcant Impact. Under Section 402 of the Federal Clean Water Act (CWA) the Regional Water Quality Conttol Board (RWQCB) issues NPDES permits to regulate discharges to "waters of the U.S." which include rivers, lakes, and their ttibutary drainages. Waste discharges include discharges of storm water and consttuction project discharges. A consttuction project resulting in the disturbance in excess of one acre requires an NPDES permit. Consttuction project developers are also required to prepare a SWPPP plan. As a result of tiie fact that the project would be requfred to comply with the waste discharge prohibitions and water quality objectives estabhshed by the RWQCB and the City of Carlsbad (as a co-permittee), the FEIR concluded that impacts related to this issue would be less than significant. 52 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause signiflcant environmental effects? No Impact. The Certified FEIR concluded that overall impacts to public facilities and service systems were not significant provided that the appropriate agency conditions for development are met, including the payment of sewer impact fees and public faciUties fees. Further, a Sewer Svstem Anaivsis for Robertson Ranch West, by Dexter Wilson Engineering Inc., dated December 20, 2011, has been prepared which identifies the projected sewage flows resulting from proposed urbanization of the site, and concludes that sufficient sewer service is available for the project. This sewer hydraulic analysis also identified onsite sewer lines requfred for implementation of the proposed project. As a result of these factors, no impact is assessed. c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause signiflcant environmental effects? No Impact. The proposed project will be in compUance witii the City of Carlsbad Master Drainage Plan. Therefore, no significant impacts will result with regard to the consfruction of new storm water drainage facilities. During consfruction, BMPs would be implemented to prevent constmction-tainted runoff (containing sediments, oil, grease, etc.) into the storm drain system. The BMPs will include a variety of measures to confrol these pollutants, such as the use of sandbags and sfraw bales to block drain inlets to prevent discharge from entering the storm drain system, and other temporary protections. Once completed, the project would not increase storm water flows in the area of the project. As a result, the project will not result in the need for modification or addition of new storm water drainage facilities or expansion of existing facilities, and therefore, no impacts would occur. d) Have sufflcient water supplies available to serve the pfoject from existing entitlements and resources, or are new or expanded entitlements needed? Less Than Signiflcant Impact. The Carlsbad Municipal Water Disfrict (CMWD) evaluates the water systems within thefr disfrict and formulates long range plans that will provide for future improvements. The Certified FEIR concluded that overall impacts to water supplies and service systems were in compliance with the CMWD Master Plan and thus the West Village project impact to water supplies is not significant provided that the appropriate agency conditions for development are met, including the payment of sewer impact fees and pubUc facilities fees. Further, a Water System Anaivsis for Robertson Ranch West, by Dexter Wilson Engineering Inc., dated December 20, 2011, has been prepared which identifies the appropriate water zones and piping apparatus necessary for development of the project. The project proposes installation of these facilities in conjunction with development. As a result, a less than significant impact is assessed. e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Signiflcant Impact. The ttunk sewer system from the West Village to the Encina Water Pollution Confrol Facility (EWPCF) is complete and functional. Major on-site frunk lines and facilities will be consfructed as development occurs to ensure that conformance with the Growth Management performance standard is maintained throughout the buildout of the project. Additionally, pursuant to adopted City policy, all development is required to pay appropriate sewer connection fees. The FEIR concluded that mitigation measures identified in the FEIR would reduce the environmental impact associated with consfruction of on-site sewer structure to a level of less than significant. Assuming compliance with these mitigation measures concludes that the impact from the proposed MPA and MTM is less than significant. f) Be served by a landflll with sufflcient permitted capacity to accommodate the project's solid waste disposal needs? Less Than Signiflcant Impact The Certified FEIR concluded that the Robertson Ranch project would be adequately served by existing landfills, which have adequate capacity. Thus, the proposed project is anticipated to result in a less than significant confribution to the waste flow, and would be serviced by a landfill with sufficient pernutted capacity to accommodate the project's solid waste disposal needs. As a result of the fact that the proposed project does not result in a significant intensification of the project reviewed in the FEIR, a less than significant impact related to this issue is anticipated. hi 53 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 g) Comply with federal, state, and local statutes and regulations related to solid waste? Less Than Signiflcant Impact The project wiU be requfred to comply with applicable elements of AB 1327, Chapter 18 (Califomia SoUd Waste Reuse and RecycUng Access Act of 1991) and other applicable local, state and federal solid waste disposal standards; therefore impacts associated with this issue are less than significant. ENVIRONMENTAL ISSUES TO BE ADDRESSED: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact XVIIL MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the envfronment, 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 resfrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? • K • • b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumula- tively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) • • K • c) Does the project have environmental effects, which will cause the substantial adverse effects on human beings, either directly or indirectly? • • K • a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Potentially Significant Unless Mitigation Incorporated. The following discussion demonsttates how, with mitigation, the proposed project would result in less tiian significant impacts with respect to the potential for substantially degrading the quality of the envfronment; substantially reducing tiie habitat of a fish or wildlife species; causing a fish or wildlife population to drop below self-sustaining levels; threatening to eliminate a plant or animal community; reduce the number or resfrict tiie range of an endangered, or rare or threatened species; or eliminate important examples of major periods of California history or prehistory. Potential to degrade the qualitv of the envfronment. The project would not have the potential to degrade the quality of the envfronment. As indicated in the foregoing envfronmental analysis; No Impact, a Less Than Significant Impact, or a Potentially Significant Impact Unless Mitigation Incorporated is assessed to occur for each and every environmental issue addressed as a result of implementation of the project. In cases where the impact is assessed at Potentially Significant Impact Unless Mitigation Incorporated, mitigation measures are included in the project's MMRP, which will minimize impacts to a level of insignificance. hi 54 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Substantially reduce the habitat of a fish or wildlife species. Cause a fish or wildUfe population to drop below self- sustaining levels. Threaten to eliminate a plant or animal community, or reduce the number or resfrict the range of a rare or endangered plant or animal. Natural habitat resources on the West Village include primarily Extensive Agricultural row crops and Intensive Agriculture (Nursery), with Diegan coastal sage scrub (DCSS) covering the non-agricultural slopes and valleys. A palm free nursery shown near the Cannon Road/El Camino Real intersection has been removed since the time of the biological report and has been replaced with a wetiands restoration site (located in the southern section of the PA 23C Habitat Corridor), which is presentiy in the early stages of grow-in. The biological report also indicates that two bird species of concem, the California gnatcatcher (CAGN) and the Yellow breasted chat were located on the West VUlage site. A 2004 survey by Merkel and also a more recent (2011) survey by HeUx Biological for an endangered bfrd, the least Bell's Vfreo (LBV) concluded the absence of LBV within the Southern willow scrub (SWS) riparian corridor habitat on the West Village. Southern willow flycatcher has not been observed on or near the West Village property. Sensitive habitats on the property as identified in the FEIR are listed as; Coastal and vaUey freshwater marsh (CFM), SWS and Diegan coastal sage scrub (DCSS). The proposed West Village project is very similar in scope of impacts to these sensitive habitats as that analyzed in the FEIR. In a dfrect comparison (results shown in Table A below) of the sensitive habitat impacts between the project analyzed in the FEIR and the presently proposed MPA and MTM project, the proposed project results in 0.82 acres less impact to CFM and 0.20 acres less impact to SWS. The project increases impacts to DCSS by 2.50 acres. The reductions in impacted wetiands area are seen as a beneficial impact of the proposed MPA and MTM, in comparison to that reviewed in the FEIR. The 2.50 acres of additional impact to DCSS constitutes a significant biological impact, which is mitigated through adoption of Mitigation Measure BIO-1, in conjunction with implementation of the nutigation measures adopted in the FEIR. The federally threatened coastal California gnatcatcher (Polioptila califomica californica) occurs within the project site, however no otiier federally listed species have been detected. The least Bell's vfreo (Vireo bellii pusillus) has been sighted in the vicinity of the property, including within Calavera Creek on the east side of the Robertson Ranch East Village, but has not been detected within the project site. Focused gnatcatcher surveys were originally conducted for the entfre Robertson Ranch property in 2001. The results of that survey concluded that three gnatcatcher pafrs existed within the overall Robertson Ranch property, including two pairs within the Robertson Ranch East Village, and one pafr within the West Village. The single gnatcatcher pafr within the West Village was detected within one of the planning areas identified for open space conservation (PA 23B). According to the M&A report, although the focused surveys did not deternune the boundaries of the home range territories of the three pairs, it was expected that most or all of the home ranges were retained within the biological open space, including the pafr within PA 23B of the project site. The project property occurs within the plan area of the City of Carlsbad Habitat Management Plan (HMP), which is the local Subarea Plan of the County of San Diego Multiple Habitat Conservation Plan (MHCP). The HMP plan is, by definition, a regional plan. As noted in the FEIR, the primary mitigation for impacts to HMP species under the HMP is the conservation and management of habitat for the species in the preserve system. The HMP requires that, ".. .in compliance with the Endangered Species Act requirements that the impacts of incidental take be minimized and mitigated to the maximum extent practicable, measures to avoid and reduce impacts will apply citywide on a project level basis." The FEIR adopted mitigation measures that, if implemented, would specifically minimize impacts (including indirect impacts) to gnatcatchers. Indfrect impacts have the potential to occur as a result of noise generated during project consfruction and/or during initial clearing and grubbing within or adjacent to potentially occupied habitat. The FEIR mitigation measures include compliance with the Habitat Management Plan (HMP) policies, recording of a conservation easement over conserved habitats, long-term management of the conserved areas by a conservation entity, endowment funding of long- term management, restoration of the Habitat Corridor (PA 23C), temporary fencing delineation of conserved areas during consfruction, biological monitoring of consfruction activities, monitoring of CAGN habitat during consfruction, and Burrowing owl (BO) and Brodiaea filifolia surveys prior to consfruction. In light of the proposed project's reduced or mitigated impact on sensitive habitats, and subject to adherence with the biological mitigation measure included in the Certified FEIR, impacts associated with sensitive wildlife species identified as a candidate, sensitive or special status species or to any sensitive habitats, or wildlife in the area are determined to be less than significant as long as the mitigation measure articulated in Section IV(a) and IV(b) is adopted as part of this CEQA document and project approvals. 55 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 Have the potential to substantiallv eliminate important examples of the maior periods of California history or prehistorv. The site has been entirely surveyed for cultural resources. The Native American Heritage Commission has been contacted for a search of thefr Sacred Lands File. Interested parties identified by the Native American Heritage Commission were contacted regarding the project. Correspondence with the Native American Heritage Commission and the local Native American community occurred. No historic buildings or resources were identified as a result of these efforts. One historic sfructure was identified adjacent to project site on the East ViUage, but this sfructure has since been removed. As a result of the fact that no historical resources have been recorded or were identified in the vicinity of the project, no impact to historical resources will result from implementation of the project. Eight prehistorical archaeological sites have been identified within the boundaries of the West Village. Sites SDI-10,612, SDI-16,130, SDI-16,131, SDI-16,132, SDI-16,133 and SDI-16,137 were aU tested for significance and determined not important under CEQA guidelines. Site SDI-10,609 and Site SDI-10,610 were subjected to an extensive data recovery program to mitigate impacts and exhaust all research potential prior to grading impacts for the Park and Habitat Corridor in 2008. In 2011, testing of site SDI-20,409 was also conducted by recordation of the surface expression of the site, surface artifact collection, excavation of shovel test pits to identify any subsurface artifact content, and excavation of one test unit. Based on the testing, it was determined that a lack of research potential and an absence of intact significant deposits or significant feamres, that SDI-20,409 is not significant. As a result of these surveys and test investigations, it is determined that no further significant sites under CEQA are known to exist on the site. However, CEQA Section 15064.5(f) requires provisions for identification and evaluation of accidentally discovered archaeological resources. Therefore mitigation measures have been added to the Certified FEIR which require the developer to enter into agreements for archaeological and Native American field monitors to observe the grading activities and to have the authority to halt grading to examine prehistoric resources if they are accidentally encountered during consfruction activities. As a result of the results of the above-referenced analysis and cultural testing, and subject to implementation of the mitigation measures adopted in the FEIR, the project will result in a less than significant impact to archaeological resources. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) Less than Significant Impact. Cumulative impacts are defined as two or more individual effects that, when considered together, are considerable or that compound or increase the severity of other environmental impacts, even when the environmental impacts may be individually limited. The cumulative impact from several projects can be quantified as the change in the environment that results from the incremental impact of the proposed development when added to the impacts of other closely related past, present, and reasonably foreseeable or probable future developments. Cumulative impacts can result from individually minor, but collectively significant, developments taking place over a particular window of time. CEQA Guidelines, Section 15130(a) and (b) states: (a) Cumulative impacts shall be discussed when the project's incremental effect is cumulatively considerable. (b) The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided ofthe effects attributable to the project. The discussion should be guided by the standards of practicality and reasonableness. Cumulative Effects - Surrounding Development Projects: The San Diego Association of Governments (SANDAG) projects regional growth for the greater San Diego area and local General Plan land use policies are incorporated into SANDAG projections. Based upon these projections, region-wide standards, etc., are established to reduce the cumulative impacts of development in the region. All of the City's development standards and regulations are consistent with the region-wide standards. The City's standards and regulations, including grading standards, water quality and drainage standards, and development standards, have all been adopted in an effort to ensure that future urbanizing and development occurring within the City will not result in a cumulatively significant impact. 56 1^ Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 This cumulative impact analysis utilizes the regional growth projections method, which assumes buildout of both local and regional general plans as well as population forecasts for San Diego County and region as a whole. In addition, a number of specific cumulative projects in the vicinity of the proposed project are included in this cumulative analysis. These cumulative projects are described below. 1. Cantarini Ranch - Cantarini Ranch is a residential development consisting of 105 single-fanuly homes and 80 multifamily homes on 156 acres. The site is located east of College Boulevard Reach A, one-half mile south ofthe intersection of College Boulevard and Cannon Road, east of the Rancho Carlsbad Mobile Home Park and south of the Holly Springs property. 2. Carlsbad Oaks North - Carlsbad Oaks North is a 219 acre indusfrial park designed to include 23 indusfrial use lots and 3 open space lots. The project is located in eastern Carlsbad, four miles south of the Robertson Ranch project, just north of Palomar Afrport Road. The Carlsbad Oaks North project site is bordered by the City of Vista on the north and east. 3. Carlsbad High School Project - The Carlsbad High School Project involves the consfruction of a 2,400 student high school in two phases. The project is located on the northeast corner of Cannon Road and College Boulevard. The first phase of the project is presently under consttuction. 4. Legoland Hotel - Legoland Hotel California proposes to consfruct a 250-room resort hotel in cenfral Carlsbad. The project is located on the north side of Palomar Airport Road between Legoland Drive and Hidden Valley Drive. 5. Poinsettia Place - Poinsettia Place is a residential development consisting of 90 condominiums on 20.4 acres located in south-cenfral Carlsbad, on the south side of Cassia Road and Poinsettia Lane, approximately one-half mile west of El Camino Real. 6. Westfield Mall Expansion - The Westfield Mall Expansion involves the redevelopment of an existing Regional Shopping Center. It is located on approximately 97 acres at the City's northern boundary along the west side of El Camino Real. The project currentiy has 1,151,092 square feet (sf) of gross leasable area (GLA). The Project involves the demolition, reconfiguration, and/or reconsfruction of approximately 179,631 GLA sf of existing square footage, and the development of up to approximately net 35,417 GLA sf, for a total of approximately 1,186,509 GLA sf of developed regional mall. 7. Holly Springs - The Holly Springs project involves the consfruction of 42 single-fanuly homes on approximately 119 acres. Approximately 59 acres will be open space with an additional 20-acre open space remainder parcel. The property is located east of College Boulevard Reach A, approximately 800 feet south of the intersection of College Boulevard and Cannon Road. 8. Bressi Ranch Master Planned Community - The Bressi Ranch Master Planned Community includes development of 125 acres of indusfrial uses, 523 detached dweUing units, 100 attached dwelling units, 100 assisted living units, 10 acres of community commercial uses arid 10 acres of community facilities. The project is located on the southeast corner of Palomar Airport Road and El Camino Real intersection. 9. Palomar Commons (Lowe's Center) - Palomar Commons (Lowe's Center) proposes a big box regional retaU building area of 185,244 square feet, located in the centtal area of Carlsbad. A Lowe's home improvement store will account for 153.974 square feet, while the remaining area is proposed as general retail stores and restaurant land uses. The project is located within LFMP Zone 5 in the indusfrial corridor surrounding McClellan-Palomar Airport on the southwest intersection of El Camino Real and Palomar Afrport Road. 10. Dos Colinas - The Dos Colinas project is a Continuing Care Retirement Community of 309 units including detached cottages, as well as independent and assisted living units, on 55.7 acres located approximately 1 mile southeast of the proposed project, on the west side of future College Boulevard Reach A. College Boulevard Reach A has not yet been consfructed. 7/ 57 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Cumulative Effects - Aesthetics All ofthe projects identified in the cumulative list, taken together, would confribute to aestiietic changes in the environment ofthe scenic area in and around the proposed project. These projects, when taken cumulatively, will modify the appearance of the area. Cumulative development will result in the continued alteration of the visual setting and topography of tiie area. Local planning policies and development standards, including specific poUcies related to visual resources and grading, will reduce potential aesthetic impacts of individual developments. Cumulatively, since individual development proposals will conform to the goals, policies, and recommendations of the General Plan, the cumulative impact is considered less than significant. Individual development proposals will be assessed by the City to determine consistency with the appUcable development regulations and design guidelines. No significant cumulative impact to aesthetics of the area will occur as a result of the impacts from the cumulative projects. Cumulative Effects - Air Quality As a result of thefr long-term nature, any emissions from plant and project operations for pollutants for which the San Diego afr basin is not in attainment with state and federal standards are considered to be cumulatively significant. The San Diego Afr Basin is in fransitional-attainment status of federal standards for 03. The Basin is either in attainment or unclassified for federal standards of CO, SO2, NO2, PMio, and lead. The SDAB is also in attainment of state afr quality standards for all pollutants with the exception of O3 and PMIQ. Development forecasted for the region will generate increased enussion levels from fransportation and stationary sources. Potential cumulative afr quality impacts will be partially reduced through implementation and achievement of emission levels identified in the Regional Afr Quality Sfrategies (RAQS) and General Plan air quaUty elements of local jurisdictions. Based on the expected reductions in emissions due to implementation of these plans, vehicle emissions are anticipated to gradually decrease dependent on the type of pollutant. However, combined emissions from the project site and other developed areas in the basin are expected to continue to generate emissions associated with these developments, which have the potential to exceed threshold levels. Nonetheless, as with the proposed project, each of the cumulative projects would be requfred to mitigate impacts. As such, with the implementation of Mitigation Measures as described in the CEQA documents for the projects, the proposed project will not contribute significant cumulative afr quality impacts beyond those which would result from the projects individually. Cumulative Effects - Biological Resources The increase in urbanization of currently vacant land will impact existing natural habitats and biological resources. The City's HMP anticipates future development within the City, and addresses biological impacts on a cumulative level by implementing a habitat plan that will ensure preservation of important biological resources and maintenance of habitat connectivity. The various cumulative projects include substantial open space in conformance with the City's General Plan and HMP which will ensure biological preservation within the City. Wildlife corridors will be established in accordance with HMP hardline preserve areas that will connect open space on the respective properties in order to preserve a maximum amount of confluent habitat for local biological resources. This corridor will ultimately adjoin with the large open space areas of the Carlsbad Highlands Mitigation Bank, Calavera Heights Mitigation Site, and Lake Calavera City Mitigation Bank to the north, and with the Dawson-Los Monos Reserve to the east. The project would conttibute to the long-term cumulative enhancement of the HMP through extension of Link B though open space easements and biological conservation areas. The cumulative impact to biological resources will be mitigated to a level less than significant through implementation of the HMP. The City of Carlsbad is a participant in the MHCP Program and has adopted a Habitat Management Plan (HMP) pursuant to Section 10(a) of the Federal ESA. The MHCP considers biological resource conservation on a sub-regional scale and therefore serves as an appropriate format for analysis of cumulative impacts. The City's HMP provides the local implementation guidelines for compliance with the MHCP policies. As such, the HMP provides the nutigation policy guidelines which address the effects of both individual and cumulative development. Therefore, if a project is determined to be consistent with the HMP, or in conjunction with the adoption of mitigation measures is found to be consistent with the HMP, then, by definition, its cumulative effects are not significant. The project's compliance with the mitigation measures identified in the Certified FEIR will ensure that the impacts to biological resources are mitigated to a level less than significant. 7^ 58 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Further, the HMP provides regional mitigation for cumulative biological resource impacts. If a project is determined to be consistent with the MHCP (and tiie City of Carlsbad's associated subarea plan - tiie HMP) and it provides appropriate mitigation to ensure less than significant impacts, then its cumulative effects would by definition, be in compliance with the "take" autiiorizations of tiie HMP. Thus, as long as all cumulative projects are found to be consistent with the MHCP and the HMP, no significant cumulative effects on biological resources would result from implementation of these projects. Cumulative Effects - Cultural Resources Cumulative development is expected to impact existing cultural resources in the region. The project's compUance with the mitigation measures identified in tiie Certified FEIR will ensure that tiie project-specific impact to significant cultural resources is mitigated to a level less than significant. On a broader scope, archaeological and cultural resources are protected through Section 15064.5 of the CEQA Guidelines, other federal and state laws, and local ordinances, including the City's Cultural Resource Guidelines. Future cumulative development within the region would be subject to review under CEQA and compliance with federal, state, and local regulations protecting cultural resources. Impacts to cultural resources as a result of development in the region would be reduced to a level less than significant through implementation of mitigation measures on a project-by-project basis. Geologic formations within the project site have the potential to contain paleontological resources. Any earthwork involving these formations has the potential to impact paleontological resources. Mitigation will reduce the impact to paleontological resources to a level less than significant. Implementation of paleontological studies, monitoring during construction, and recovery of important fossils would reduce tiie cumulative impact to paleontological resources to a level less than significant. Cumulative Effects - Geology and Soils Consttuction of the cumulative projects identified in the cumulative projects list identified in this document will all take place in a relatively seismically active area. However, the area including the cumulative projects is not underlain by known active faults, nor is there evidence of ground displacement in the area during the last 11,000 years. Generally acknowledged geological information indicates that the potential for rupture resulting from earthquake is considered to be low. Consfruction of the proposed cumulative projects would not exacerbate any of these geotechnical hazards. Tectonic movement, which is independent of human influence, solely affects these conditions. Due to the lack of known active faults on the site, the potential for surface rupture at the site is considered low. For these reasons, project impacts would be less than significant. The potential for sfructural or infrasfructural damage from seismic ground shaking or liquefaction will be nutigated by ensuring the projects are consfructed to the 2010 CaUfornia Building Code (CBC) standards for the southern CaUfornia area. All projects in the cumulative projects list are subject to these standards. Consfruction to this standard will minimize impacts to the project from design-basis earthquakes and be protective of life and property. More specifically, the sttuctures and facilities associated with the cumulative projects will be designed and consttucted to withstand sttong earthquake- shaking as specified in the 2007 Uniform Building Code (UBC) for Seisnuc Zone 4. Consttuction to this standard will minimize impacts to the projects from ground shaking from earthquake and ttemors, and will thus be protective of life and properties. Cumulative development of the properties would result in an increase in population and development that would be exposed to hazardous geological conditions. Geologic arid soils conditions are typically site specific and can be addressed , through appropriate engineering practices. Cumulative impacts to geologic resources would be considered significant if the proposed project would be impacted by geologic hazards(s) and if the impact could combine with offsite geologic hazards to be cumulatively considerable. The proposed project's incremental effects are not cumulatively considerable. Geologic conditions in the Southern California region will essentially be the same regardless of the amount of development and the cumulative geologic impact is considered less than significant. No significant cumulative impact to geology/soils will occur. Cumulative Effects - Greenhouse Gases (GHG) CEQA lead agencies must assess whether the enussions from the proposed project are "cumulatively considerable" even though the project's GHG emissions may be individually linuted. Individual lead agencies may undertake a project-by- project analysis, consistent with available guidance and current CEQA practice. 73 59 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Even a very large individual project cannot generate enough greenhouse gas emissions to measurable influence climate change. It is a project's incremental contribution combined with the cumulative increase of all other sources of GHG that together form anthropogenic climate change impacts. However, the theory that an increase of one molecule of an air pollutant constitutes a significant increase cannot be the basis of a de-facto significance threshold. An individual project confributes to cumulative GHG emissions through constmction, increased vehicular fravel, and increased energy consumption. Each project can reduce its own GHG enussions through project-level review and mitigation, including energy efficiency features, green building programs, water recycling, and similar measures. However, the cumulative impact of GHG enussions, and therefore climate change, cannot be mitigated on a piecemeal, case-by-case basis. It is the regional development pattern, land use, and ttansportation policies that determine the cumulative impact in which a project participates. The proposed project would incrementally increase greenhouse gas emissions. However, the proposed project would minimize energy consumption, including ttansportation energy, water conservation and solid-waste reduction through the siting, orientation, and design of the residential units. The proposed project would not increase density on the project site as compared to the project assessed in the FEIR. As such, the proposed project would not increase the emissions from the project, and thus would be consistent with the goals of AB 32, which requfres achievement by 2020 of a statewide GHG emissions limit equivalent to 1990 emissions. In addition, as with all projects in California, the proposed project would be required to be consistent with the requfrements of AB 32. As a result, the proposed project would not confribute to significant cumulative greenhouse gas emissions impacts. Cumulative Effects - Hazards and Hazardous Materials The development of the projects within the cumulative projects Ust has the potential to result in impacts related to hazards/hazardous materials. However, these impacts, in conjunction witii the mitigation measures identified in the FEIR, would be reduced to a level less than significant. As such, the proposed project is not anticipated to confribute to a significant cumulative impact related to hazards and hazardous materials. No significant cumulative impact to hazardous materials arid hazards will occur. Further, existing federal, state and local laws address the handling of hazardous materials and the fransportation and use of hazardous materials. Any risk of a fire and/or explosion would be reduced through compliance with these applicable codes, regulations, and indusfry design/consfruction standards. Compliance with these laws and regulations will ensure that hazardous materials at the cumulative projects are safely managed. As a result, assuming compliance with worker safety and hazardous materials regulations, no significant impact to hazards and hazardous materials will result from the cumulative development of these projects. Cumulative Effects - Hydrology and Water Quality The proposed project is required to comply with the National Pollutant Discharge Elimination System (NPDES), the General Permit for Storm Water Discharges Associated with Consttuction, and other applicable portions of the federal Clean Water Act, including the Porter-Cologne Water Quality Conttol Act, or Section 401. Also, the City of Carlsbad has adopted a Storm Water Management and Discharge Conttol Ordinance. This ordinance requires that all new development and redevelopment activities comply with the City's adopted storm water pollution protection requirements. Development of cumulative projects within the cumulative projects list has the potential to increase the amount of erosion due to the alteration of drainage patterns and increased amounts of impervious surfaces. However, proposed project drainage conttol and hydromodification features identified in this document will ensure that the impact is less than significant. Cumulative projects will be subject to the same local, state, and federal regulations with respect to hydrology and water quality, and appropriate best management practices will be implemented to ensure no significant impact occurs. Also, improvements identified in the City's Master Drainage Plan would adequately conttol hydrology within the watershed. Regional pollution confrol facilities, including the proposed onsite water quality facilities will ensure that there are no significant cumulative impacts associated with water quality/hydrology. The project's compliance with the nutigation measures identified in the Certified FEIR, and the other cumulative project's compliance with mitigation measures associated with those projects, will ensure that the project-specific impact to significant cultural resources is mitigated to a level less than significant. 60 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/ HDP 11-01/ SUP 11-02/HMP 11-03 Cumulative Effects - Land Use and Planning Cumulative impacts analysis to land use are defined as impacts that result from incremental changes in land use that would cumulatively result in substantial disruption within an established community, or cumulatively result in conflicts with adopted land use or zoning plans and policies. The project site is surrounded by a range of existing land uses (i.e., Rancho Carlsbad MobUe Home Park, Rancho Carlsbad golf course, the Colony single fanuly neighborhood, the Robertson Ranch East Village, as well as planned urban uses (i.e. Cantarini Ranch, Holly Springs, Carlsbad High School located at tiie northeast corner of College Boulevard and Cannon Road, and the extension of College Boulevard Reach "A".) Land uses in the City will significantiy change during buildout of the area. Achievement of orderly growth will be dependent upon development in the future occurring in a manner consistent with the City's General Plan, Growth Management Plan, and development regulations. Because the City has adopted these plans, and will continue to implement these plans, which will, in turn, avoid significant land use impacts, no cumulative impact will occur. The proposed development has been determined to be compatible with the existing surrounding land uses as well as approved and anticipated land uses. The previous Certified FEIR for the project determined that no significant project impact would occur to existing land use plans and policies, including the Carlsbad General Plan^ Carlsbad Habitat Management Plan, and specific regulatory and envfronmental documents adopted by the City. The project-level land use impact is considered less than significant. Therefore, the project will not confribute to a significant cumulative impact to land use. No significant cumulative impact to land use will occur, Cumulative land use impacts could occur if the development of the proposed project and other related planned future cumulative projects which are presentiy inconsistent with applicable plans and policies were to develop together. However, it is anticipated that the appropriate amendments to the land use and planning policy documents will be processed and completed prior to development of tiie projects. The project will not result in a significant population/housing impact. The population growth associated with the proposed project is within' projected population levels as contemplated in the City's Growth Management Plan. Cumulative projects would not displace people as a result of removing residential units nor will the projects add people beyond the levels contemplated in existing plans as a result of the development of new residential units. No cumulative population/housing impact is anticipated. Cumulative Effects - Noise In general, noise impacts associated with the majority of the cumulative projects identified in tiie cumulative impacts list are long-term effects related to fraffic generated by the several planned developments. These cumulative fraffic impacts generally increase over time, as buildout of the City of Carlsbad and the surrounding region nears completion. Therefore it is anticipated that as cumulative projects develop, nutigation to address thefr noise impacts will be employed for each project, in order to protect sensitive receptors and to comply with City policy. Consfruction noise of the cumulative projects is also a source of noise. Were the projects to develop cumulatively, it is not anticipated that those cumulative impacts would reach a level of significance. The time frame for construction of the proposed individual projects is generally relatively short, and it is therefore not anticipated that ambient noise levels will increase substantially beyond current levels before completion of project consttuction. Although specific envfronmental analyses for many of these cumulative projects have not been completed at the time of the MND, standard nutigation measures exist to ensure compUance with the City of Carlsbad allowable noise levels and thus to reduce noise impacts to a less-than significant level. In consideration of these requirements, it is not anticipated that the project, in conjunction with cumulative projects, would result in significant noise impacts. Cumulative Effects - Traffic and Circulation The City ofCarlsbad Growth Management Plan (CMC 21.90) disallows approval of any development which is projected to result in any road segment or intersection in the zone nor any road segment or intersection out of the zone which is impacted by development in the zone to be projected to exceed a service level C during off- peak hours, or service level D during peak hours. Impacted means where twenty percent or more of the fraffic generated by the Local Facility Management Zone will use the road segment or intersection. The determination of compliance with these Growth Management Standards is to evaluate impacted road segments and intersections that are impacted by at least 20% of the fraffic projected to be generated by the Local Facilities Management Plan (LFMP) Zone in which the project(s) is located, based on the assumed phasing of development and roadway/ttaffic improvements. Computer fravel forecasts used for the 95 61 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 analysis of existing, short-term and long-term (assumed buildout) have been evaluated using surrounding ttaffic volume estimates using the SANDAG Regional Transportation Model for tiie City of Carlsbad, Traffic impact analyses are inherentiy cumulative. The cumulative impacts analysis for ttaffic and cfrculation considers the intersections and road segments to which proposed projects could contribute to a cumulative impact. Since the time frame for consfruction of these projects is relatively short and may or may not occur simultaneously, it is not anticipated tiiat a substantial increase in current fraffic levels resulting from cumulative development will occur prior to completion of consttuction of these projects. Therefore, temporary ttaffic impacts associated with tiiese projects wUl cease prior to any substantial cumulative fraffic impacts being realized on local roadways and intersections. Therefore consttnction-related impacts to roadways and intersections are considered to be less than significant. The proposed project fraffic impacts and cumulative fraffic impacts are evaluated in the North County SANDAG Series 11 Model for Years 2020 and 2030. These fraffic models contain planned and existing developments land use information tiiroughout San Diego County. In particular, tiie City of tiie Carlsbad requested tiiat the cumulative projects listed above be included in the model runs. The following is a brief description of each cumulative project included in the model runs. In the year 2010 SANDAG run, all intersections will operate at a LOS D or better without the project and would continue to operate at the same LOS with tiie addition of project ttaffic. Based on the established significance criteria per the CEQA Guidelines and tiie City of Carlsbad, no significant ttaffic impact is identified in Year 2020 at these intersections. Additionally, under the Year 2020 without project conditions, all sfreet segments are projected to operate at LOS A, with the exception of southbound College Boulevard to Faraday Avenue during the AM peak hour, which is expected to operate at LOS B. With the addition of the project fraffic, all sfreet segments would continue to operate at a LOS B or better and thus no significant fraffic impact is identified in Year 2020 at these stteet segments. In the year 2030 SANDAG run, all intersections included in the fraffic study area are calculated to operate at LOS D or better, without the project, and would continue to operate at the same LOS with the addition of the project fraffic. Based on the established significance criteria, no significant project related impacts to intersections would occur. Additionally, under Year 2030 without project conditions, all of the study area sfreet segments are projected to operate at LOS C or better. These stteet segments would continue to operate at LOS C or better under the Year 2030 with project conditions. As a result of these factors, the proposed project will not conttibute to a significant cumulative impact to ttaffic/circulation. Cumulative Effects - Public Utilities and Service Systems Cumulative development will increase the population of the City, resulting in an increased demand on public services and utilities. However, the City of Carlsbad has established the requfrements for preparation of, and amendments to, the LFMP as part of the City's Growth Management Program in order to anticipate and prepare for this future growth and any potential sfrain on services. Conformance with and periodic review of the LFMP for each respective zone will ensure the adequate provision of public services and utilities. Therefore, no significant cumulative impact to public services and utilities will occur. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact. Potential adverse effects on the human population have been evaluated in preceding sections of this checklist. The incorporation of design measures identified in the project description, applicable City of Carlsbad policies and standards, and appUcable state and federal guidelines, will ensure that no substantial adverse effects on human beings, either directiy or indfrectiy, will result from the project. Impacts of the proposed project would be less than significant. 76 62 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 XVm. EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earUer EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by niitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated," describe the nutigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 77 63 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES The foUowing documents were used in tiie analysis of this project and are on file in the City of Carlsbad Planning Department located at 1635 Faraday Avenue, Carlsbad, California, 92008. I. Final Master Envfronmental Impact Report for the City of Carlsbad General Plan Update OVIEIR 93-01), City of Carlsbad Planning Departinent. March 1994. 2. Capital Improvement Program. City of Carlsbad, Finance Departtnent, 2008-2013. 3. State of California CEOA Guidelines. State of California Natural Resources Agency. July 27, 2007. 4. Vesting Master Tentative Map for Rancho Costera. O'Day Consultants, July 9, 2011. 5. Sewer Master Plan. City of Carlsbad, March, 2003. 6. Scenic Corridor Guidelines. City of Carlsbad. July 1, 1988. 7- Robertson Ranch Master Plan. City of Carlsbad. Adopted November 14, 2006. Amended December 2, 2008 and January 26, 2010. 8. Robertson Ranch Master Plan Final Environmental Impact Report. BRG, City of Carlsbad, April, 2006. 9. Concurrence on Hardline Design for Robertson Ranch. US Fish & Wildlife Service and California Dept. Fish & Game, February 11, 2005. 10. Year 2011 Least BeU's Vireo Survev Report for Robertson Ranch West Village Planning Area 1. Helix Envfronmental Planning, August 2, 2011. 11 • Cultural Resources Survev and Evaluation for the Proposed Robertson Ranch Proiect. Brian F. Smith and Associates, San Diego, CA, June 2002, Updated October 10, 2011. 12. Regulatorv Guidance Letter. US Army Corps of Engineers, RGL 08-02. June 26, 2008. 13. Habitat Management Plan for Natural Communities in tiie Citv of Carlsbad. City of Carlsbad. Final Approval November, 2004. 14. Robertson Ranch Wetiand Habitat Creation. Maintenance and Monitoring Program. Planning Systems, January 5, 2007. 15. CaUfornia Probabilistic Seismic Hazard Assessment. United States Geological Survey. October, 2003. 16. Supplemental to the Updated Geotechnical Investigation for Rancho Costera (formeriv Robertson Ranch West VUlage). GeoSoUs, Inc. June 6, 2011. 17. Preliminarv Geotechnical Review of "Vesting Master Tentative Map for Rancho Costera. GeoSoUs Inc May 24, 2012. 18. Uniform Building Code - Volume 1 (1997); Table 18-1-B. 19. Expanded List of Earlv Action Measures to Reduce Greenhouse Gas Emissions in California. California Envfronmental Protection Agency Afr Resources Board, October 2007^ 20. Citv of Carlsbad Emergencv Operations Plan. June 9, 2003. 18 64 Rev. 01/02/07 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 21. McClellan Palomar Airport Land Use Compatibilitv Plan -. Carlsbad, Califomia. (March 4, 2010.) Approved by the San Diego County Regional Airport Authority. 22. Preliminarv Drainage Study for Robertson Ranch West Village. O'Day Consultants, April 25, 2012 23. Preliminary Storm Water Management Plan for Robertson Ranch West Village. O'Day Consultants, April 30, 2012. 24. Carlsbad Municipal Code Titie 21; Zoning Ordinance. City of Carlsbad. Updated through November, 2009. 25. Draft Noise Guidelines Manual. City of Carlsbad. 1998 26. San Diego County Regulatory Ordinances, San Diego Countv Noise Ordinance. Section 36.409-410, County of San Diego. Amended November 19, 2008. 27. Zone 14 Local Facilites Management Plan. Planning Systems, City of Carlsbad. November 14, 2006. 28. Sewer System Anaivsis for Robertson Ranch West, Dexter Wilson Engineering Inc., December 20, 2011. 29. Water Svstem Anaivsis for Robertson Ranch West. Dexter Wilson Engineering Inc., December 20, 2011. 30. Carlsbad General Plan - Circulation Element, City of Carlsbad Planning Department. March, 1994. 65 Rev. 01/02/07 Robertson Ranch West Village GPA 11-07/MP 02-03/ CT 11-01/HDP 11-01/ SUP 11-02/HMP 11-03 LIST OF MiriGATING MEASURES (IF APPLICABLE^ The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Envfronmental Impact Report (EIR), which was certified by the Carlsbad City CouncU on November 14, 2006. According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of mles, regulations or plans. Thus, the EIR is intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. The proposed project however requests modifications to the project. Through the analysis of the requfred modified plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, the modifications could have the potential to result in significant impacts. These impacts have been assessed in this Mitigated Negative Declaration and niitigation measures are requfred. These mitigation measures are listed below. These mitigation measures however, also assume project compUance with the nutigation measures adopted in the EIR. A determination has been made that with the implementation of the EIR mitigation measures, plus the additional mitigation measures articulated below, no additional significant impacts beyond those identified and mitigated for by the EIR will result from this project. The EIR mitigation measures are considered part of the project and thus it is not necessary to consider them to be mitigation measures of this Mitigated Negative Declaration. To mitigate new potentially significant project impacts, the following nutigation measures shall be applied to the development of the proposed project: Biological Resources BIOl The project developer shall revegetate all permanent manufactured slopes conserved within the proposed HMP hardline area with Diegan coastal sage scrub (DCSS) vegetation. This revegetated area will total 12.42 acres, which will sufficiently mitigate for the 2.50 acre increased impact to sensitive DCSS vegetation. Such DCSS revegetation program shall be subject to a five-year maintenance and monitoring program, with a requfrement to meet City- approved success criteria. This restoration program shall be approved by the City prior to the commencement of any clearing br grading associated with the project. The restoration program shall include site prep^-ation guidelines, implementation monitoring, performance standards, long-term maintenance and monitoring methodology, and contingency measures with a commitment to long-term funding. BIO-2 Prior to issuance of a grading permit for the MTM, the developer shall process and receive approval of a HMP Equivalency Determination through the City of Carlsbad in consultation with the U.S. Fish & Wildlife Service (USFWS) and CaUfornia Department of Fish & Game (CDFG). Geology and Soils GEO-1 Grading and consfruction of the project shall comply with the geotechnical recommendations contained in the Supplement to the Updated Geotechnical Investigation for Rancho Costera. dated June 6, 2011, by Geosoils, Inc., in order to reduce the potential for settlement due to seismically-induced liquefaction or lateral spread. These recommendations shall include the use of dewatering, over-excavation and foundation-design. o 66 Rev. 01/02/07 Robertson Ranch West Village GPA 11-07/MP 02-03/CT 11-01/SUP 11-02/HMP 11-03 APPLICANT CONCURRENCE WITH MIFIGATION MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WHH THE ADDITION OF THESE MEASURES TO THE PROJECT. 8'i5';LDigL Date A Si^ nature 67 Rev. 01/02/07 Page 1 of 1 PROJECT NAME: Robertson Ranch West Villaqe APPROVAL DATE: Auoust 14. 2012 FILE NUMBERS: GPA 11-07/ MP 02-03(CV CT 11-01/ HDP 11-01/ SUP 11- 02/ HMP 11-03 The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure has been compiled with and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6). Mitigation Measure Monitoring Type Monitoring Division Shown on Plans Verified Implementation Remarks The project developer shall revegetate all permanent manufactured slopes conserved within the proposed HMP hardline area with Diegan coastal sage scrub (DCSS) vegetation. This revegetated area will total 12.42 acres, which will sufficiently mitigate for the 2.50 acre increased impact to sensitive DCSS vegetation. Such DCSS revegetation program shall be subject to a five-year maintenance and monitoring program, with a requirement to meet City-approved success criteria. This restoration program shall be approved by the City prior to the commencement of any clearing or grading associated with the project. The restoration program shall include site preparation guidelines, implementation monitoring, performance standards, long-term maintenance and monitoring methodology, and contingency measures with a commitment to long-term funding. Ongoing Planning Prior to issuance of a grading permit for the MTM, the developer shall process and receive approval of a HMP Equivalency Determination through the City of Carlsbad in consultation with the U.S. Fish & Wildlife Service (USFWS) and California Department of Fish & Game (CDFG). Project Planning Grading and construction of the project shall comply with the oeotechnical recommendations contained in the Suoolement to the Updated Geotechnical Investiaation for Rancho Costera. dated Project Engineering June 6, 2011, by Geosoils, Inc., in order to reduce the potential for settlement due to seismically-induced liquefaction or lateral spread. These recommendations shall include the use of dewatering, over-excavation and foundation-design. Project Engineering Explanation of Headings: Type = Project, ongoing, cumulative. Q) Monitoring Dept. = Department, or Agency, responsible for monitoring a particular mitigation measure. Sliown on Plans = When mitigation measure is shown on plans, this column will be initialed and dated. Verified Implementation = When mitigation measure has been implemented, this column will be initialed and dated. Remarks = Area for describing status of ongoing mitigation measure, or for other information. RD - Appendix P. 5 ^ PLANNING COMMISSION RESOLUTION NO. 6912 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDESfG APPROVAL OF AMENDMENTS TO THE LAND USE 4 ELEMENT AND THE OFFICIAL OPEN SPACE AND CONSERVATION MAP OF THE GENERAL PLAN AND THE ROBERTSON RANCH MASTER PLAN ON PROPERTY 6 GENERALLY LOCATED NORTH OF EL CAMINO REAL, SOUTH OF TAMARACK AVENUE AND NORTHWEST OF 7 CANNON ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 14. ^ CASE NAME: ROBERTSON RANCH WEST VILLAGE 9 CASE NO: GPA 11-07/MP 02-03(0 10 WHEREAS, Rancho Costera, LLC, "Developer and Owner," has filed a 11 verified application with the City of Carlsbad regarding property described as All that portion of Lots "E" and "I" of Rancho Agua 13 Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to partition map thereof No. 823, filed 14 in the Office of the County Recorder of said San Diego County, November 16,1896; 15 . ^ Except therefrom that portion thereof described in Deed to the City of Carlsbad recorded August 14, 2008 as File No. 2008- 17 0435947; or 15 Also except therefrom that portion thereof described in Deed to the City of Carlsbad recorded May 11, 2009 as File No. 2009-0247694 27 28 ("the Property"); and WHEREAS, said verified application constitutes a request for a General Plan Amendment and Master Plan Amendment as shovm on Exhibit GPA 11-07 dated October 17, 20 21 22 23 24 2012, attached hereto and MP 02-03(C) on file in the Carlsbad Planning Division, 25 ROBERTSON RANCH WEST VILLAGE GPA 11-07 AND MP 02-03(C), as provided in 2^ Govemment Code Section 65350 et. seq.. Section 21.52.150, and Section 21.38.120 ofthe Carlsbad Mimicipal Code; and WHEREAS, the Planning Commission did, on October 17, 2012, hold a duly noticed public hearing as prescribed by law to consider said request; and 85 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the General Plan Amendment and Master Plan Amendment. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 5 Commission of the City of Carlsbad, as follows: 7 A) That the above recitations are true and correct. 9 10 11 12 ^ B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of ROBERTSON RANCH W^EST VILLAGE - GPA 11-07 AND MP 02-03(C), based on the following findings: Findings: 1. The Planning Commission of the City of Carlsbad does hereby find: j3 a. it has reviewed, analyzed, and considered Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (Program), the environmental impacts 14 therein identified for this project and said comments thereon, and the Program, on file in the Planning Division, prior to RECOMMENDESIG ADOPTION of the project; 1^ and 16 b. the Mitigated Negative Declaration and the Program have been prepared in 17 accordance with requirements of the Califomia Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 18 c. they reflect the independent judgment of the Planning Commission of the City of Carlsbad; and 20 d. based on the EIA Part II and comments thereon, the Planning Commission, finds that 21 there is no substantial evidence the project will have a significant effect on the environment. 22 '• 23 General Plan Amendment 24 2. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan and Robertson Ranch Master 25 Plan based on the facts set forth in the staff report dated October 17,2012 including, but not limited to the following: that the proposed General Plan Land Use designation changes reflect revised Master Plan Planning Area boundaries and include 2y Residential Low-Medium Density (RLM, 0-4 du/ac). Residential Medium Density (RM, 4-6 du/ac). Residential High Density (RH, 15-23 du/ac). Open Space (OS), 28 Local Commercial (L), and Community Facilities (CF) which are, as established by the adoption of the Robertson Ranch Master Plan, compatible with the surrounding land uses; that the General Plan Amendment results in a net increase in Open Space PC RESO NO. 6912 -l-S4 land use, a reduction in RM land use, and an increase in CF land use. The 2 adjustments to the planning areas established by the Robertson Ranch Master Plan and proposed General Plan Amendment does not affect the overall residential 3 density of that plan in that no increase in allowed residential unit development is authorized. 4 5 23 3. That the proposed open space area: 6 a. is greater than the area depicted on the Official Open Space and Conservation Map, in that the proposed boundaries will increase the acreage designated as OS in 7 Robertson Ranch West Village from approximately 72.01 acres to 77.42 acres (Lots 2,10, and 12 ); and 8 g b. is of environmental quality equal to or greater than that depicted on the Official Open Space and Conservation Map in that the open space adjustment will eliminate the 10 RM land use designation of Planning Area 1, replace a portion of Planning Area 1 as Community Facility, and designate the remainder as Open Space; and 11 c. is contiguous or within close proximity to open space as shown on the Official Open Space and Conservation Map, in that the proposed amendment will change and 13 increase the acreage of open space with the Robertson Ranch West Village project boundary by approximately 5.41 acres. The additional open space is 14 contiguous with existing open space. ^ ^ Master Plan Amendment ' That all necessary public facilities can be provided concurrent with need and adequate 17 provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property, in that all necessary infrastructure required 18 to support the buildout of the Robertson Ranch West Village has been identified ^ ^ and will be provided concurrently with the buildout of the project. 2Q 5. That the residential and open space portions of the planned community will constitute an environment of sustained desirability and stability, and that it will be in harmony with or 21 provide compatible variety to the character of the surrotmding area, and that the sites proposed for public facilities, such as schools, playgroimds, and parks, are adequate to 22 serve the anticipated population and appear acceptable to the public authorities having jurisdiction thereof, in that Planning Areas within the Robertson Ranch West Village will cumulatively provide a variety of housing types, recreation facilities, retail 24 services, and habitat preservation. 25 6. That the proposed commercial use will be appropriate in area, location, and overall design to the purpose intended, that the design and development standards are such as to 26 create an environment of sustained desirability and stability, and that such development 2y will meet performance standards established by Title 21, in that development of a retail center within close proximity to residential neighborhoods promotes sustainability 28 and the use of alternate modes of transportation to access the center. PC RESO NO. 6912 -3- ^3 Recreational, and other similar nonresidential uses, are proposed, and surrounding areas 2 are protected by the Master Plan from any adverse effects from such uses, in that the non-residential uses are located within the central core and in an isolated planning 3 area adjacent to El Camino Real and Open Space of the master plan and will ^ therefore not have adverse edge effects. ^ 8. That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic thereon, in that all streets are designed to City of Carlsbad 5 Engineering standards. 7 9. That the proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities of the types needed at such ^ location proposed, in that the commercial services intended for the Robertson Ranch g West Village Planning Area 11 are local in nature to serve the daily needs of immediate residential neighborhoods. 10 10. That the area surrounding the Master Plan area is planned and zoned in coordination and 11 substantial compatibility with the Master Plan area, in that the residential neighborhoods adjoining the master plan are of a similar type and density as proposed in the master plan and that surrounding neighborhoods are linked by a 23 pedestrian trail system allowing and promoting access to the master plan commercial center. 14 11. That appropriate measures are proposed to mitigate any adverse environmental impact as 1^ noted in the adopted Environmental Impact Report for the project, in that development of the West Village is subject to the mitigation measures imposed with the Certified Environmental Impact Report for the Robertson Ranch Master Pan and Mitigation 17 Monitoring and Reporting Program. 18 12. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the 2Q degree of the exaction is in rough proportionality to the impact caused by the project. 21 Conditions: 12 23 22 1, If any of the follovnng conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to 24 revoke or modify all approvals herein granted; deny or fiirther condition issuance of all fiiture building permits; deny, revoke, or further condition all certificates of occupancy 25 issued imder the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said 26 conditions or seek damages for their violation. No vested rights are gained by Developer 2j or a successor in interest by the City's approval of this General Plan Amendment and Master Plan Amendment. 28 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the General Plan Amendment/Master Plan Amendment PC RESO NO. 6912 8^ documents, as necessary to make them intemally consistent and in conformity with the 2 final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall 3 require an amendment to this approval. 4 3. Developer shall comply with all applicable provisions of federal, state, and local laws and 5 12 regulations in effect at the time of building permit issuance. 5 4. If any condition for constmction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project 7 are challenged, this approval shall be suspended as provided in Govemment Code Section 66020. If any such condition is determined to be invalid, this approval shall be ^ invalid unless the City Council determines that the project without the condition complies p with all requirements of law. 10 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Coimcil members, officers, employees, agents, and 11 representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attomey's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this General Plan j3 Amendment/Master Plan Amendment, (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use 14 contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from 15 the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. 17 This approval is granted subject to the approval of the Mitigated Negative Declaration 18 and Mitigation Monitoring and Reporting Program and is subject to all conditions contained in Planning Commission Resolution No. 6911 for that other approval ^ ^ incorporated herein by reference. 20 „ 7. Developer shall implement, or cause the implementation of, the Robertson Ranch 21 Master Plan Final Environmental Impact Report Mitigation Monitoring and Reporting Program. 22 8. Developer shall implement, or cause the implementation of, the ROBERTSON RANCH WEST VILLAGE - GPA 11-07, MP 02-03(C), CT 11-01, HDP 11-01, SUP 11-02, 24 and HMP 11-03 project Mitigation Monitoring and Reporting Program. 25 9. Prior to the issuance of any permits for the project, the applicant shall submit to the City Planner a digital copy and a camera-ready master copy of the ROBERTSON 26 RANCH MASTER PLAN MP 02-03(C), in addition to the required number of 2y bound copies. 28 PC RESO NO. 6912 -5- <^ 7 ^ Engineering: 2 10. On future discretionary permits for each subsequent planning area within this 3 Master Plan, the Developer shall provide public road and public utility improvements as necessary to serve the planning area as well as provisions for 4 adjacent planning areas to ensure facilities provide a network circulation and ^ facility system to the satisfaction of the city engineer and fire marshal. Developer shall provide detailed studies and/or analysis to verify capacity of existing and 5 proposed infrastructure required. 7 11. Developer shall be conditioned, with future discretionary actions for PA 9/10, to design and extend public sewer north of PA 9 as necessary to connect to the existing ^ sewer in Edinburgh Drive as required to decommission the existing sewer pump 9 station as shown in the Master Plan to the satisfaction of the city engineer. The sewer facilities within in this project shall be constructed to accommodate these 10 offsite sewer flows. 11 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning 19 Commission of the City of Carlsbad, Califomia, held on October 17, 2012, by the following 13 14 16 17 18 19 20 21 vote, to wit: AYES: Chairperson Schumacher, Commissioners Black, L'Heureux, 15 Nygaard, and Siekmann NOES: Commissioner Amold ABSENT: Commissioner Scully ABSTAE^J: 22 MICHAEL SCHUMACHER, Chairperson 23 CARLSBAD PLANNING COMMISSION 24 25 26 27 ATTEST: DON NEU 28 City Planner PC RESO NO. 6912 -6-t2 Exhibit "GPA 11-07' October 17, 2012 GPA 11-07 Robertson Ranch West Village EXISTING PROPOSED Related Case File No(s): MP 02-03(C) / CT 11-01 / HDP 11-01 / SUP 11-02 / HMP 11-03 General Plan Land Use Designation Changes Property From: To: A. 208-101-38-00 OS OS B. 208-010-39-00 E/OS OS C. 208-101-41-00 RLM/RM/RH/CF/E/L/OS RLM/RM/RH/CF/L/OS D. 212-040-69-00 E/OS RM/OS ^1 EXHIBIT 5 The Gity of Garlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 17,2012 Application complete date: N/A Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE - Request for a recommendafion of adoption of a Mifigated Negative Declaration and Mitigation Monitoring and Reporting Program and a recommendation for approval for a General Plan Amendment and Master Plan Amendment to modify the configurations of Planning Areas, modify land uses, and modify future development standards within the previously approved Robertson Ranch Master Plan for the West Village and approval of a Vesting Tentative Tract Map, Hillside Development Permit, Special Use Permit, and Habitat Management Plan Permit to subdivide the property into plarming areas as defined by the Master Plan as well as associated master plan mass grading and improvements including backbone streets and El Camino Real along the project frontage on 201.37 acres of land located north of El Camino Real south of Tamarack Avenue and west of Cannon Road in Local Facilities Management Zone 14. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6911 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ADOPT Planning Commission Resolution No. 6912 RECOMMENDING APPROVAL of General Plan Amendment (GPA 11-07) and Master Plan Amendment (MP 02-03(C)), and APPROVE Planning Commission Resolutions No. 6913 and 6914 for Vesting Tentative Tract Map (CT 11-01), Hillside Development Permit (HDP 11-01), Special Use Permit (SUP 11-02), and Habitat Management Plan Pennit (HMP 11-03) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The Robertson Ranch is located in the City's northeast quadrant north of El Camino Real, south of Tamarack Avenue, northwest of Caimon Road, and west of College Boulevard. The entire Robertson Ranch is approximately 398 acres. The project area, West Village, is 219.4 acres. The Robertson Ranch West Village project is an update to the existing West Village portion of the Robertson Ranch Master Plan to establish land uses. Planning Areas, and future development standards. The Planning Commission action is to recommend further action to the City Council on the General Plan and Master Plan Amendments. The Planning Commission's action on the 15 lot subdivision, El Camino Real Corridor Special Use Permit, Hillside Development Permit, and Habitat Management Plan Permit are final unless appealed to City Council. ^0 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 2 III. PROJECT DESCRIPTION AND BACKGROUND The subject project involves amendments to the Robertson Ranch Master Plan and the mass grading and master development of the West Village of Robertson Ranch. The West Village constitutes the final area of development in the Robertson Ranch Master Plan area ofthe City of Carisbad. The Robertson Ranch Master Plan area consists of 398.0 acres of undeveloped agricultural lands (in the West Village) and property under development (in the East Village) located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of Carlsbad, approximately two miles from the Pacific Ocean. The Robertson Ranch site is located approximately 1.5 miles east of Interstate 5. The site consists of rolling hills and high terraces with three distinct drainages traversing the property on the west, central, and eastem portions. The property is also traversed by two SDG&E utility easements containing high voltage electrical lines, poles and associated roads. The majority of the project site consists of agricultural lands and the property has been farmed since 1928. The property also contains a variety of native vegetation communities including chemise chaparral and Diegan coastal sage scmb communities located on the higher slopes and canyons which are too steep for development, with riparian habitat located within the natural drainages. Calavera Creek, a tributary to the Agua Hedionda Creek, mns north to south along the eastem boundary of the Robertson Ranch and through an existing box culvert under College Boulevard and Cannon Road. The Robertson Ranch property supports a number of sensitive plant and animal species, including the Califomia gnatcatcher and Least Bell's Vireo. Land uses surrounding the Robertson Ranch include undeveloped/agricultural land to the south and east, the new Carlsbad Unified School District Sage Creek High School to the east, established residential subdivisions located north, west, and south, and the Rancho Carlsbad Mobile Home Estates located along the Master Plan's southeastem boundary. The entire Robertson Ranch property has a zoning designation of Planned Community on the Zoning Map. Within the Master Plan a variety of residential, commercial, community facilities, and open space zoning and General Plan Land Use designations are identified. Other than the developments found within the East Village of the Robertson Ranch Master Plan, which includes both attached and detached residential housing neighborhoods, the development pattem surrounding the Robertson Ranch is single family detached housing. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). The adjacent East Village section of Robertson Ranch is presentiy under development. The Robertson Ranch is a master planned community which integrates residential, commercial, recreational and open space land uses. The Robertson Ranch is composed ofthe 178.6-acre East Village and the 219.4-acre West Village. The East Village development has been approved; it has been graded, and is presently under constmction. Approximately 16.1 acres of the West Village will be developed by the City of Carlsbad as a community park and fire station. As a resuh, the remaining West Village under private ownership is 203.3 acres in size. The West Village site is primarily in agricultural use at the present time with a few non-habitable agricultural outbuildings surrounded by both proposed and existing residential. The West Village 7/ GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 3 site is located along the north side of El Camino Real between Tamarack Avenue on the northwest, and Cannon Road on the southeast. The West Village site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions of the site not historically used for agriculture (primarily steep slopes, canyons and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities. A north-south trending, low-lying riparian habitat corridor is located near the western comer of the West Village. Additionally, a "Habitat Corridor" is in the very early stages of restoration with native upland and wetiand vegetation habitats on the eastem section of the West Village. The approved Robertson Ranch Master Plan divides the West Village into fifteen (15) smaller planning areas; each allocated an allowed land use, acreage, density and other land use regulations as appropriate. The proposed Master Plan Amendment includes some modifications to the original planning area boundaries and residential unit distribution, however no change to the overall allowed development intensity of the West Village is proposed. The overall allowed number of residential units is capped at 672 units in both the existing approved and the proposed amended version ofthe Master Plan. The proposed Master Plan Amendment identifies five (5) planning areas as single-family and two (2) planning areas as multifamily. Cumulatively, the single family neighborhoods within the West Village include 308 dwelling units. The two high- density multifamily neighborhoods include a total of 364 dwelling units, including the required 101 lower income inclusionary housing units and a maximum of 56 units of moderate income housing. In addition to the residential component, the West Village provides a 12.0 net-acre Village Center which will accommodate commercial uses and a portion of the project's community facilities requirement. The remaining Community Facilities will be located on Planning Area 2, in the westem comer of the property. The West Village also provides a public park site and a centralized community recreation area for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostiy located within the wildlife corridor and on the westem slopes and low-lying areas. Recreation and circulation trails are also included in an effort to encourage altemative methods of transportation. Primary vehicular access to the West Village is from El Camino Real with a meandering 6-foot sidewalk on each side of the roadway for pedestrian access. Secondary vehicular access to the West Village is provided at two locations, off of Tamarack Avenue and also via a right-in-right- out local private secondary access driveway to the Village Center. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan; B. Robertson Ranch Master Plan; C. Subdivision Ordinance (Carlsbad Municipal Code: Titie 20); D. Hillside Development Ordinance (Carisbad Municipal Code: Chapter 21.95); E. El Camino Real Corridor Development Standards; 7 2^ GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 4 F. Habitat Management Plan; G. Inclusionary Housing (Carlsbad Municipal Code: Chapter 21.85); H. Growth Management Ordinance (Local Facilities Management Plan Zone 14). The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations above. The following analysis section discusses compliance with each of these regulations/policies using both text and tables. A/B. General Plan/Robertson Ranch Master Plan TABLE 1 - GENERAL PLAN CONSISTENCY GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE LAND USE Overall Land Use Pattem Goal A.2. - Provide for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community and ensure that all such uses serve to protect and enhance the environment, character and image of the City. Goal A.3 - Provide for land uses which through their arrangement, location and size, support and enhance the economic viability of the community. Policy C.4 - Encourage clustering when it is done in a way that is compatible with existing adjacent development. Policy C.7.5 - Extend existing bicycle and pedestrian trails and greenbelts provided for in various elements of the General Plan. The Master Plan provides commercial, residential and recreational land uses which have been sited for compatibility and convenience to the residents of the Robertson Ranch and the surrounding community. The Master Plan preserves over 161.2 acres of natural open space, which helps to protect and enhance the environment, character and image of the City. The commercial and community facility land uses have been located within a convenient walking distance of the residential neighborhoods they will serve, in close proximity to El Camino Real, a prime arterial, and near public transit, which will help to ensure the economic viability of future businesses. The GPA provides for the shift of dwelling units out of the conservation areas resulting in a clustering of the development. Higher density neighborhoods are located near the major circulation roadways, transit stops, and the commercial area, while the lower density neighborhoods are located near the existing lower-density residential development. The project provides a network of multi-use trails along the streets and open space areas and provides a link to the Citywide trail system. 73 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 5 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE Growth Management and Public Facilities Goal A.l - Ensure the timely provision of adequate public facilities and services to preserve the quality of life of residents. Residential Goal A/Objective B.1/B.3 - Provide for a variety of housing types and density ranges and neighborhoods with a sense of community. Provide safe attractive residential housing with a variety of housing types, styles, and price levels. Policy C.l - Encourage low and moderate income dwelling units to meet the objectives of the City's Housing Element. Policy C.4 - Limit medium and higher density residential development to those areas where they are compatible with the adjacent land uses. Policy C.ll - Pedestrian and bicycle linkages should connect with major transportation corridors and the Carlsbad Trail System. Community Facilities Goal A - Provide land for child daycare facilities, places of worship and other community services facilities. Environmental Goal A - Protect natural resources ecological areas. and conserve and fragile The Master Plan will be developed consistent with the Zone 14 LFMP and will provide all necessary public facilities concurrent with need. The project provides a variety of housing types and density ranges to meet the economic and social requirements of residents. The variation in housing types will help to create a diverse neighborhood fabric while compatibility of the various residential land uses will be assured through complimentary landscape themes and architectural styles. The East and West Villages will each be required to meet the City's 15% Inclusionary Housing Requirement. Additionally, 56 moderate income units will be included in the West Village in consideration for the allocation of 171 excess dwelling units to the Master Plan. The multi-family residential neighborhoods are located in areas where they are compatible with the adjacent land uses, and where adequate and convenient commercial services and public support systems are or will be adequate to serve future residents. The new residential development will provide pedestrian and bicycle linkages which connect with major transportation corridors and the proposed Carlsbad Trail System. A minimum of 2.0 acres of Community Facilities services will be provided in Planning Area 2 and 3.0 acres in the Village Center to meet the needs of future residents. The Master Plan protects and conserves natural resources and fragile ecological areas by providing over 161.2 acres of open space identified within Link "B" of the HMP. 1^ GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP M-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 6 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE CIRCULATION Streets and Traffic Control Goal A. 8 - Promote, encourage and accommodate a variety of transportation modes as altematives to the automobile. Objective B.l/Policies C.16/C.18 - Provide adequate circulation infrastmcture concurrent with or prior to the demand for such facilities. A pedestrian and bicycle circulation plan will provide access from all areas within the Master Plan and will connect to existing and proposed public transportation stops along circulation element roadways. The Zone 14 LFMP and Master Plan identify the circulation infrastmcture needs, including traffic signals, and phasing requirements for dedication and installation of the circulation facilities necessary for development of the Master Plan. NOISE Land Use Goal A.l/Policy C.5 - Ensure that land uses are not significantly impacted by noise and enforce the City's policies regarding acceptable noise levels for residential development. Residential neighborhoods located along Carmon Road, College Boulevard, and El Camino Real have been identified as being potentially impacted by roadway noise. These neighborhoods will be required to comply with noise mitigation measures to ensure that the City's maximum exterior noise level of 60 dBA CNEL and maximum interior noise level of 45 dBA CNEL is not exceeded. HOUSING ELEMENT Goal 2 - Develop new housing with diversity of types, prices, tenures, densities and locations and in sufficient quantity to meet the demand of anticipated City and Regional growth. Objective 2.1 - Allow development of sufficient new housing to meet Carlsbad's share of the total regional housing need as identified by SANDAG. A variety of housing types and densities will be provided including multi-family, single family, for sale, and rental units. 15% of the total number of units will be made available to lower-income households. An additional 56 units will be made available in the West Village to moderate-income households. The Master Plan proposes 442 units within 3 planning areas to be developed at densities greater than 20 dwelling units per acre. The provision of these high density multi- family units along with the 56 moderate-rate units helps to meet the City's share of the regional affordable housing needs as identified by SANDAG. f5 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 7 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE OPEN SPACE & CONVERSATION Open Space Plaiming and Protection Policy C.4 - Identify open space for protection, management, and potential enhancement to maintain and increase its value as wildlife habitat. Special Resource Protection Objective B.IO - Develop a plan for maintenance of sensitive environmental resources. Policy C.6 - Designate buffers next to sensitive environmental areas. Trail Svstem Policy C.3 - Obtain an irrevocable offer of dedication (I.O.D.) for trails proposed as part of the Carlsbad Trail System. Fire Risk Management Goal A.l/Objective B.2 - Provide environmentally sensitive mitigation to minimize risks presented by native wildland open space. The project will result in the preservation of 161.8 acres of open space that will establish and maintain a regionally significant multi-species wildlife corridor consistent with the City's HMP, provide a citywide trail segment, and will rezone the open space areas to Open Space. The project has been conditioned to require the proposed wildlife habitat preserve to be managed and financed in perpetuity consistent with an approved management program. The project provides a minimum 60-foot wide buffer to protect the adjacent open space from developable portions of the residential lots. 100-foot wetland buffers are provided adjacent to wetland habitat areas, except in areas where a reduced width is agreed to by the Wildlife Agencies. The project requires an I.O.D. for all trail segments identified in the Citywide Trail System and a permanent easement for public use of all community trails. The fire risk presented by adjacent natural open space is mitigated by requiring fire suppression buffers within the boundaries of the development area which do not encroach into the "hardline" open space preserve areas. ^6 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 8 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE Water Ouaiitv Objective B.2/Policy C.3 - Design storm water conveyance systems which do not adversely impact sensitive environmental resources. Policy C.22 - Protect slopes and chaimels from erosion and storm water mnoff. Cluster development on the least environmentally sensitive portions of the site. The project incorporates storm water quality control measures (BMPs) consistent with a conceptual Storm Water Pollution Prevention Plan SWPPP prepared for the project to avoid adversely impacting sensitive water resources. The project has been designed to comply with applicable site design principals including clustering development on the least environmentally sensitive portions of the site; by creating and restoring riparian corridors, wetlands and buffer zones; and by limiting the disturbance of natural drainage systems to the greatest extent possible. PARKS & RECREATION Park Development Policy C.l - Ensure that any and all parkland dedications shall be developable and usable for park purposes. Policy C.8 - Require the individual developers of master plarmed communities to provide pocket parks and active recreational facilities unique to each development. Plarming Area 12 has been, dedicated, graded and prepared for the development of a City park and City fire station. Within each of the East and West Villages there will be a minimum 1.0 acre (net) centralized common recreation facility that will provide passive as well as active types of recreational activities, including, but not limited to, a common swimming pool, tennis courts, basketball courts, and/or picnic areas. Additionally, all plarmed development and multi-family Planning Areas will have pocket parks or common recreation areas to serve as active or passive space where residents can gather. PUBLIC SAFETY Flood Hazards Policies C.3/C.5 - Require all drainage facilities to comply with the City's "Standard Design Criteria" and ensure compliance with Titles 18 and 20 pertaining to drainage and flood control stmctures. The project is required to install properly sized drainage facilities to handle the 100-year flood conditions and to ensure compliance with Titles 18 and 20 pertaining to drainage and flood control stmctures. The General Plan Amendment is required due to the modifications being proposed to the boundaries of the various Planning Areas and in a couple of instances their change of location within the Robertson Ranch West Village. However, the net result of the modifications is the retention of the same number of residential units (672) and an increase in the Open Space by GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 RANCH WEST VILLAGE October 17, 2012 PAGE 9 ROBERTSON 18.2 acres that was approved by the Master Plan in 2006. Table 2 summarizes the proposed changes to the Master Plan as follows: ACTION NET ACRES LAND USE DWELLING UNITS Existing Proposed Existing Proposed Existing Proposed PA 1 Delete 4.6 0.0 RM OS 27 0 PA 2 Shift 2.0 2.0 RM CF 0 0 PA 3 Modify 18.5 15.4 RM RM 82 85 PA4 Shift 1.0 1.0 OS OS 0 0 PA 5 Modify 8.2 9.5 RLM RLM 25 36 PA 6 Modify 15.4 14.8 RM RM 61 87 PA 7 Modify 9.6 5.1 RH RH 201 116 PA 8 Modify 9.3 11.8 RH RH 186 248 PA 9/10 Modify 23.1 18.5 RLM RLM 34/37 74 PA 11 Modify 15.1 15.3 L L 0 0 PA 12 Modify 13.5 16.1 OS OS 0 0 PA 13 Modify 6.7 4.3 RM RM 19 26 UNIT TOTALS 672 672 PA 1 and PA 23 (A,B,C) Modify 70.1 88.3 OS OS 0 0 In addition to the Plarming Areas' boundaries modifications, various text amendments had to be made to reflect the modifications to the maps, land uses, unit counts, and master plan zoning. Some text changes are clean-up items and some update development standards. A summary of the significant changes follow: • Circuitous Routing: The Master Plan was approved with a requirement to design Planning Areas 5, 9, and 10 with circuitous routing with the intention of discouraging possible traffic into or through the Colony neighborhood to the north. Since the master plan is proposed to be amended to allow Planning Areas 5, 9, and 10 to be gated subdivisions, the circuitous routing requirement is unnecessary and is being eliminated. • Planning Area 1 was designated as a multi-family residential neighborhood with the potential of developing with 27 homes. Plarming Area 1 is now designated as Open Space and the 27 units have been dispersed into the remainder of the West Village. • A floating Recreational Vehicle (RV) storage area was designated within Planning Area 1 as Planning Area 2. The required RV storage for the West Village will be located in Planning Area 22. Planning Area 2 is now defined as a 2.0 acre neighborhood for Community Facilities. • Additional Community Facilities uses are listed for Planning Area 2 and Planning Area 11. They include: amphitheater, community garden, urban farm, farmers' market, and dog park. • Plarming Area 13 was designated as a future elementary school site. The Carlsbad Unified School District chose not to acquire the site and it has therefore been re-designated for single ^ 7^ GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 10 family home development. References to the future school have also been modified or deleted from the master plan. • A two acre City of Carlsbad Fire Station has been incorporated into Planning Area 12. • The master plan made several references to allowed interim uses prior to development approvals for the various West Village Planning Areas. Since the final uses for the West Village are being established by this project, those references have been deleted from the master plan. • The required Inclusionary Housing units will be located in PAs 7 and/or 8 only. The general statement for altemate locations throughout the Master Plan "or within any other portion of the Master Plan as approved by the City of Carlsbad" has been deleted. • Planning Area 3 is designated for single family residential development with a minimum lot size of 4,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. • Planning Area 5 is designated for single family residential development with a minimum lot size of 8,500 square feet. This is a reduction from the 10,000 square foot minimum standard in the Master Plan. Standard single family subdivisions have a minimum lot size of 7,500. • Planning Area 6 is designated for single family residential development with a minimum lot size of 5,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Plarmed Development Ordinance ranges from 3,500 to 5,000 square feet. • Plarming Area 9 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is a reduction from the 7,500 square foot minimum standard in the Master Plan. The minimum lot size required by the Plarmed Development Ordinance ranges from 3,500 to 5,000 square feet. • Plarming Area 10 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is an increase from the 5,000 square foot minimum standard in the Master Plan. The minimum lot size required by the Plarmed Development Ordinance ranges from 3,500 to 5,000 square feet. C. Subdivision Ordinance A master Vesting Tentative Map is proposed to establish boundaries for each of the Plarming Areas. When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application was deemed complete as described in Califomia Govemment Code Section 66474.2. A vesting map protects the owner of the subdivided property from being subject to new regulations adopted after the approval of the tentative map but prior to the recordation of the final map. There are 13 lots. The following Table 3 provides a summary: TABLE 3 - WEST VILLAGE PLANNING AREAS BY LOT LOT# PLANNING AREA GROSS ACRES ZONING Lotl PA 2 1.87 CF Lot 2 PA 1, PA 23A 34.57 OS GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 11 TABLE 3 - WEST VILLAGE PLANNING AREAS BY LOT CONTINUED LOT# PLANNING AREA GROSS ACRES ZONING Lot 3 PA 3 17.44 RD-M Lot 4 PA 4 1.2 OS Lot 5 PA 5 10.98 R-1-8,500 Lot 6 PA 6 17.95 R-1-6,000 Lot 7 PA 7 7.7 RD-M Lot 8 PA 8 15.76 RD-M Lot 9 PA 9/10 21.27 RD-M Lot 10 PA 23B 12.72 OS Lot 11 PA 11 16.21 CF/L Lot 12 PA 23C 38.64 OS Lot 13 PA 13 4.58 RD-M The proposed map design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, Tities 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act. Lot sizes are appropriate for their intended purpose which is for future individual residential subdivisions and or larger commercial or community facility development. Public vehicular access is provided and lots will be suitable for future residential, commercial, recreational, and community facilities development. Surrounding properties are developed or are developing mostly with residential neighborhoods. There are some nearby commercial and recreational development areas shown on the General Plan. Development of the Robertson Ranch West Village will include single-family and multi- family residential development as well as commercial development and preserved open space for both passive and active recreation. The design of the subdivision and the required improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. All easements have been identified and none are affected by the proposed subdivision and the subdivision of the property includes the creation and dedication of public streets necessary for the access to each newly created lot. D. Hillside Development Regulations A Hillside Development Permit is required for the subdivision because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. The purpose of this permit is to review the proposed development for conformance with the Hillside Development Regulations (C.M.C. Chapter 21.95). The development proposal is in conformance with the purpose and intent of this chapter as well as the other provisions of the regulations. Development of Natural Slopes Over Forty Percent Gradients The hillside slope conditions have been identified on the project constraints map for the subdivision. In order to be considered undevelopable, the slope must contain all of the )O0 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 12 following: 1) a slope gradient of greater than 40%, 2) an elevation differential of greater than 15 feet, 3) a minimum area of 10,000 square feet, and 4) comprise a prominent land form feature. The majority of the slope areas that meet this criteria within the West Village are located within proposed Lots 2, 10, and 12, which are being preserved in open space as part of development. However, some slopes adjacent to El Camino Real are greater than 40% and are eroding from lack of natural vegetation. Those slopes adjacent to El Camino Real are excluded from the Hillside Development Regulations (Section 21.95.130 Exclusions) and may be developed for the sake of stabilizing and landscaping the slopes for the ultimate improvement of a Prime Arterial. Volume of Grading The standards require that volumes of grading be minimized. The relative acceptability of hillside grading volume falls into the following three categories: 1) Acceptable: 0 - 7,999 cubic yards per acre (cy/ac), 2) Potentially Acceptable: 8,000 - 10,000 cy/ac, and 3) Unacceptable: greater than 10,000 cy/ac. The project covers 201.37 acres and the earthwork proposed will total 1,460,500 cubic yards in a balanced grading operation with earthwork quantities totaling 9,152 cubic yards per graded acre. A balanced grading operation is one in which no export or import of dirt from or to the site is required. Quantities that are less than 10,000 but greater than 8,000 cubic yards per acre are considered potentially acceptable and must be acceptably justified subject to the approval of the City Plaimer and City Engineer. Justification for the proposed level of grading quantities stems fi'om the predominantly single family residential nature of the future development of the master plan. The map calls for the creation of larger pads which requires greater cut and fill per acre. The larger pads will accommodate the development of single family lots along cul-de-sac streets. The large pad approach to development of the West Village is the same design plan used for the East Village. This will create a homogeneous neighborhood development pattem. The large cul-de-sac pads terrace in the same manner as the natural slope. The amount of slope in between cul-de-sac pads is limited by the intemal street system which is limited to less than 6.5% slope grade. The elevation differences between the highest point of the subdivision and the lowest point is approximately 46 feet (184 - 138 above sea level) Greater grading quantities are required to reduce the grade differences between lots which in tum reduce the road grades throughout the subdivision. Grading of the property also includes cutting the natural slopes adjacent to El Camino Real, a prime arterial, in order to complete tum lanes and pedestrian improvements along the northbound lanes. Slope Height Manufactured slopes may not exceed 40 feet in height, unless excluded pursuant to C.M.C. Section 21.95.130, or a modification is granted pursuant to C.M.C. Section 21.95.140. The proposed manufactured slopes which are directly associated with El Camino Real, future street "Y" and the southem end of the street for Lot 9 (Planning Areas 9/10), extend up to or exceed 40 feet in height. However, pursuant to Section 21.95.130, each of these slopes may be exempted from the 40 foot height limit because the location of El Camino Real (a Circulation Element Roadway) and the other streets (collector streets) are in their environmentally preferred locations and comply with all other City standards. The El Camino Real alignment has been established loi GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 13 - since incorporation of the City and the onsite collector streets take the best advantage of the existing slopes, disturbed areas, and connection points between them. Contour Grading The Hillside Development Regulations require that all manufactured slopes which are greater than 20 feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element roadway, collector street, or useable public open space area shall be contour graded. Slopes along El Camino Real and Tamarack Avenue are designed with undulation similar to natural contours. Screening Manufactured Slopes The Hillside Development Regulations require that all manufactured slopes be landscaped in accordance with the City's Landscape Manual. With the exception of the perimeter slopes adjacent to the open space preserve, which will be planted with naturalizing species to avoid the introduction of invasive plant species to adjacent natural areas, all manufactured slopes will be landscaped in accordance with the City's Landscape Manual. Hillside and Hilltop Architecture & Slope Edge Building Setbacks The project grading is proposed only in anticipation of future development. No homes or other stmctures are proposed at this time. Roadway Design The Hillside Development Regulations require that hillside roadway design be consistent with the City's Hillside Development Guidelines. Accordingly, hillside roadways should follow the natural hillside landform and avoid large notches in ridgelines. The West Village Tamarack Avenue connection (future street "Y") has been designed to hillside standards with a reduced right-of-way width and up to a 15% slope gradient. The alignment was set to meet engineering design standards and minimize disturbance of natural areas to the maximum extent practicable while providing altemate access for the public and local residents to the site. In general, the proposed circulation system exhibits a street design which follows the natural sloping topography, avoids large notches in ridgelines, and does not greatiy alter the physical and/or visual character of the hillsides. Hillside Drainage The project incorporates undulating graded slopes and a street design which follows the topography of the property. A street and natural hillside drainage network has been designed to anticipate mnoff and direct it to several locations within the open space areas in an effort to reduce the locations of concentrated flow and to maintain and promote growth of the natural vegetation. 10^ GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 14 Modification to Development and Design Standards No modifications to standards are proposed. E. El Camino Real Corridor Development Standards The El Camino Real Corridor Development Standards (ECRDS) were adopted in 1984 with the intent and purpose to maintain and enhance the appearance of the El Camino Real roadway area. The document is intended to further the goals of the Land Use element of the General Plan in its objective of preserving unique City resources as they relate to highways. The areas subject to the development standards are all lots fronting on El Camino Real within 300 feet for upslope properties 5 or more feet higher than street grade, within 500 feet for downslope properties 5 or more feet lower than street grade, and within 400 feet for at-grade properties 5 or fewer feet above or below street grade. A portion of Planning Area 1 and Planning Area 2 of the West Village are subject to the Area 2 standards ofthe ECRDS. The remaining portion of Planning Area 1 and Planning Areas 7, 11, and 23C of the West Village are subject to the Area 3 standards of the ECRDS. Future development within these planning areas will require the review and approval of a subsequent Special Use Permit. The project generally complies with the El Camino Real Corridor Development Standards as discussed in Tables 4 and 5 below. Where compliance is not achievable, findings are included to justify the deviations to standards. TABLE 4 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Suburban Residential No stmctures are proposed at this time. Planning Area 2 is designated as a Community Facilities site. Yes Median Breaks Only at major intersections No median break is proposed. Yes Sidewalks City standard entire length Provided per City standards. Curb adjacent and meandering. Yes Signs Wall signs only; wood, extemally lighted; metal/plastic intemal/extemal lighting No signs are proposed at this time. Yes Building Height Maximum 35 feet from pad grade. No stmctures are proposed at this time. Yes Grading No cut or fill exceeding 10 ft. from original grade. The proposed pad elevation for Planning Area 2 is within 10 feet of the original grade. Yes 103 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 15 TABLE 4 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Setback from roadway Non-Residential: 25 feet landscaped No stmctures are proposed at this time. A 50-foot stmcture setback is required for Planning Area 2. Yes Street Fumiture Any contemporary type: wood, concrete or combination. A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street fumiture. Yes Street Light Spacing City Standard Street lights are proposed at the City Standard Yes Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No stmctures are proposed at this time. Yes Anticipated Land Uses No change from existing Land Use Plan The existing land use plan (at the time of the corridor standards were adopted) was changed with the adoption of the Robertson Ranch Master Plan. This project includes a proposed change in land use from residential/open space to community facilities/open space. No TABLE 5 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 3 STANDARDS (Planning Areas 1, 7,11,23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Rural Residential No stmctures are proposed at this time. Yes Median Breaks Only at major intersections One median break is proposed at the main entry (Street Z). Yes Sidewalks None adjacent to the street. Meandering non-contiguous and contiguous sidewalk is proposed. No Signs Wall signs only; wood, extemally lighted. No signs are proposed at this time. Yes GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 16 TABLE 5 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 3 STANDARDS (Planning Areas 1, 7,11,23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Building Height Areas upslope, downslope (less than 15 feet) and at grade [in relation to El Camino Real (ECR)]: 15' max from pad within 100' ofthe ECR r.o.w. 25' max from pad within 100'-200' ofthe ECR r.o.w. 35' max from pad within 200'-300' ofthe ECR r.o.w. No stmctures are proposed at this time. Future development within Planning Areas 7 and 11 will be subject to these height restrictions. Outside of 300 feet from the ECR right-of-way a 40-foot height is allowed in PA 7 and a 35-foot height is allowed in PA 11. Yes Grading No cut or fill exceeding 10 feet from original grade. Earthwork outside of the setback may exceed this amount in isolated areas, as a result of extreme, localized conditions, or for the provision of public streets. Variance may be granted by the City Planner and City Engineer. Compliance with the standard is infeasible because of the extraordinarily steep topography within PAs 7 and 11 adjacent to El Camino Real. More than 10 feet of cut is proposed. However, the intent of the scenic preservation overlay zone and the scenic quality of the corridor can be maintained since the master plan is proposed with a greater building setback than required in the ECRDS, the pad for PAs 7 and 11 are elevated more than 15 feet above the street level, and the intervening slopes will be landscaped. All of these three elements combined will emphasize a naturalizing landscape presence to El Camino Real versus a built presence created by buildings near the street right-of-way. Traffic safety will not be affected by the proposed slope cuts since all required site lines are maintained for El Camino Real. Yes Setback from roadway 45' or 15' from top-of-slope whichever is greater. No stmctures are proposed at this time. A 50-foot stmcture setback is required in both PA 7 and PA 11 for future development. Yes GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 17 TABLE 5 - EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 3 STANDARDS [Planning Areas 1, 7,11,23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Street Fumiture Wood only A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street fumiture. No Street Light Spacing Double distance between poles from City standard The project design is per the City standard. No Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No stmctures are proposed at this time. Yes Anticipated Land Uses N/A N/A N/A Deviations to the above standards may be granted by the Planning Commission. The following findings can be made for those elements of the project design which are not in compliance with the El Camino Real Corridor Development Standards: 1) Compliance with the Anticipated Land Use restriction, non-contiguous sidewalk, wood street fumiture and double distance street light spacing standards are infeasible for this project since land use change is the essence of the creation of a Master Plan and is necessary to fulfill the Master Plan vision, a street adjacent sidewalk in some instances is necessary to accommodate bus passengers and to reduce open space encroachment, wood street fumiture is not as durable as contemporary materials, and the double street light spacing has already been overridden in favor of the City standard for the existing improvements to El Camino Real between the Country Store and College Boulevard and should therefore also be applied to the project. 2) That the scenic qualities of the corridor will continue to be maintained if the anticipated land use, non-contiguous sidewalk, wood street fumiture and double distance street light spacing standards are not fulfilled since these elements are lesser components of a whole that creates the corridor's scenic quality and their absence will not adversely affect the whole. 3) That the project, including non-compliance with Anticipated Land Use restriction, non- contiguous sidewalk, wood street fumiture and double distance street light spacing standards will not have an adverse impact on traffic safety in that non-compliance with any of these standards either are not related to the movement of traffic on El Camino Real or in the case of street light spacing will provide more illumination along the street frontage than required by the El Camino Real Corridor Development Standards. 4) That the West Village project is generally designed so as to meet the intent of the scenic preservation overlay zone through the use of landscape and grading design adjacent to El Camino Real. I oh GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 18 F. Habitat Management Plan The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the City, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the City while allowing for additional development consistent with the City's General Plan and its Growth Management Plan. In so doing, the Plan is intended to lead to citywdde permits and authorization for the incidental take of sensitive species in conjunction with private development projects, public projects, and other activities, which are consistent with the Plan. The HMP adopted in November 2004 identified the subject property as a Standards Area (Zone 14) with existing Hardline Preserve Area areas to the north and south. Along with the approval of the Robertson Ranch Master Plan in 2006, the standards area status of the Robertson Ranch was changed with the establishment of Hardline Preserve Areas throughout the east and west Villages of the plan. Mitigation for the impacts to habitat and animal species was developed and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council. Development of the East Village triggered the necessity to implement several of the mitigation measures outlined in the MMRP for the entire master plan area and have been completed or are in progress. The effects of the proposed project on the HMP are limited to the changes related to the expansion of the Hardline Preserve Areas (Planning Areas 1, 23A, 23B, and 23C). The existing hardline is shown on the official Robertson Ranch Hardline Map. This hardline was originally adopted through the "Concurrence on Hardline Design for Robertson Ranch" correspondence from the United States Fish and Wildlife Service (USFWS) and Califomia Department of Fish and Game (CDFG), dated Feb. 11, 2005. One ofthe findings of this Hardline Map was that it preserves more than 70% of the coastal sage scmb (CSS) onsite. This hardline design was subsequently amended through a minor amendment, allowing for the "Tamarack connection modifications", through correspondence from the USFWS and CDFG (fax date Apr. 5, 2007) which preserves 68.4% of the existing Diegan coastal sage scmb (DCSS) on the property, but a greater additional area of CSS than that impacted is revegetated. The proposed hardline will constitute a second minor amendment to the hardline that involves the West Village only. The proposed hardline will preserve 66.1% of the existing DCSS onsite, but an even greater area of CSS, including the formal revegetation and management of the entire Habitat Corridor, to provide a natural wildlife link consistent with the Carlsbad HMP is revegetated. A Biological Technical Report for the Robertson Ranch West Village was prepared by Planning Systems (dated June 1, 2012). As demonstrated in the technical report, the proposed hardline alignment results in an increase in the amount of sensitive habitat by increasing the amount of Diegan coastal sage scmb (DCSS) by 0.04 acres, and also by increasing the amount of Southem willow scmb (SWS) by 0.20 acres and Coastal valley freshwater marsh by 0.82 acres. This results in a total increase in sensitive habitats of 1.06 acres. Further, an additional 4.47 acres of agricultural lands will be added to the hardline and revegetated with native hydro seed. Thus, while the proposed hardline does increase impacts to existing DCSS by 2.5 acres, the proposed hardline (including both existing preserve and revegetated native preserve) makes up this lol GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 19 difference and then increases the total sensitive habitats within the hardline by an additional 1.06 acres. The hardline increases the overall (sensitive and non-sensitive) acreage of hardline area by 5.41 acres. Thus, the proposed hardline alignment increases both the amount of sensitive biological habitats, and the total amount of protected open space on the Robertson Ranch West Village. Because the project includes the Minor HMP Amendment, concurrence from the Califomia Department of Fish and Game (CDFG) and the United States Fish and Wildlife Service (USFWS), collectively referred to as the Wildlife Agencies, is required. An HMP Equivalency Determination from them was received in August, 2012 acknowledging the minor amendment to the HMP Hardline Preserve Area proposed by the project increases land area and habitat volume and can therefore be found to be equivalent to the existing Robertson Ranch Hardline Preserve Area. G. Inclusionary Housing The Master Plan establishes a program for the future development of the Robertson Ranch East and West Villages which includes residential units that are both market rate and affordable to lower income households. Prior to the recordation of the Vesting Tentative Map, the applicant must enter into an Affordable Housing Agreement stipulating that within the West Village, 56 units shall be provided to the moderate income category household and 101 units shall be provided to the low income category household. H. Local Facilities Management Plan: Zone 14 The Robertson Ranch Master Plan was adopted as in compliance with the Zone 14 Local Facilities Management Plan. The proposed amendments to the master plan do not change the growth projections analyzed in the Zone 14 Local Facilities Management Plan. No new facilities analysis is required and no amendment to the facilities plan is necessary. V. ENVIRONMENTAL REVIEW Pursuant to the Califomia Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Certified Environmental Impact Report for the Robertson Ranch. Impacts are substantially within the scope identified within the Robertson Ranch EIR. The environmental impact assessment identified potentially significant impacts to biological resources. Mitigation measures have been incorporated into the design of the project or have been placed as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequentiy, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE October 17,2012 PAGE 20 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of mles, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR is intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. The project incorporates the required EIR mitigation measures, and through the analysis of supplemental plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, a determination has been made that the project impacts are mitigated to a level of less than significant. The Roberson Ranch Master Plan EIR and additional technical studies are cited as the source documents of this environmental evaluation. ATTACHMENTS: 1. Planning Commission Resolution No. 6911 (MND) 2. Planning Commission Resolution No. 6912 (GPA/MP) 3. Planning Commission Resolution No. 6913 (CT/SUP/HDP) 4. Planning Commission Resolution No. 6914 (HMP) 5. Location Map 6. Disclosure Statement 7. Robertson Ranch Master Plan as amended by the West Village Update (Previously distributed to the Planning Conmiission and on file with the Planning Division) 8. Reduced Exhibits "A"-"U" 9. Letters regarding the project 10. Full Size Exhibits "A"-"U" dated October 17, 2012 ^ CITY OF CARLSBAD DISCLOSURE STATEMEN.TL P-1(A) CITY OF CARLSBAD AUG 27 2012 Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The foliowing information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, tmst, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1 p-1 (A) APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) y Corp/Part K/^<v><H4o Cx)srgfeA UL-(L- H l^fK Title (Pu^roETR^ Person Title Address Address Sr^^^^ lOiLst^i(g<^ ^4^^ ^loo -BeV^ieoL^ WiUL^ CA <R021 \ OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). if the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Title Address Corp/Part Rv^ofc^ Cx^rg-fi^ Lt^C^ Title DiMMgte^ Address %3S3> UilUSHi^ e>t^\7c^ ^-700 Page 1 of 2 Revised 07/10 110 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust. Title Address Non Profit/Trust Title N/^ Address Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? I I Yes X No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. above information is true and correct to the best of my knowledge Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent p-1 (A) Page 2 of 2 Revised 07/10 /// Shapell Land Company LLC is the sole owner of Rancho Costera LLC RANCHO COSTERA LLC, a Delaware limited liability company By: Name: Titie: Rancho Costera LLC Officers: William P. West, President Tim Saunders, Vice President Jon H. Sasaki, Treasurer Thomas A. Ingram, Secretary }IX CITY OF OCEANSIDE SITE CITY OF VISTA r mts usieo DO HOT imm VESTING MASTER TENTATIVE MAP FOR RANCHO COSTERA SHEET 1 OF 21 SHEETS CT 11-01 MP 02-03(C) HDP 11-01 SUP 11-02 HMP 11-03 nPADINa ANALYSIS r,FNFRAL NOTES „ „ . 208-010-40 1. ASSCSSCK'S PARCa ««» ml7 AC 2. 9Tt ACHiAOC. J cxsmc zomo AM efNcm FLAX oesmAm. . .LC J usAosorwis. "~ 5 Hvusnt orommc ours. "^^ 7. TOTAL tmom or LOTS. " « pnoposo ocftsin. "j^* J fltKOTVff COVOiAGC 10 BMOmC SOVARE roOTACC n. pcRcaiTAec ormioBC LMOSCAPED — t2. PAPme RCOuTpmnTS IJ. £A1JN0 APtA. K opa spAce/Kc ARIA PCOMWITS ,L tc (OPEN SPACE LOTS) IS imocyaoPAar APCA (S 2I.SJ.2X). Wanes pes SOBTPTSOH PAHCM M» 02-OJ) le. STotAcc spAce. "-^ 17. AKPACEDAir IRVTTC IS. AmiACePOTAOf WATER OOMAO , ]1 PCAK POTASLC WATEK OEUAM m. <^ 20. PEAK ««m «> I^JSTBAL WATER OE^Am ... 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JOB MO.: 101307 »10 WJAJJ ^^(h-rtin D«MEER OF WORK DATE: fiBIRGE OW RCE: 32014 C:VO»a7\l007A130.*it Aug 29. 2D)2 2:44^ October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members ofthe Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. Upon reviewing the approved Master Plan, I believe that the proposed plan by Shapell should be approved. Sincerely, Shaun Wilkins 527 E. Center Street #164 Anaheim, CA 92805 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4,2012 iC'"-/ C^t- ':-:^7r. I OCT •2;-^' i Planning Commission '^^^^t\l-;t ^.f.; City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shapell is known throughout the state of Califomia for its design standards. As a builder, they have a solid reputation for constructing quality homes. Combine those architectural and construction standards with decades of experience developing communities like Gale Ranch in Northem Califomia and Porter Ranch in Southem California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17,2012 meeting and urge you to approve the proposed plan amendment. Sincerely, Clint Harper 44897 Camino Alamosa Temecula, CA 92592 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 135 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shapell is well known throughout the state of California for its design standards and as a builder, they have a solid reputation for consttucting quality homes. Combine those architectural and construction standards with decades of experience developing communities like Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012-meeting and urge you to approve the proposed plan amendment. Sincerely, Paul McClay 1184 9 Avenida Sivrita San Diego, CA 92128 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission ' City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 ~~" " RE: Case Number: GPA 11-07/ MP 02-OSC/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Conmiission Hearing October 17, 2012 To the members of the Planning Conmiission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City ofCarlsbad, but the community as well. Shapell is a reputable builder, well known throughout the state of California, with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, Todd Greer 33580 Breckenridge Wildomar, CA 92595 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 )31 October 4, 2012 jC^? nr 3 L Planning Commission -1 City of Garlsbad — 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members ofthe Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe thatthe plan proposed by Shapell should be approved. Sincerely, Jerrnrter Hernandez 5al Criarlotte Drive San Marcos, CA 92069 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 /38 October 4, 2012 " ~^ Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, Califomia 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17,2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder, well known throughout the state of California, with the experience and financial resources to design and develop a proj ect of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, Andrew T. Guatelli 555 Eaton Street, Unit N Oceanside, CA 92054 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 /3f October 4, 2012 I ^ 17^' — - . . I err r Planning Commission j^^ ^ Gity ofCarlsbad I' -/'W,, • 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City ofCarlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, Robert Crisman 2302 Altisma Way #205 Carlsbad, CA 92009-6310 CC: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4,2012 /' ^ -y Planning Commission 1/ City of Carlsbad ^ ^ ^ ' 1635 Faraday Avenue r 3 Carlsbad, Califomia 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shapell is known throughout the state of Califomia for its design standards. As a builder, they have a solid reputation for constmcting quality homes. Combine those architectural and constmction standards with decades of experience developing communities such as Gale Ranch in Northern Califomia and Porter Ranch in Southem California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currentiy under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment. Sincerely, Ryan Boehmer 1035 S. Clementine Oceanside, CA 92054 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October4, 2012 ^^ ^ I Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, Califomia 92008 RE: Case Nmnber: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West ViUage To the members ofthe Planning Commission: Shapell is well known architect throughout the state of Califomia for its design standards and as a builder, they have a solid reputation for constmcting quality homes. In combination of those architectural and construction standards with decades of experience developing communities Kke Porter Ranch in Southem California and Gale Ranch in Nordiem California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currentiy under review that wiU be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment Sincerely, Deborah Wrobel 1871 St Thomas Road Vista, CA 92081 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 j'^"^ - Planning Commission ' - - ^ City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE; Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members ofthe Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that approving this plan would benefit not only the City of Carlsbad but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe thatthe plan proposed by Shapell should be approved. Sincerely, Monica Banks 2060 E. Mission Road Fallbrook, CA 92028 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 /Cir^ I Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shapell is known throughout the state of California for its design standards. As a builder, they have a solid reputation for constructing quality homes. Combine those architectural and construction standards with decades of experience developing communities like Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the upcoming October 17, 2012 meeting and urge you to approve the proposed plan amendment. Sincerely, n i-TanKiin 941 Temple Street San Diego, CA92106 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 rv I - - Planning Commission p£/i , , City of Carlsbad '" ' -ll '"' 1635 Faraday Avenue "^^^ Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members ofthe Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. Upon reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, ^4/ David Skelly 3047 Via De Caballo Encinitas, CA 92024 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission aty of Carlsbad 1635 Faraday Avenue Carlsbad, Califomia 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West ViUage To the members of the Planning Commission: ShapeU is weU known architect throu^out the state of Califomia for its design standards and as a builder, they have a solid reputation for constmcting quality homes. In combination of those architectural and constmction standards with decades of experience developing communities like Gale Ranch in Northem Califoraia and Porter Ranch in Southem California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currentiy imder review that wiU be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment Sincerely, Richard SpiUer 30205 Skipjack Dr. Canyon Lake, CA 92587 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 Christer Westman From: Judy Miller <miller65@roadrunner.com> Sent: Thursday, October 04, 2012 4:49 PM To: Christer Westman Subject: Robertson Ranch-Colony Resident October 4,2012 City ofCarlsbad Planning Commission Dear Planning Commissioners: We are original homeowners in The Colony at Calavera Hills (1983) and enjoy our peaceful and safe community neighborhood. We are familiar with the Robertson Ranch development and realize it will have a huge impact on The Colony. As homeowners on Gateshead Road, we drive down either Edmburgh Drive or Glasgow Drive to get to our home. We support Shappel Homes' proposed amendment for gated connections at the end of Glasgow and Edinburgh. The gated connections will keep our neighborhood safe, meet the needs of the City, and allows the Developer to proceed with their project. We urge you to approve the proposed gated connections to the Colony. Respectfully, Ken and Judy Miller 4753 Gateshead Road Carlsbad, CA 92010 (760) 434-4753 7^7 Octobers, 2012 City of Carlsbad Planning Department and planning commissioners, I am an original 30 year owner at the Colony of Calavera Hills, I live two houses in from the proposed connection and gate to the Robertson Ranch West Village. This is a huge impact for the safety of our community and we fully support the proposed gated connection into the quiet streets of our community. This is the best solution for everyone's safety. Thank you, Gerardo & Abby Gomez 4765 Gateshead Rd 760-729-2675 Christer Westman From: Sent: To: Subject: Kevin Anderson <cbadandersons@gmail.com> Thursday, October 04, 2012 8:44 PM Christer Westman Robertson Ranch Development 10-4-2012 Christer Westman City of Carlsbad Planning Department Dear Mr. Westman, I am writing to you as a long-time homeowner in Carlsbad residing in The Colony at Calavera Hills Homeowners Association. 1 have lived in tiiis amazing neighborhood for 25 years. I have raised my family among the many fine friends and neighbors in our littie community. All of us take care of each other and look out for each other. I understand there is going to be a Robertson Ranch development that will connect at the end of Glasgow Drive and also at the end of Edinburgh Drive. The proposal includes gated communities for the homes built at the ends of these streets. I am writing to urge you to approve the plan to build gated conmiunities at the end of Edinburgh Drive and Glasgow Drive a^part of the Robertson Ranch development. By Hmiting the traffic that would come through our neighborhood by drivers trying to use our side streets as a short cut, it will allow our children and grandchildren to continue to live and grow in the safe community we have known for tiie past 25 years. I can't stress enough the importance of this plan. We ask for your support of this proposal. Respectfully, Kevin J. Anderson 4782 Gateshead Rd Carlsbad, Ca. 92010 760-716-9355 /V7 October 4, 2012 City of Carlsbad Planning Commission Re: Approval of gated communities for Shapell Dear Commissioners: We have been homeowners in The Colony at Calavera Hills for the past 10 years. As you are probably aware the Colony is one ofthe few unique communities that is isolated with only one direction in and out. This seclusion has given us a wonderful community to raise kids. One ofthe things that attracted us to this community was the number of kids that are out front playing in the yard and riding their bikes up and down the street. With the development ofthe Robertson Ranch land adjacent to our community we are in jeopardy of losing our isolation and significantly changing how we live in our community. While new development is important to our community I believe is should not be at the expense ofthe residents that already call it home. For the past 6 years we have been working with the city and the developers in an effort to minimize the impact of the connecting development on our community. In the first version of the master plan we were able to convince the city to use circuitous routing on the connecting streets to minimize cut through traffic. Unfortunately within the past few years some changes have been made to the master plan that have cut down significantly on the circuitous routing leaving us vulnerable to cut through traffic and changing the way we live in our community. Recently the new builder, Shapell Homes, has proposed building gated entrances on the streets that connect to our community. This solution will help maintain our way of life and provide access for the new homeowners as well. I truly believe it is a win/win solution. We would like to urge you to approve the gated community for Shapell to help us maintain our community lifestyle and still provide growth and development of new homes. Sincerely Steven & Teresa Brandt 4757 Gateshead Rd. Carlsbad, CA 92010 760-730-1838 I50 Carlsbad Planning Commission 1200 Carlsbad Village Dr Carlsbad, Ca. 92008 Dear Commissioners, 21 years ago my wife and I chose to buy a home and raise our family in the Colony of Calaveras Hills. As a young Fire Captain, paramount in that decision was the safety of our children and feeling of community that the Colony provided. Now as a retired Fire Battalion Chief with 33 years of Fire Service, that feeling of safety and community are still as important as ever. As commissioners, you will soon have the opportunity to support the amendment proposed by Shappel Homes to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Development. The proposed gated design will provide direct emergency access in both directions, while eliminating the time consuming circuitous routing which would delay response times into both the West Village and Colony, while still exposing the Colony to cut through traffic and excessive average daily trips through our neighborhood. Your decision to support the proposed amendment will effectively give the three major stakeholders what they are asking for. How often does that happen? The developer will get an attractive, economically viable residential and commercial project. The city will receive the added tax base, while providing need housing, livable streets and shopping opportunities and the Colony will maintain the beauty of our neighborhood while preserving the safety of our families today and for generations to come. I strongly encourage you to support the proposed amendment by Shappel Homes to maintain the sense of community of these two developments and the city as a whole. Sincerely James Torretto 2725 Greenock Court Carlsbad, Ca. 92010 760-484-4407 151 Christer Westman From: Sent: To: Cc: Subject: dan/rhoda <drvantassel@earthlink. net> Friday, October 05, 2012 8:03 AM Christer Westman jillagosti@sbcglobal. net Support of Plan for Gating 4 October 2012 City of Carlsbad Planning Commission Dear Commissioners: My wife and I, who have lived in our home in the Colony at Calavera Hills for over a decade, are pleased to learn that Shapell Homes plans to incorporate gated entries for the development of the Robertson Ranch West Village at the points of Edinburg and Glascow Drives. The quality and safety of our lives and our neighborhood will be perpetuated by this method of egress and entry. We believe that this arrangement will reduce the amount and organize the direction of traffic and keep it from becoming problematic. We would greatly appreciate your approval of the proposed plan. Respectfully, Dan &. Rhoda Van Tassel 4750 Gateshead Road Carlsbad, CA 92010 760-729-8236 75 9, Christer Westman From: Jeff Zimmerman <jeffeim@gmail.com> Sent: Friday, October 05, 2012 10:50 AM To: Christer Westman Subject: Save our neighborhood Christer Westman Planning Department City of Carlsbad Dear Mr. Westman: I grew up in The Colony at Calavera Hills neighborhood, and I and my friends played ball and learned to bicycle on its quiet, safe streets. I'm now of voting age and I'd like to see the new crop of kids here in our 170-plus homes have the same safe upbringing. That's why I want the Planning Commission and, ultimately, the City Council to vote in favor of establishing gated communities at the end of Glasgow Drive and Edinburgh Drive, as proposed by the developer of the Robertson Ranch West Village project. This plan preserves the close-knit, safe Colony neighborhood yet lets the developer proceed with the West Village build-out, which is good for the entire city. Please vote "yes" on the plan's approval. Sincerely, Jeffrey Zimmerman 2740 Glasgow Drive Carlsbad, CA 92010 153 October 6, 2012 City of Carlsbad Planning Commission Dear Commissioners: I've been a homeowner in the Colony at Calavera Hills for many years, and I understand that there will be a decision coming soon on Shapell Homes' effort to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Village. The Robertson Ranch development will have a huge impact on The Colony. I/We are very much in favor of this terrific solution as it helps preserve and protect our neighborhood. Additionally, my understanding is that the plan improves emergency vehicle access since it will be direct versus the unusual circuitous routing previously approved. Sincerely, Lou & Kitty Piper Louis W Piper, Jr Kathryn W. Piper 4714 Edinburgh Dr, Carlsbad 760-434-4721 15^1 Christer Westman From: Jennifer Donohue <impactventures2@att.net> Sent: Sunday, October 07, 2012 1:05 PM To: Christer Westman Co: jillagosti@sbcglobal.net Subject: Robertson Ranch Christer Westman City of Carlsbad Planning Department Dear Mr. Westman, IVe been a homeowner in the Colony at Calavera Hills for 11 years, and I understand that there will be a decision coming soon on Shapell Honpes' effort to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Village. There could not be a better, safer, and more amicable solution. It benefits our young children who have been able to ride bikes in our neighborhood, the developers who are already in favor of this project, and provides direct access for emergency vehicles to those homes. I cannot imagine a better result. Please help us preserve our already awesome community. I know that if this were your neighborhood, you would want the same result. Sincerely, Jennifer Donohue 4729 Gateshead Road Carlsbad, CA 92010 155 10/1/2012 Dear Planning Commission: I am writing this letter in support of the Robertson Ranch Master Plan Amendment submitted to you by the Shapell Organization, especially in their proposal to connect to our Association streets and with the recommendation to help alleviate traffic by creating gated communities. For the past 2 years, I, as President of the Colony at Calavera Homeowners Association, have worked closely with representatives from Shapell to negotiate concerns that would impact the homeowners of our Association. These folks listened to our concerns and helped remedy these concerns. The Shapell Organization has been both professional and accommodating in their dealing with the Association. They graciously agreed to present their proposal for the connection of roads with our development at a Association Board meeting and at an evening meeting for our homeowners at the Harding Center. Thank you for your consideration. Frank J Voipe Jr. Past President Colony at Calavera Hills Homeowners Association October 1, 2012 City of Carlsbad Planning Department and Planning Commissioners To Whom It May Concern: My wife and I originally started a neighborhood committee in our HOA, The Colony at Calavera, back in 2006 when McMillan Homes initially presented their Master Plan forthe development ofthe Robertson Ranch. We named it the Robertson Ranch Committee and past commissioners and City Council people may recall that this committee we made several presentations back in 2006 challenging the street connections on Edinburgh and Glasgow Streets. Back then, we alerted our neighbors ofthe potential for having street connections that would allow cut-through traffic through our neighborhood. The traffic studies revealed that the volume of traffic projected on the McMillan Master Plan was going to be close to the failure rate established by the city but after several delays in the Planning Commission approval process due to this and other factors, it passed both the Planning Commission and the City Council members' vote. We have diligently followed the developments over the last 6 years and when we found out that Shapell Homes had purchased the property, we immediately made contact to develop a relationship with them. It has been a very rewarding experience as the Shapell representatives and their designers came to the same conclusions that we had 6 years prior and that was to have a gated community at the ends of Edinburgh and Glasgow Drives for the Robertson Ranch West Village development. The Colony community is a major stakeholder of the Robertson Ranch development, and I am in support of their Master Plan as it currently exists. It clearly is an advantage when an existing community and a new development work together to weave their design for their development and still not adversely disturb the existing neighborhood design. This plan preserves the integrity and quality of life in our community. It will keep our neighborhood intact and give our children a safe environment in which to not only play but to grow and thrive. It ensures our children the quality of life we enjoyed and they deserve while it also meets the requirements the City has setup. I strongly urge you to approve the proposed connections to the Colony. If you have any questions, do not hesitate to contact me at the number or address below. Sincerely, Greg Agosti 4771 Brookwood Drive Carlsbad, CA 92010 760-729-4928 03 OCT 2012 From: Michael and Shannon Danforth 4 737 Edinburgh Drive Carlsbad, CA 92010 To: City of Carlsbad Planning Department and Planning Commissioners To Whom It May Concern: As a homeowner in the Colony at Calavera Hills, I support the plan by Shapell Homes for a gated community at the end of Edinburgh Drive and emergency gated at the end of Glasgow Drive for the Robertson Ranch West Village development. The Colony community is a major stakeholder of the Robertson Ranch development, and I am enthusiastically in support of the amendment proposed by Shapell Homes as it's a win-win-win for Shapell, the City and the Colony. This plan preserves the integrity and quality of life in our community. It will keep our neighborhood intact and give our children a safe environment in which to not only play but to grow and thrive. It ensures our children the quality of life they deserve and at the same time meets the City's needs. I strongly urge you to approve the proposed connections to the Colony. Sincerely, Michael & Shannon /5S CITY OF CARLSBAD SEP 2^^ 2012 |PLAr^NIH6DEHABll^£NT September 26, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 RE: Case Number: GPA 11-07/MP 02-03C/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 Robertson Ranch West Village To the Members of the City of Carlsbad Planning Commission: As a Carlsbad resident for over ten years, I would like to express my support for the design of the Robertson Ranch West Village Master Plan. I appreciate the mixed-uses at this location and would look fonA/ard to seeing this project come to fruition. Please approve the proposed plan amendment. I am familiar with the developer, Shapell Homes, and respect their reputation and the quality of their construction products as well. I am confident the project will be in good hands. Sincerely, Andrew "Jack" Gallagher, AIA, LEED AP 6926 Pear Tree Drive Carlsbad, CA 92011 /57 (^RLSBAD CHAMBER OF COMMERCE lYOFCARi ^1 iPlMnmiaOtmimQm September 20, 2012 Planning Conimission City of Carlsbad 1635 Faraday Avenue Carlsbad, Califomia 92008 Dear Planning Commission: The Carlsbad Chamber of Commerce supports Shapell and their efforts to develop the Pvobertson Ranch West Village. Shapell has garnered the reputation as a quality builder with expertise in Master Planned Communities. They are a good fit for this project and a good fit for the community of Carlsbad. Shapell is requesting an amendment to an already approved master plan. The master plan includes a village center which features commercial, retail, and community facility components. These in tum provide jobs and shopping opportunities for the conimunity residents. In addition, the Master Plan has 672 dwelling units with a mix of for-rent and for-sale units. A 2010 study by the Center for Housing on the affects of construction in Califomia found that every median-priced housing unit built produced $375,000 in economic activity and created 2.1 jobs. This same study found that San Diego County was higher than the state average and produced $418,000 in economic activity and 2.4 jobs. Furthermore, new construction generates a variety of fiscal benefits for the city, county, and state. While these figures represent estimates and actual benefits are difficult to quantify, the findings support my belief that the development of a well-planned conimunity provides economic benefits to the community and residents alike. As explained to us, the changes to the Master Plan in the amendment are relatively minor yet the plan is more economically viable and will hopefully bring the project and its accompanying benefits to the city of Carlsbad in the near future. We again express our support for Shapell and the Robertson Ranch West Village. The Chamber urges your support and approval of tiie amendment to the Robertson Ranch Master Plan. Sincerely, Ted Owen Chief Executive Officer Carlsbad Chamber of Commerce cc: Christer Westman, City of Carlsbad Planning Departtnent 5934 Priestly Drive • Carlsbad, California 92008 ni f-r/l(W oai o/nn . T:„„. (n/l(\\ 021 c^^ ci . r: :l. _i 1 \A 1 . W7-_L. ACCREDITED Jennifer Austin 723&h/lm6sa Drive Carisbad. CA 92011 September 25, 2012 OiTYOfCmmAD] SEP L . iS'ii I City of Carlsbad Planning Commission 1635 Faraday Avenue Carlsbad, CA 92008 RE: Rancho Costera (CT. 11 -01) Dear Members ofthe Planning Commission, I'm in support of this project In particular, I am pleased with the widening improvements on El Camino Real and the commercial site development in this area. Sincerely, CG: Mr. Christer Westman, Planning Dept ^1/ 4775 Brookwood Court Carlsbad, CA 92010-6577 October 1, 2012 City of Carlsbad Planning Department 1635 Faraday Ave. Carlsbad, CA 92008 Attention: Christer Westman Dear Planning Department Planners and Associates: I've been a homeowner in the Colony at Calavera Hills for over 25 years. I am writing to urge you to approve the Shapell Homes' plan to include gated connections at the end of Edinburgh Drive as well as the end of Glasgow Drive as part of their plan for the Robertson Ranch West Village. Shapell Homes* plan for the Robertson Ranch development will have a positive impact on The Colony at Calavera Hills. My husband and I are 100% in favor ofthe Shapell plan. For instance, the gating of Edinburgh Drive and Glasgow Drive will help preserve and protect our entire neighborhood. Additionally, my understanding is that the plan improves emergency vehicle access since it will be direct (and not circuitous). The Shapell Home's plan also meets the needs of the City. It is vital that this plan be approved. Thank you. Sincerely, biBcereiy, ^ 'Sandra Mever v Sandra Meyer 4775 Brookwood Court Carlsbad, CA 92010 760-525-6769 e-mail: mtnest2009@yahoo.com 4726 Edinburgh Drive Carisbad, CA 92010 October 1,2012 City of Carisbad Planning Department 1635 Faraday Ave. Carisbad, CA 92008 Attention: Christer Westman Dear Planning Department Planners and Associates: I've been a homeowner in the Colony at Calavera Hills for over 26 years. I am writing to urge you to approve the Shapell Homes' plan to include gated connections at the end of Edinburgh Drive as well as the end of Glasgow Drive as part of their plan for the Robertson Ranch West Village. Shapell Homes' plan for the Robertson Ranch development wiil have a positive impact on The Colony at Calavera Hills. My husband and I are 100% in favor of the Shapell plan. For instance, the gating of Edinburgh Drive and Glasgow Drive will help preserve and protect our entire neighboriiood. Additionally, my understanding is thatthe plan improves emergency vehicle access since it will be direct (and not circuitous). The Shapell Home's plan also meets the needs of the City. It is vital that this plan be approved. Thank you. Sincerely, Mary Mazyck 4726 Edinburgh Drive Carisbad, CA 92010 760-637-5590 e-mail: marymazyck@yahoo.com September 21, 2012 Planning Commission City of Carisbad 1635 Faraday Avenue Carisbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03 Robertson Ranch West Village To the members of the Planning Commission: Shapell is known throughout the state of California as a reputable builder with the experience and financial resources to design and develop quality projects and homes. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment I believe that approving this plan would benefit not only the City of Carisbad but the community as well. Sincerely, Nancy K. Keenan, AIA, LEED AP 2132 Placido Court Carlsbad, CA 92009 September 25, 2012 jQfTV (^F r^r^i Planmng Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 Re: Rancho Costera CT 11-01 Dear Planning Commission: My back yard overlooks Robertson Ranch and I would be excited for a new neighborhood shopping center to open up there. A grocery store or restaurants within walking distance from my house would be very welcome additions and would serve to revitalize this portion of Carlsbad.. I also think that the proposed improvements along El Camino Real will be a great benefit as it will improve traffic flow and will make the area more attractive, which is sometiiing I value as a daily user of this stretch of road. Sincerely, Allison McLaughlin 4941 Avila Ave Carisbad, Califomia 92008 Cc: Christer Westman y^5 Patricia Short 2778 Carlsbad Blvd.. Unit 303 Carisbad, CA 92008 September 25, 2012 City of Carisbad Planning Commission 1635 Faraday Avenue Carisbad, CA 92008 RE: Rancho Costera (O.T. 11-01) Dear Members of the Planning Commission, I'm in support of the Tentative Map for Rancho Costera. More particulariy, I believe there would be great benefit to see widening improvements along El Camino Real, as well as more commercial development. Sincerely, Patricia Short cc: Mr. Christer Westman, Planning Dept. Planning Commission Minutes October 17,2012 Page 3 2. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH WEST VILLAGE - Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and a recommendation for approval for a General Plan Amendment and Master Plan Amendment to modify the configurations of Planning Areas, modify land uses, and modify future development standards within the previously approved Robertson Ranch Master Plan for the West Village and approval of a Vesting Tentative Tract Map, Hillside Development Permit, Special Use Permit, and Habitat Management Plan Permit to subdivide the property into planning areas as defined by the Master Plan as well as associated master plan mass grading and improvements including backbone streets and El Camino Real along the project frontage on 201.37 acres of land located north of El Camino Real south of Tamarack Avenue and west of Cannon Road in Local Facilities Management Zone 14. Mr. Neu introduced Agenda Item 2 and stated Senior Planner Christer Westman would make the staff presentation. Chairperson Schumacher opened the public hearing on Agenda Item 2. Mr. Westman gave a brief presentation and stated he would be available to answer any questions. Chairperson Schumacher asked if there were any questions of Staff. Commissioner Black asked about the changes in the square footage in the lot sizes. Mr. Westman stated those changes are partially market driven and partially due to the constraints on the property. Increasing open space reduces area for development. Commissioner Black inquired about the landscaping for Tamarack Avenue and El Camino Real. Mr. Westman stated the master plan only depicts the landscaping in a conceptual context. The intention is that there will be embellished entry ways and monumentation. Chairperson Schumacher asked about the El Camino Real corridor standard, specifically regarding the contiguous sidewalks. Mr. Westman stated the development standards are broken into different sections and this section requires non-contiguous sidewalks. The standards are not applicable with today's development standards; however, the intentions to enhance the El Camino Real corridor will still be preserved even if all the development standards are not met. Chairperson Schumacher asked how many times the El Camino Real development standards have been updated. Mr. Westman stated the standards have not been updated. Commissioner Nygaard asked if the Commission will have the ability to take a closer look at the landscaping for the different Planning Areas. Mr. Westman stated yes as each planning area needs to submit plans for discretionary approval. Commissioner Siekmann inquired about Planning Area 1 and if there will be a caution sign for wildlife between the two planning areas. Mr. Westman stated no signs are proposed at this time. Commissioner Siekmann suggested she would like to add a condition for a sign to be posted in that area. Chairperson Schumacher asked if there were any further questions of Staff. Seeing none, he asked if the applicant wished to make a presentation. Matthew Fausett, 11280 Corbin, Northridge, representing Shapell Homes, gave a brief presentation and stated he would be available to answer any questions. Commissioner L'Heureux asked about the gates in the two planning areas where gates are proposed. Paul Klukas, Planning Systems, 1530 Faraday, Suite 100, Carlsbad, stated that if there are gates in communities, it is standard to have gates at all entrances. Commissioner Siekmann asked about situating the homes so they are best suited for solar. Mr. Fausett stated it has been Shapell's vision to explore solar in the neighborhoods. Planning Commission Minutes October 17,2012 Page 4 Chairperson Schumacher asked if there were any questions of the applicant Seeing none, he asked if there were any members of the audience who wished to speak on the item. Chairperson Schumacher opened public testimony on Agenda Item 2. Greg Agosti, 4730 Edinburgh Drive, Carlsbad, stated the new proposal by Shapell Homes will reduce the proposed traffic by roughly 70%. He stated he is in favor the project. Jill Agosti, 4730 Edinburgh Drive, Carlsbad, thanked the Commissioners for their work. Ms. Agosti stated that Shapell has been fantastic to work with. With the gates in the two planning areas, the traffic on Edinburgh and Glasgow will be reduced by 70% which will help maintain the quality of life in her neighborhood. She further stated she would like to see an all way stop at the intersection of Glasgow and Edinburgh. The applicant has agreed to cover the cost. Commissioner Nygaard asked if they have spoken with the traffic commission. Ms. Agosti stated yes. Frank VoIpe, 4777 Brookwood Court, Carlsbad, asked that the Commission review the application carefully. Shapell Homes has worked tremendously with the community to make the neighborhood better. Kevin Anderson, 4782 Gateshead Road, Carlsbad, has lived in the Colony neighborhood for 23 years and has an interest in keeping the quality of life as is. He supports the gates and the project. Michael Selna, 4901 El Camino Real, Carlsbad, stated he and his wife operate the commercial site called Marja Acres. They have been able to work with the applicant to help limit the amount of construction and interruption during the southbound widening. Knut Madden, 2705 Glasgow Drive, thanked his neighbors for their work on this project. He stated that having gates will improve their lives on Glasgow. Diane Nygaard, 5020 Nighthawk Way, Oceanside, representing Preserve Calavera, stated within this project they had previous concerns with the wildlife corridors; however, those issues have been addressed by the applicant. They would still like to have a shelf added to the existing culvert under El Camino Real. Chairperson Schumacher asked if there were any other members of the audience who wished to speak on the item. Seeing none, Chairperson Schumacher closed public testimony. Chairperson Schumacher asked if the applicant wished to respond to any of the issues raised during public testimony. Seeing none, he asked if there were any other questions of staff. Commissioner L'Heureux asked how much leeway the Commission has regarding this project in light of the prior approvals and decisions. Assistant City Attorney Jane Mobaldi stated the Commission is making all the findings for the various permits again so there is quite a bit of leeway. She commented that one of the speakers asked about adding a stop sign, however, that is outside the purview of the commission tonight Commissioner L'Heureux asked about the gates and the issue of cut-through traffic. He stated he was not presented with any traffic analysis with this project He asked for the true traffic impact on the Colony neighborhood. Jeremy Riddle, Associate Engineer, gave the Commission a brief history of the traffic concerns with the project and the perspective of the various scenarios presented with previous Planning Commission hearings on this project Traffic studies were prepared for each of the various scenarios, i.e. circuitous routing, gated communities, with the previous approvals, and those studies were presented to the Commission and to the City Council during those approvals. Analysis was also prepared for the scenario if gates were not installed. Commissioner L'Heureux asked for the analysis of traffic impacts to the Colony with the gates and without the gates. Mr. Riddle stated he could get that information. Commissioner L'Heureux inquired about the 4,000 square foot lots. Mr. Westman stated that Village X of Calavera Hills has 4,000 square foot lots. Commissioner L'Heureux asked if those are single family detached homes. Mr. Westman stated yes. He further stated that the opportunity for that lot size, for a minimum, would be in Planning Area 3. Commissioner L'Heureux asked there have been any issues or Planning Commission Minutes October 17,2012 Page 5 negative feedback with the 4,000 square foot lot sizes. Mr. Westman stated there has not been any negative feedback regarding that type of development The traffic patterns are not compromised and those homes will appeal to a different socioeconomic level. Mr. Neu added that in the master plan standards, a minimum 50 foot lot width still allows adequate room for on-street parking. It also allowed the homes to have architectural features and variations. Mr. Riddle presented information to the Commission from the Robertson Ranch Roadway Alternatives Traffic Study dated September 6, 2006. Commissioner L'Heureux asked for clarification regarding the proposed gates. Mr. Riddle explained where the gates will be located and how those gates will function for those residents. Commissioner Siekmann asked if pedestrian traffic will be able to move through the gated Planning Areas. Mr. Riddle stated the areas will open on both sides to pedestrians. Commissioner L'Heureux asked if the Colony residents will have access to the gates. Mr. Riddle stated no. Commissioner Arnold asked if the other roads in the development will be open. Mr. Riddle stated yes. Chairperson Schumacher asked if the Commission supported the addition of a condition for a wildlife caution sign between Planning Areas 1 and 23a. All commissioners gave their support to add the condition. DISCUSSION Commissioner Nygaard commented that it is refreshing to hear of an applicant working for more than 2 years with the community. Because of that effort, this became a much better project. She commented that clustering the homes is good and she is happy to see the slope changed along El Camino Real. In regards to gated communities, this is a much more reasonable solution. Commissioner Nygaard stated she can approve the project. Commissioner Arnold commented the small lots concerned him at first but the trade-off is great as there is more open space. He feels that gated communities are acceptable. Commissioner Arnold stated that the proposed community service facility in Planning Area 2 would be a mistake. He would like to see open space at that location. Commissioner Arnold commented that he is a proponent of meandering sidewalks with landscaping between the sidewalk and the street. Commissioner L'Heureux echoed the concerns of the other commissioners. He stated that he does not like gated communities and he is a little concerned about the outdated traffic data. In regards to Planning Area 2, he is concerned since it is fairly isolated. Commissioner L'Heureux stated that initially he was opposed to smaller lots but he can support the idea because he feels it is great that open space can be protected or enhanced because of it. Commissioner Black commended staff for presenting the information that is very clear. He stated he can approve the amendments and concurred with the comments from his fellow commissioners. Commissioner Siekmann thanked staff for their help and their presentation. She feels this is a great project and stated she can support the project. Chairperson Schumacher stated it is a good refinement to the existing plan, and he can support the project. Ms. Mobaldi stated the condition regarding wildlife signs would be added to the CT resolution and would state "A wildlife crossing warning sign shall be installed on the street intersecting the habitat areas in Planning Area 1 and Planning Area 23A in a size, design, and location satisfactory to the city engineer." The Commission stated they are agreeable to that wording. Commissioner L'Heureux asked if there will be other instances where the signage might be appropriate. Mr. Westman stated the other instances are between Planning Areas 23B and C, and Planning Areas 5 and 23B. Planning Commission Minutes October 17,2012 Page 6 Commissioner Arnold would like to add a condition that states Planning Area 2 not include a community service facility and that it should remain open space. Commissioner Nygaard asked about the impacts of taking that out of the plan. Ms. Mobaldi stated that the community service facility would need to be relocated to another area within the master plan. Chairperson Schumacher asked what Commissioner Arnold's concerns are regarding the proposed community service facility. Commissioner Arnold stated he is concerned with traffic and safety. Mr. Riddle explained that access to Planning Area 2 would be from the signalized intersection at El Camino Real and Kelly Drive. Commissioner Arnold stated he can live with that. However, he would also like to add a condition regarding meandering, landscaped sidewalks where possible. Commissioner Arnold would like sidewalk standards to include landscaped parkways. He stated he would like the sidewalks to be redone. Commissioner Siekmann asked if meandering sidewalks would encroach into existing open space. Mr. Westman stated the plans do include meandering sidewalks along El Camino Real where possible. Chairperson Schumacher asked for support for Commissioner Arnold's concept Commissioner Arnold raised his hand in support. MOTION ACTION: Motion by Commissioner Siekmann, and duly seconded, that the Planning Commission adopt Planning Commission Resolution No. 6911 recommending adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, adopt Planning Commission Resolution No. 6912 recommending approval of General Plan Amendment (GPA 11-07) and Master Plan Amendment (MP 02-03(C)), and approve Planning Commission Resolutions No. 6913 and 6914 for Vesting Tentative Tract Map (CT 11-01), Hillside Development Permit (HDP 11-01), Special Use Permit (SUP 11-02), and Habitat Management Plan Permit (HMP 11-03) based on the findings and subject to the conditions contained therein including the errata sheet for Agenda Item 2 and the added condition regarding wildlife signage prepared by the Assistant City Attorney which will be added to the resolution for CT 11-01. VOTE: 5-1 AYES: Chairperson Schumacher, Commissioner Black, Commissioner L'Heureux, Commissioner Nygaard, and Commissioner Siekmann NOES: Commissioner Arnold ABSENT: Commissioner Scully ABSTAIN: None Chairperson Schumacher closed the public hearing on Agenda Item 2 and asked Mr. Neu to introduce the next agenda item. 3. CDP 11-10/HDP 11-02/SUP 11-03/HMP 11-04 ~ EL CAMINO REAL SOUTHBOUND WIDENING - Request for the adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and the approval of a Coastal Development Permit, Hillside Development Permit, Special Use Permit, and Habitat Management Plan Permit for improvements to portions of the existing southbound side of El Camino Real between Kelly Drive and Crestview Drive to its ultimate buildout condition of three southbound lanes, a bicycle lane, curb, gutter, 5 foot sidewalk, and street lights within a 63 foot southbound right-of-way for a distance of approximately 1,600 lineal feet in the Mello II Segment of the Local Coastal Program and within Local Facilities Management Zone 1. Mr. Neu introduced Agenda Item 3 and stated Senior Planner Christer Westman would make the staff presentation. Chairperson Schumacher opened the public hearing on Agenda Item 2. no PROOF OF PUBLICATION (2010 & 2011 CCP-) This space is for the County Clerk's Filing Stamp STATE OF CALIFORNIA County of San Diego I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years and not a party to or interested in the above-entitled matter. I am the principal clerk of the printer of North County Times Formerly known as the Blade-Citizen and The Times-Advocate and which newspapers have been adjudicated newspapers of general circulation by the Superior Court of the County of San Diego, State of California, for the City of Oceanside and the City of Escondido, Court Decree number 171349, for the County of San Diego, that the notice of which the annexed is a printed copy (set in type not smaller than nonpariel), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: November 25'^ 2012 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at Escondido, California On This 26?'rda^Novemb^ 2012 Proof of Publication of NOTICE OF PUBLIC HEARING HEREBY GIVEN to you, because your in-t^Mmteresi may be affected, that the City Council of th^- City of Carlsbad will hold a public hearing at the Coun-r rc • Cl I Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, December 4, 2012, to consid er adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approval of a General Plan Amendment and Master Plan Amendment to modify the configurations of Planning Areas, modify land uses, and modify future development standards within the previously approved Robertson Ranch Master Plan for the West Village on property generally located at north of El Camino Real south of Tamarack Avenue and west of Cannon Road in Local Facilities Manaq^'-ment Zone 14 and more particularly described as: All that portion of Lots "E' and "I" of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to partition map thereof No. 823, filed in the Office o^ the County Recorder of said San Diego County, November 16, [ 070/ Except therefrom that portion thereof described in Deed to the Carlsbad recorded August 14, 2008 as Fiie No. 2008-0435947; or Also except therefrom that portion thereof described in Deed lo no^-vf-n'J^ °^ Carlsbad recorded May 11, 2009 as File No. 2009 0247694 Jane Allshouse NORTH COUNTY TIMES Legal Advertising yvhereas, on October 17, 2012 the City of Carlsbad Plannina Commission voted 5-1 (Arnold) to recommend adoption of a Mh tigated Negative Declaration and Mitigation Monitoring and Re porting Program and recommend approval of a General Plan Amendment and Master Plan Amendment to modify the config-urations of Planning Areas, modify land uses, and modify future development standards within the previously approved Robert-son Ranch Master Plan for the West Village and approval of o Vesting Tentative Tract Map, Hillside Development Permit, Special Use Permit, and Habitat Management Plan Permit tc AV,?.+'^"^O, property into planning areas as defined by the Master Plan as well as associated master plan mass gradino and improvements including backbone streets and El Camino Real along the proiect frontage on 219.4 acres of land located north of El Cqmino Real south of Tamarack Avenue and west oi Cannon Road m Local Facilities Management Zone 14. I;&+''^?.°"!.?j^^'"?,t°^P^°'^ °" ^'^is proposal are cordially in vited to attend the public hearing. Copies of the agenda bill wil' be available on and after November 30, 2012. If you have anv questions, please contact Christer Westman in the Planning Di vision at (760) 602-4614orchrister.westman@carlsbadca.gov. If you challenge the Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and approval of a Generai Plan Amendment or.Master Plan Amendment in court, you mav be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Garlsbad, Attn: Cily Clerk's Off ice, 1200 Carlsbad Village Drive, Carlsbad, CA 92008 at or prior to the public hearing. CASE FILE: GPA n-07/MP 02-03(C) r^-^^^i^'^F.^, or,. ROBERTSON RANCH WEST VILLAGE CITY OF CARLSBAD CITY COUNCIL 10689835 PUB : 11/25/2012 AB3/VV-OD-008-1 iUo:)'Aji3Ae'/wMiw CARLSBAD UNIF SCHOOL DIST 3225 EL CAMINO REAL CARLSBAD CA 92011 j ap ui^e ajni|3ei| e| ^ zaiida^ 4U3LU3DJeq3 ap suas T SAN MARCOS SCHOOL DISTRICT STE 250 255 PICO AVE SAN MARCOS CA 92069 @09iS ®Aa3AV VJBqe6 d| Z3s\\\i(\ j3|ad e saipej. s3U3nbj).|| ENCINITAS SCHOOL DISTRICT 101 RANCHO SANTA FE RD ENCINITAS CA 92024 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 LEUCADIA WASTE WATER DIST TIM JOCHEN 1960 LA COSTA AVE CARLSBAD CA 92009 OLIVENHAIN WATER DISTRICT 1966 OLIVENHAIN RD ENCINITAS CA 92024 CITY OF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 CITY OF VISTA 200 CIVIC CENTER DR VISTA CA 92084 VALLECITOS WATER DISTRICT 201 VALLECITOS DE ORO SAN MARCOS CA 92069 I.P.U.A. 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Itiquettes faciles h peier 4 Repliez h la hachure afin de www^verv^com Easy Peel® Ubels Jse Avery® Template 5160® Bend along Hue to { expose Pop-Up Edge"* i AVERV® 5160® KAZUHIKO Sc KAZUKO KOCHO 4642 CORALWOOD CIR CARLSBAD, CA 92008-3708 ROBIN L Sc PATRICIA HARGETT 4634 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 JON Sc ELIZABETH MCGUFFIN 4620 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 ALBERT C Sc MARIAN BONILLA 4616 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 CATHY M GEDDES 4614 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 DANIEL J Sc KATHRYN MCALE *M^ 4635 DRIFTWOOD CIR CARLSBAD, CA 92008-3717 RICHARD M Sc JEAN MULDOON 4631 DRIFTWOOD CIR CARLSBAD, CA 92008-3717 PORTER 1996 4605 DRIFTWOOD CIR CARLSBAD, CA 92008-3717 NORMAN A Sc JOYCE YODER 4607 DRIFTWOOD CIR CARLSBAD, CA 92008-3717 BILLIE W ALLEN 4609 DRIFTWOOD CIR CARLSBAD, CA 92008-3717 H HIGLEY 4608 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 KRISTINE L HALE 4610 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 BUSTER C Sc LILLIAN MOORE 4702 AMBERWOOD CT CARLSBAD, CA 92008-3701 CHRISTINE M MASON 4706 AMBERWOOD CT CARLSBAD, CA 92008-3701 WILLIAM F Sc LAURA COOLEY 4708 AMBERWOOD CT CARLSBAD, CA 92008-3701 LEROY P Sc MARGARET MASSEY 4710 AMBERWOOD CT CARLSBAD, CA 92008-3701 CATHY E KNICKERBOCKER 4712 AMBERWOOD CT CARLSBAD, CA 92008-3701 KATHERINE A Sc KRISTINE KATSUI 4714 AMBERWOOD CT CARLSBAD, CA 92008-3701 RAYMOND Sc JANA TOMPKINS 4716 AMBERWOOD CT CARLSBAD, CA 92008-3701 GOLAS 4720 AMBERWOOD CT CARLSBAD, CA 92008-3701 GWENDOLYN J GILLIS 4722 AMBERWOOD CT CARLSBAD, CA 92008-3701 JOHN Sc PEGGY WHISENHUNT 4724 AMBERWOOD CT CARLSBAD, CA 92008-3701 DARIN A DEFOREST 4726 AMBERWOOD CT CARLSBAD, CA 92008-3701 DAVID G Sc ELIZABETH LAWRENCE 4730 AMBERWOOD CT CARLSBAD, CA 92008-3701 MICHAEL Sc EVELYN BARTLEY 4734 AMBERWOOD CT CARLSBAD, CA 92008-3701 ARTHUR HAWKINS 4736 AMBERWOOD CT CARLSBAD, CA 92008-3701 FLORIDA JOHN A 4740 AMBERWOOD CT CARLSBAD, CA 92008-3701 DORRIS M MARRIN 4742 AMBERWOOD CT CARLSBAD, CA 92008-3701 ROBERT J NOLL 4741 AMBERWOOD CT CARLSBAD, CA 92008-3745 LEVINE 4737 AMBERWOOD CT CARLSBAD, CA 92008-3745 itiquettes faciles h peler Repliez k ia hachure afin de | www.avery.com Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to [ expose Pop-Up Edge™ ^ AVERV® 5160« JUDITH L ALLDAY 4723 AMBERWOOD CT CARLSBAD, CA 92008-3745 WILLIAM T READY 4709 AMBERWOOD CT CARLSBAD, CA 92008-3745 LAURETTA A BOYINGTON 4705 AMBERWOOD CT CARLSBAD, CA 92008-3745 ANDREW D Sc JUDITH CUMMINS 4703 AMBERWOOD CT CARLSBAD, CA 92008-3745 DAVID Sc RAMONA ZAVALA 4702 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 LINDA D SILVEY 4704 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 CHRIS C Sc SARRAH GIELOW 4712 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 LONG 4716 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 SEAN HALLMAN 4718 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 ROBERT W STEGMAN 4720 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 TROY HARTMAN 4724 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 SWEETLAND 4726 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 MINERVA CORONADO 4728 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 ERLING Sc LYNN SVENNINGSEN 4730 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 BRYON E Sc PAMELA BLACK 4732 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 TEMITOPE 0 SONGONUGA 473 8 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 JACK Sc JOANNE GRESMER 4740 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 LORNA V FARRANT 4743 BIRCHWOOD CIR CARLSBAD, CA 92008-3707 STEVEN C Sc SHIRLEY ARMSTRONG 4701 BIRCHWOOD CIR CARLSBAD, CA 92008-3707 MARIO Sc LOUISE CHAPPINS 4707 BIRCHWOOD CIR CARLSBAD, CA 92008-3707 KARAN GAMBLE 1833 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 WILLIAM MANN 2701 OCEAN ST CARLSBAD, CA 92008-2241 CIC GLEN RIDGE L P 5993 AVENIDA ENCINAS 101 CARLSBAD, CA 92008-4459 WEST SENIOR 5796 ARMADA DR 300 CARLSBAD, CA 92008-4694 DEWHURST FAMILY 3425 SEACREST DR CARLSBAD, CA 92008-203: LARRY Sc EILEEN LETTS 3454 SEACREST DR CARLSBAD, CA 92008-2037 HENDERSON Sc TARA HODGENS 4668 CORALWOOD CIR CARLSBAD, CA 92008-3708 TERRY A Sc SUSAN HART 4666 CORALWOOD CIR CARLSBAD, CA 92008-370! THAT VIET T 4660 CORALWOOD CIR CARLSBAD, CA 92008-3708 JOANN R ALLANMEYER 4645 CORALWOOD CIR CARLSBAD, CA 92008-3709 tiquettes fadies d peier ..... • • at>n%x#IR) t^m^e^C A Sensde Repliez h la hachure afin de | www^veryxom 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to I expose Pop-Up Edge™ AVERV® 5160® REBECCA L KELLY 4644 CORALWOOD CIR CARLSBAD, CA 92008-370! SUSAN M BROWN 4602 DRIFTWOOD CIR CARLSBAD, CA 92008-3716 ROBERT BUDA 4606 DRIFTWOOD CIR CARLSBAD, CA 9200 8-3716 DENNIS C Sc KELLI STRAWHUN 1815 E POINTE AVE CARLSBAD, CA 92008-3773 MARY DEPETRILLO 1823 E POINTE AVE CARLSBAD, CA 92008-3773 CHARLES F Sc BRIDGET WISSMAN 1831 E POINTE AVE CARLSBAD, CA 92008-3773 DANIEL S REVERE 1841 E POINTE AVE CARLSBAD, CA 92008-3773 WILLIAM C Sc PATRICIA FORESTEI 1849 E POINTE AVE CARLSBAD, CA 92008-3773 BRADFORD C Sc SHEILA SMITH 1873 E POINTE AVE CARLSBAD, CA 92008-3773 SEAN P Sc CHRISTY OBRIEN 1897 E POINTE AVE CARLSBAD, CA 92008-3775 DOUGLAS C Sc SUZANNE JOSEPH 1905 E POINTE AVE CARLSBAD, CA 92008-3775 TED Sc SARA SCHLEUTKER 1921 E POINTE AVE CARLSBAD, CA 92008-3775 PAULO S Sc DANA RANGEL 1929 E POINTE AVE CARLSBAD, CA 92008-3775 MICHAEL V Sc NANCY CONTRINO 1937 E POINTE AVE CARLSBAD, CA 92008-3775 JAMES Sc ROSEMARY GONZALEZ 1945 E POINTE AVE CARLSBAD, CA 92008-3777 DANIEL J Sc BEVERLY ARMSTRONG 1953 E POINTE AVE CARLSBAD, CA 92008-3777 ERIC SIMON 1961 E POINTE AVE CARLSBAD, CA 92008-3777 COREY R BAFFORD 1969 E POINTE AVE CARLSBAD, CA 92008-3777 POPE 1977 E POINTE AVE CARLSBAD, CA 92008-3777 BRANDON ANDREWS 1985 E POINTE AVE CARLSBAD, CA 92008-3777 TIMOTHY S Sc COLETTE EWING 1993 E POINTE AVE GARLSBAD, CA 92008-3777 CORTNEY WORTHY 1999 E POINTE AVE CARLSBAD, CA 92008-3777 SUSAN M ZIEGLER 1998 E POINTE AVE CARLSBAD, CA 92008-3776 GUANG Sc YU PAN 1994 E POINTE AVE CARLSBAD, CA 92008-3776 CZYPINSKI 1988 E POINTE AVE CARLSBAD, CA 92008-3776 SUSAN THOMPSON 1968 E POINTE AVE CARLSBAD, CA 92008-3776 LEE Y BERKHEIMER 1960 E POINTE AVE CARLSBAD, CA 92008-3776 MICHAEL Sc KATHY MARTIN 1952 E POINTE AVE CARLSBAD, CA 92008-3776 WILLIAM DONOVAN 193 8 E POINTE AVE CARLSBAD, CA 92008-3776 THOMAS B YELLICH 1888 E POINTE AVE CARLSBAD, CA 92008-3774 tiquettes faciles k peter Sens de Repliez h ia hachure afin de i r6v6ler ie rebord Pop-Up™ ! www^verv:.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to | expose Pop-Up Edge™ ^ AVERV® 5160® j k KEVIN P Sc HANA BEATTY 1880 E POINTE AVE CARLSBAD, CA 92008-3774 AUDREY E CROMPTON-CULP 1872 E POINTE AVE CARLSBAD, CA 92008-3774 CORNTHWAITE 1869 PALISADES DR CARLSBAD, CA 92008-3758 MARK G ANDERSON 1892 PALISADES DR CARLSBAD, CA 92008-3758 BRIAN P Sc ERICA SWEENEY *M^ 1888 PALISADES DR CARLSBAD, CA 92008-3758 MARIA E THOMAS 1868 PALISADES DR CARLSBAD, CA 92008-3758 MARTINET FAMILY 3 931 MAY CT CARLSBAD, CA 92008-2646 HARTZELL 4009 CRESCENT POINT RD CARLSBAD, CA 92008-3610 BARBARA H PETERS *M* 2588 EL CAMINO REAL F3 31 CARLSBAD, CA 92008-1211 RUSSELL M Sc SANDY FRIESEN 1740 MAGNOLIA AVE CARLSBAD, CA 92008-2627 HAROLD D Sc GAIL STIDOLPH 4814 KELLY DR CARLSBAD, CA 92008-3733 BONNIE L SMELTZER 4823 KELLY DR CARLSBAD, CA 92008-3734 MARK Sc ROSEMARIE PORTER 4815 KELLY DR CARLSBAD, CA 92008-3734 MICHAEL J CLARKE 4807 KELLY DR CARLSBAD, CA 92008-3734 JOSEF Sc HALYNA HOLY 4824 KELLY DR CARLSBAD, CA 92008-3733 LOUIS A Sc JACQUELINE WALLACE 4826 KELLY DR CARLSBAD, CA 92008-3733 MURPHY 4836 KELLY DR CARLSBAD, CA 92008-3733 JAMES J Sc SHARON FLEMING 4810 KELLY DR CARLSBAD, CA 92008-3733 DANIEL J Sc DEBORAH BANNON 4842 KELLY DR CARLSBAD, CA 92008-3733 MARIA E THOMAS 4803 KELLY DR CARLSBAD, CA 92008-3734 MATTHEW E KREPELIN 4805 KELLY DR CARLSBAD, CA 92008-3734 DON E BLACKBURN 4944 PARK DR CARLSBAD, CA 92008-3812 MAGDALENA BECKKER 4946 PARK DR CARLSBAD, CA 92008-3812 KIRT J WATSON 4948 PARK DR CARLSBAD, CA 92008-3812 JAMES W Sc DONNA ROBINSON 4952 PARK DR CARLSBAD, CA 92008-3812 DANIEL R Sc LINDA COMPOS 4956 PARK DR CARLSBAD, CA 92008-3812 LEARY 4958 PARK DR CARLSBAD, CA 92008-3812 PHILLIP T Sc MARY SARVER 4964 PARK DR CARLSBAD, CA 92008-3812 CALEB Sc KAREN TAYLOR 4966 PARK DR CARLSBAD, CA 92008-3812 BONAGURA 4968 PARK DR CARLSBAD, CA 92008-3812 tiquettes faciles h peler Sens de Repliez k la hachure afin de | r&u^lAr te rehnrd Pon-UD^** ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to 1 expose Pop-Up Edge™ AVERV® 5160® A FOX FAMILY 4970 VIA MARTA CARLSBAD, CA 92008-3822 JAMES Sc BRETT KORDAS 4963 PARK DR CARLSBAD, CA 92008-3 814 HEINZ P Sc SANDRA JANKE 4965 PARK DR CARLSBAD, CA 9200 8-3 814 SYLVIA R SCHIRECK 4815 ARGOSY LN CARLSBAD, CA 92008-3778 MARJA ACRES LLC 4901 EL CAMINO REAL CARLSBAD, CA 92008-3748 JAY F Sc MARYON HOFFMAN 4901 EL CAMINO REAL CARLSBAD, CA 92008-3748 KEVIN M Sc HOLLY ONEILL 4831 KELLY DR CARLSBAD, CA 92008-3734 WITT 4827 KELLY DR CARLSBAD, CA 92008-3734 BLOSCH 4811 KELLY DR CARLSBAD, CA 92008-3734 STIFFLER 4820 KELLY DR CARLSBAD, CA 92008-3733 SANDRA C FLOOD 4830 KELLY DR CARLSBAD, CA. 92008-3733 KATIE TARICA 4846 KELLY DR CARLSBAD, CA 920O8-3 733 STECCATO 4942 PARK DR CARLSBAD, CA 92008-3812 MARCUS Sc LINDA ENGSTROM 4954 PARK DR CARLSBAD, CA 92008-3812 JOSEPH Sc MARLENE IVANISKO 4962 PARK DR CARLSBAD, CA 92008-3 812 TERESA C MURRELL 4972 VIA MARTA CARLSBAD, CA 92008-3822 GREGORY J Sc ALICIA STECKMAN 4974 VIA MARTA CARLSBAD, CA 92008-3822 W Sc J SUTTLE 4959 PARK DR CARLSBAD, CA 92008-3814 CHRISTIAN 4961 PARK DR CARLSBAD, CA 92008-3814 PAMELA M JORGENSEN 4973 VIA MARTA CARLSBAD, CA 92008-3823 JOHNATHAN Sc KIMBERLY BINGHAM 4704 AMBERWOOD CT CARLSBAD, CA 92008-3701 TERRI WIMBERLY 4728 AMBERWOOD CT CARLSBAD, CA 92008-3701 PATRICIA E KELLY 4732 AMBERWOOD CT CARLSBAD, CA 92008-37 01 CARLTON F Sc PROTZMAN BROWN 4721 AMBERWOOD CT CARLSBAD, CA 92008-3745 EUGENE V Sc DIXIE YOCUM 4707 AMBERWOOD CT CARLSBAD, CA 92008-3745 CHARLES CLIMENSON 4734 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 FORTUNA 473 6 BIRCHWOOD CIR CARLSBAD, CA 92008-3706 WANDA HANNA 4737 BIRCHWOOD CIR CARLSBAD, CA 92008-3707 CHRISTINE V FORWARD 4959 CINDY AVE CARLSBAD, CA 92008-3848 CHARISA R WERNICK 2349 JEFFERS PL CARLSBAD, CA 92008-3870 tiquettes faciles h peier AVFRY® 5160® Sens de Repliez d la hachure afin de [ reveler le rebord Pop-Up™ ! vwm^very.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to j expose Pop-Up Edge™ ^ AVERV® 5160^ CHRISTOPHER J Sc VICTORIA KVI"! 23 51 MERWIN DR CARLSBAD, CA 92008-3871 MARGARET E DENSON 2355 MERWIN DR CARLSBAD, CA 92008-3871 WENHUEI Sc HSU HSIEH 23 67 MERWIN DR CARLSBAD, CA 92008-3871 SANDRA G HUERTA 2375 MERWIN DR CARLSBAD, CA 92008-3868 MICHAEL Sc DEBORAH SHRIVER 23 83 MERWIN DR CARLSBAD, CA 92008-3868 BREANNE L DREISBACH 23 80 MERWIN DR CARLSBAD, CA 92008-3868 FELIX B Sc ROSEANNE DELAMATA 2376 MERWIN DR CARLSBAD, CA 92008-3 868 DAVID T BURKE 5062 MILLAY CT CARLSBAD, CA 92008-3869 THOMAS J Sc ELIZABETH NELSON 5054 MILLAY CT CARLSBAD, CA 92008-3869 MICHELLE Sc CHRIS SHAVER 4997 EUCALYPTUS LN CARLSBAD, CA 92008-3793 MARK Sc ANN SHIN 4981 EUCALYPTUS LN CARLSBAD, CA 92008-3793 GREENSPAN 4990 CRESTVIEW DR CARLSBAD, CA 92008-3794 JESUS A Sc MARC IA REYNA 4994 CRESTVIEW DR CARLSBAD, CA 92008-3794 KENNETH A Sc ALICIA MORAN 23 61 SUMMERWIND PL CARLSBAD, CA 92008-3796 IAN P WILLETTS 2352 SUMMERWIND PL CARLSBAD, CA 92008-3796 JORGE L Sc PURA CABALLERO *M^ 2328 SUMMERWIND PL CARLSBAD, CA 92008-3796 JAIME L BARRAH-BURTOFT 2340 SUMMERWIND PL CARLSBAD, CA 92008-3796 BRUCE Sc KRISTINE HEADRICK 2348 SUMMERWIND PL CARLSBAD, CA 92008-3796 ZARRINTAJ V NOGHLABADI 23 80 SUMMERWIND PL CARLSBAD, CA 92008-3796 FOOTHILLS AT CARLSBAD HOA 5966 LA PLACE CT 170 CARLSBAD, CA 92008-8830 PATRICK JOHNSON *M* 4970 CINDY AVE CARLSBAD, CA 92008-3846 EDWIN L Sc BERYL SECARD *M^ 2279 LISA ST CARLSBAD, CA 92008-3844 MARY T LEESE 2277 LISA ST CARLSBAD, CA 92008-3844 CHEN 2275 LISA ST T CARLSBAD, CA 92008-3844 EPPERSON 1991 4969 CINDY AVE T CARLSBAD, CA 92008-3847 JUTTA E SGAMBELLURI 4967 CINDY AVE T CARLSBAD, CA 92008-3847 EDWARD Sc STEPHANIE HALL 4965 CINDY AVE CARLSBAD, CA 92008-3847 JOSEPH Sc MARY POLLARD 4963 CINDY AVE CARLSBAD, CA 92008-3847 STEVEN L Sc CYNTHIA CANNADY 4961 CINDY AVE T CARLSBAD, CA 92008-3847 KEENE 2282 JULIE PL T CARLSBAD, CA 92008-3836 tiquettes faciles h peier Sens de Repliez k la hachure afin de | r6v6ler ie rebord POD-UD™ I www.averyxom 1-800-GO-AVERY •asy Peel® Ubels Jse Avery® Template 5160® Bend along line to | expose Pop-Up Edge™ ^ AVERV® 5160® LINDA J FREDRICKSON 2284 JULIE PL CARLSBAD, CA 92008-3836 RICHARD D LIES 2283 JULIE PL CARLSBAD, CA 92008-3836 SAMUEL Sc ANNA LYTTLE 4964 CINDY AVE CARLSBAD, CA 92008-3847 EL CAMINO ESTATES INC 4966 CINDY AVE CARLSBAD, CA 92008-3847 JACK Sc NINOSKA HEFLIN 1820 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 SMITH 1828 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 THOMAS J Sc ELISABETH OBRIEN 183 6 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 BAVELAS 1844 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 JONATHAN D Sc KATHERINE DODGE 1852 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 SANDRA N LUBENOW 1868 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 AUDREY DECROO 1841 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 PAUL A Sc PHYLLIS ZEIGLER 1825 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 WILLIAM R Sc KERRY CHRISTOPH 1817 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 SUSAN M ELMORE 1809 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 SHUFFER 1801 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 W S Sc C RAFUSE 187 6 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 NANCY C CARRILLO 1849 HIGH RIDGE AVE CARLSBAD, CA 92008-3760 KHALED CHEHADE 4984 EUCALYPTUS LN CARLSBAD, CA 92008-3732 MAURA B ESCOBAR 4998 EUCALYPTUS LN CARLSBAD, CA 92008-3732 CARR 1991 4708 TELESCOPE AVE CARLSBAD, CA 92008-3658 JEFFREY R Sc BARBARA S PRAGUE 4691 TELESCOPE AVE CARLSBAD, CA 92008-3766 SAL C Sc ROSANNE MILAZZO 1888 HIGH RIDGE AVE CARLSBAD, CA 92008-3759 ADRIAN R LOPEZ 4989 EUCALYPTUS LN CARLSBAD, CA 92008-3793 KRIEGER 4985 EUCALYPTUS LN CARLSBAD, CA 92008-3793 ROBERT Sc LEIGHANN PRICE 4982 CRESTVIEW DR CARLSBAD, CA 92008-3794 XIN ZHAO 4986 CRESTVIEW DR CARLSBAD, CA 92008-3794 AZAM M MIRSHOJAEE 4998 CRESTVIEW DR CARLSBAD, CA 92008-3794 STEPKA 4991 CRESTVIEW DR CARLSBAD, CA 92008-3795 VICTOR Q Sc J CRUZ 4995 CRESTVIEW DR CARLSBAD, CA 92008-3795 CHRISTOPHER C Sc ERIN POC I 4999 CRESTVIEW DR CARLSBAD, CA 92008-3795 Itiquettes faciles h peler • Sensde Repliez k la hachure afin de | r6v6ler ie rebord Pop-Up™ ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to | expose Pop-Up Edge™ | AVERV® 5160® PRASAD Sc ANASUYA MANCHEM 2349 SUMMERWIND PL CARLSBAD, CA 92008-3796 MARIO Sc MICHELE DENYS 2345 SUMMERWIND PL CARLSBAD, CA 92008-3796 JOSEPH M CASEY 2324 SUMMERWIND PL CARLSBAD, CA 92008-3796 JOHN S Sc STARR GRUNDY 2332 SUMMERWIND PL CARLSBAD, CA 92008-3796 TAPPIN 233 6 SUMMERWIND PL CARLSBAD, CA 92008-3796 DONNA L KLUESNER 2344 SUMMERWIND PL CARLSBAD, CA 920 08-3796 IAN P WILLETTS 2352 SUMMERWIND PL CARLSBAD, CA 92008-3796 MARK W Sc LILLIAN LAUMAN 2360 SUMMERWIND PL CARLSBAD, CA 92008-3796 ROBERT S Sc LINDA GINSBUR *M^ 2368 SUMMERWIND PL CARLSBAD, CA 92008-3796 TIMOTHY J Sc KIM SCUDDER 2376 SUMMERWIND PL CARLSBAD, CA 92008-3796 JOSH W Sc MARIA LEUPOLD 2357 SUMMERWIND PL CARLSBAD, CA 92008-3796 FOOTHILLS AT CARLSBAD HOMEOWI 5966 LA PLACE CT 17 0 CARLSBAD, CA 92008-8830 FOOTHILLS AT CARLSBAD HOA 5966 LA PLACE CT 170 CARLSBAD, CA 92008-8830 FOOTHILLS AT CARLSBAD HOMEOWI 5966 LA PLACE CT 170 CARLSBAD, CA 92008-8830 JOSEPH M Sc JULIA PRICE 1731 BRUCE RD CARLSBAD, CA 92008-4259 CLARKE 2353 JEFFERS PL CARLSBAD, CA 92008-3870 GERALD D Sc MARIANNA BACHER 2352 JEFFERS PL CARLSBAD, CA 92008-3870 WILLIAM Sc KATHERINE GLOYD 2348 JEFFERS PL CARLSBAD, CA 92008-3870 JEFFERY L Sc DEE MOSER 23 59 MERWIN DR CARLSBAD, CA 92008-3871 MULLER 23 63 MERWIN DR CARLSBAD, CA 92008-3871 JOHN Sc SASHA BILAR 2371 MERWIN DR CARLSBAD, CA 92008-3871 BORK 237 8 MERWIN DR CARLSBAD, CA 92008 NATALIA GAVRILENKO 23 87 MERWIN DR CARLSBAD, CA 92008-3868 MARIO Sc JACQUELINE ESCAMILLA 2391 MERWIN DR CARLSBAD, CA 92008-3868 MICHAEL D Sc ROSEMARY HASELHUI 2395 MERWIN DR CARLSBAD, CA 92008-3868 DEGRAW 23 99 MERWIN DR CARLSBAD, CA 92008-3868 DOYLE 2372 MERWIN DR CARLSBAD, CA 92008-3868 MARK RALSTON 23 68 MERWIN DR CARLSBAD, CA 92008-3871 CHRISTIAN 23 64 MERWIN DR CARLSBAD, CA 92008-3871 BLANK 23 60 MERWIN DR CARLSBAD, CA 92008-3871 tiquettes fadies h peler A Sens de Repliez h la hachure afin de j r6v6!er te rebord Pop-Up™ ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Use Avery® Template 5160® expose Pop-Up Edge™ ^ AVERV® ADAM P Sc SUSAN KNOWLAND 5078 MILLAY CT CARLSBAD, CA 92008-3869 MAHESH PATEL 5074 MILLAY CT CARLSBAD, CA 92008-3869 KURT E Sc JENNIFER BANTLE 5070 MILLAY CT CARLSBAD, CA 92008-3869 GUANGYI WANG 5066 MILLAY CT CARLSBAD, CA 92008-3869 WILLIAM M Sc JANET LONG 5058 MILLAY CT CARLSBAD, CA 92008-3869 FARKAS 3 665 MARIA LN CARLSBAD, CA 92008-2778 BETTY KENNEDY 2729 LA GRAN VIA CARLSBAD, CA 92009-8112 DIANE M LEWIS 7741 QUITASOL ST CARLSBAD, CA 92009-8036 JAMES B BOND 2041 CARACOL CT CARLSBAD, CA 920O9-6118 R W MUCKEY 7929 LOS PINOS CIR CARLSBAD, CA 92009-9136 CARLSBAD PALISADES HOMEOWNER* 6965 EL CAMINO REAL 105-4 CARLSBAD, CA 92009-4101 PALISADES POINT HOMEOWNERS AJ 6992 EL CAMINO REAL 105 CARLSBAD, CA 92009-4145 SARJIT SINGH 7328 EL FUERTE ST CARLSBAD, CA 92009-6409 RAYMOND P Sc MARETTA SWARTZ 7043 VIA CANDREJO CARLSBAD, CA 92009-6608 ROBERT Sc CARYN ARMSTRONG 2800 CARRILLO WAY CARLSBAD, CA 92009-3026 DAVID P RAUSCHE 803 8 CALLE PINON CARLSBAD, CA 92009-6968 KINBERG 7345 ALTIVA PL CARLSBAD, CA 92009-6408 CRISPEN 2378 TERRAZA RIBERA CARLSBAD, CA 92009-6635 JAMES J KINSELL 277 6 GATEWAY RD CARLSBAD, CA 92009-1730 ELIZABETH A WALDEN 5323 DON VALDEZ DR CARLSBAD, CA 92010 RONALD W PANTER 3 529 N FORK AVE CARLSBAD, CA 92010 MICHAEL Sc DEBBIE HOLLABAUGH 7351 E FUERTE CARLSBAD, CA 92010 RANCHO CARLSBAD OWNERS ASSN 5200 EL CAMINO REAL CARLSBAD, CA 92010-7118 BARRY W CLARK 3349 DON TOMASO DR CARLSBAD, CA 92010-3952 LIEBERMAN 1993 3346 DON QUIXOTE DR CARLSBAD, CA 92010-3943 WAYNE I HERBERT 333 8 DON QUIXOTE DR CARLSBAD, CA 92010-3943 DIANNE C PICCINI 333 0 DON QUIXOTE DR CARLSBAD, CA 92010-3943 JAMES HARN 3322 DON QUIXOTE DR CARLSBAD, CA 92010-3943 RATHBONE 3314 DON QUIXOTE DR CARLSBAD, CA 92010-3943 KIZEN MOU 3302 DON QUIXOTE DR 7 CARLSBAD, CA 92010-3943 tiquettes fadles h peier • Sens de Repliez h la hachure afin de | r6v6ler le rebord Pop-Up™ ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to I expose Pop-Up Edge™ j AVERV® 5160® CHARLES A Sc LUCIA GENSLER 3301 DON TOMASO DR CARLSBAD, CA 92010-3952 RODGER J MICELI 3315 DON TOMASO DR CARLSBAD, CA 92010-3952 RIKKI REINHOLZ 3323 DON TOMASO DR CARLSBAD, CA 92010-3952 NOVAK-FINNEY 333 9 DON TOMASO DR CARLSBAD, CA 92010-3952 RAYMOND G Sc KATHLEEN MASON 3347 DON TOMASO DR CARLSBAD, CA 92010-3952 SONN 3348 DON TOMASO DR CARLSBAD, CA 92010-3951 STANDERFER 3332 DON TOMASO DR CARLSBAD, CA 92010-3951 JOSE I Sc CLARA PAEZ 3324 DON TOMASO DR CARLSBAD, CA 92010-3951 JUNE D MAXVILLE 3314 DON TOMASO DR CARLSBAD, CA 92010-3951 MARSHA L PATCHEN 33 02 DON TOMASO DR CARLSBAD, CA 92010-3951 RITA J FANNING 3301 DON DIABLO DR CARLSBAD, CA 92010-3915 BARNETT 3420 DON JOSE DR CARLSBAD, CA 92010-3918 CHARLES H Sc LINDA HENRY 3337 DON DIABLO DR CARLSBAD, CA 92010-3915 ROBERT D'WRIGHT 3345 DON DIABLO DR CARLSBAD, CA 92010-3915 BURTON A LEVINE 33 90 DON DIABLO DR 2 6 CARLSBAD, CA 92010-3914 JOAN PLESSNER *B* 33 84 DON DIABLO DR CARLSBAD, CA 92010-3914 LAWRENCE E Sc NANCY FLANIGAN 3378 DON DIABLO DR CARLSBAD, CA 92010-3914 DEANNA HARRIS 3372 DON DIABLO DR CARLSBAD, CA 92010-3914 KURTH 33 66 DON DIABLO DR CARLSBAD, CA 92010-3914 JULIEN Sc CLAIRE HOOVER 3350 DON DIABLO DR CARLSBAD, CA 92010-3914 EDWARD MCCLEAN *M* 3342 DON DIABLO DR CARLSBAD, CA 92010-3914 FRANK A Sc S MORENO 333 6 DON DIABLO DR CARLSBAD, CA 92010-3914 JOSEPH S NICKEL 3328 DON DIABLO DR CARLSBAD, CA 92010-3914 ROCKLIN J Sc RONELL BERSCHNEII 3318 DON DIABLO DR CARLSBAD, CA 92010-3914 MARILYN J JOHNSTONE 3312 DON DIABLO DR CARLSBAD, CA 92010-3914 DONLEY 3302 DON DIABLO DR CARLSBAD, CA 92010-3914 KOHL 3317 DON PABLO DR CARLSBAD, CA 92010-3940 HANKIN 3 319 DON PABLO DR CARLSBAD, CA 92010-3940 TURNER 3327 DON PABLO DR CARLSBAD, CA 92010-3940 LEIBELT 3333 DON PABLO DR CARLSBAD, CA 92010-3940 Itiquettes fadles h peler Sens de Repliez h la hachure afin de | r6v6ier le rebord Pop-Up™ i www.avery.com 1-800-GO-AVERY •asy Peel® Ubels Jse Avery® Template 5160® Bend along line to j expose Pop-Up Edge™ ^ AVERV® 5160® JOANN JOHNSON 33 3 9 DON PABLO DR CARLSBAD, CA 92010-3940 CELESTE M DRIVER 3343 DON PABLO DR CARLSBAD, CA 92010-3940 OSCAR Sc MARILYN RYFLE 3349 DON PABLO DR CARLSBAD, CA 92010-3940 C B Sc N COLBURN 33 55 DON PABLO DR CARLSBAD, CA 92010-3940 FRANK Sc MARILYN STRANGE 3367 DON PABLO DR CARLSBAD, CA 92010-3940 STORTI 3373 DON PABLO DR CARLSBAD, CA 92010-3940 LORI SCHEURING 3379 DON PABLO DR CARLSBAD, CA 92010-3940 FRANCIS T Sc BARBARA FOX 33 85 DON PABLO DR CARLSBAD, CA 92010-3940 JOSEPH M JOHNSON 3340 DON PABLO DR CARLSBAD, CA 92010-3939 GENE Sc ARLENE DEFREITAS 53 82 DON RICARDO DR CARLSBAD, CA 92010-3947 WILLIAM A Sc JEAN HELFRICH 5376 DON RICARDO DR CARLSBAD, CA 92010-3947 TROY Sc CHARLOTTE LEWIS 5370 DON RICARDO DR CARLSBAD, CA 92010-3947 WALLIG 53 56 DON RICARDO DR CARLSBAD, CA 92010-3947 MARJORIE B HILL 5348 DON RICARDO DR CARLSBAD, CA 92010-3947 WILLIAM J WARREN 5342 DON RICARDO DR CARLSBAD, CA 92010-3947 MARY C SHARPE 533 6 DON RICARDO DR CARLSBAD, CA 92010-3947 TOMMY CAKING 5320 DON RICARDO DR CARLSBAD, CA 92010-3947 ROBERT L Sc JANICE PELUSO *M^ 53 02 DON RICARDO DR CARLSBAD, CA 92010-3947 MIDKIFF 53 07 DON RICARDO DR CARLSBAD, CA 92010-394! 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A.\iKo\f® C4en® • Sens de Repliez k ia hachure afin de | i^v^ler le rebord POP-UP™ ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to | expose Pop-Up Edge™ ^ AVERV® 5160® ! k VIOLET B STRINGER 3475 DON LORENZO DR CARLSBAD, CA 92010-3926 BONNIE L LAYNE 3469 DON LORENZO DR CARLSBAD, CA 92010-3926 BARBARA A BUTLER 3467 DON LORENZO DR CARLSBAD, CA 92010-3926 MURIEL SIEH 3465 DON LORENZO DR CARLSBAD, CA 92010-3926 IRIS G CHU 3461 DON LORENZO DR CARLSBAD, CA 92010-3926 DORIS F GARRIGA *M* 3459 DON LORENZO DR CARLSBAD, CA 92010-3926 CHARLES Sc DANA EVANSON 3457 DON LORENZO DR CARLSBAD, CA 92010-3926 TERSOLO 3453 DON LORENZO DR CARLSBAD, CA 92010-3926 G S MITCHELL 3449 DON LORENZO DR CARLSBAD, CA 92010-3926 VINCENT Sc JAN LOMBARDI *M^ 3445 DON LORENZO DR CARLSBAD, CA 92010-3926 VANDE-ZANDE 3443 DON LORENZO DR CARLSBAD, CA 92010-3926 WAGNON 3439 DON LORENZO DR CARLSBAD, CA 92010-3926 MARGO MATA 3437 DON LORENZO DR CARLSBAD, CA 92010-3926 RUNNER FAMILY 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92010-3922 LEONARD B Sc CAROLYN FOLEY 3458 DON JUAN DR CARLSBAD, CA 92010-3922 LEWIS A Sc JENNIFER CORREIA 3462 DON JUAN DR CARLSBAD, CA 92010-3922 STONE 3464 DON JUAN DR CARLSBAD, CA 92010-3922 JOEL HEPNER 3468 DON JUAN DR CARLSBAD, CA 92010-3922 WILLIAM H Sc SUSAN WILSON *M^ 3472 DON JUAN DR CARLSBAD, CA 92010-3922 LON CLEMENT 3474 DON JUAN DR CARLSBAD, CA 92010-3922 ALLAN P Sc MARTHA BRENNAN 347 8 DON JUAN DR CARLSBAD, CA 92010-3922 LEONA M BROOKS 3505 DON CARLOS DR CARLSBAD, CA 92010-3910 DAYL HESTER 3 515 DON CARLOS DR CARLSBAD, CA 92010-3910 HANDELMAN 3 523 DON CARLOS DR CARLSBAD, CA 92010-3910 SANDRA M ABBAMONTE 3531 DON CARLOS DR CARLSBAD, CA 92010-3910 ALBERTA AMOS 3 53 9 DON CARLOS DR CARLSBAD, CA 92010-3910 DELORES J WEKSLER 3545 DON CARLOS DR CARLSBAD, CA 92010-3910 GARRY L FOSTER 3553 DON CARLOS DR CARLSBAD, CA 92010-3910 PAUL M Sc MARJORIE JOHNSTON 3 5 61 DON CARLOS DR CARLSBAD, CA 92010-39-10 PHYLLIS E DELANGE 3 569 DON CARLOS DR CARLSBAD, CA 92010-3910 PRICE 3 506 DON JUAN DR CARLSBAD, CA 92 010-3923 tiquettes fadles k peler ltilico7 le aaharit AVERY® 5160® A Sensde Repliez k ia hachure afin de | r6v6ier le rebord Pop-Up™ 1 www.avervxom 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® I Bend akMig tine to | expose Pop-Up Edge™ ^ AVERV® 5160® RICHARD J Sc SHARON GULIZIA 3522 DON JUAN DR CARLSBAD, CA 92010-3923 MITCHELL FAMILY IR 3530 DON JUAN DR CARLSBAD, CA 92010-3923 LOUISE M HORNA 3538 DON JUAN DR CARLSBAD, CA 92010-3923 WILLIAM L SIMONTON 3546 DON JUAN DR CARLSBAD, CA 92010-3923 RONALD A Sc BARBARA MILLER 3554 DON JUAN DR CARLSBAD, CA 92010-3923 DAVID W Sc JUDY JENKS 3562 DON JUAN DR CARLSBAD, CA 92010-3923 PATRICIA A PALUMBO 3 570 DON JUAN DR CARLSBAD, CA 92010-3923 JOSEPH A Sc GERALDINE CINKO 3 571 DON JUAN DR CARLSBAD, CA 92010-3924 GILBERT 3555 DON JUAN DR CARLSBAD, CA 92010-3924 PETRACH 3 547 DON JUAN DR CARLSBAD, CA 92010-3924 KOSCIELSKI 3539 DON JUAN DR CARLSBAD, CA 92010-3924 DOYLE Sc BONNIE FANT 3497 DON ALBERTO DR CARLSBAD, CA 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SUE M TENEYCK 3410 DON CARLOS DR CARLSBAD, CA 92010-3907 MOTT KOHL 3414 DON CARLOS DR CARLSBAD, CA 92010-3907 LAJOYE 3418 DON CARLOS DR CARLSBAD, CA 92010-3907 PHEGLEY 3422,DON CARLOS DR CARLSBAD, CA 92010-3907 FLORENCE V ANSELONA 3426 DON CARLOS DR CARLSBAD, CA 92010-3907 JAMES M SCHENK 343 0 DON CARLOS DR CARLSBAD, CA 92010-3907 A G Sc D STRONG 343 8 DON CARLOS DR CARLSBAD, CA 92010-3907 FRANK SCIALDONE 3442 DON CARLOS DR CARLSBAD, CA 92010-3907 RUTH S BROWN 3446 DON CARLOS DR CARLSBAD, CA 92010-3907 EDWARD M MATSON 3450 DON CARLOS DR CARLSBAD, CA 92010-3907 ELLEN J GLADDEN 3458 DON CARLOS DR CARLSBAD, CA 92010-3907 PAULA L BRADY-RUBIN 3479 DON JUAN DR CARLSBAD, CA 92010-3921 DENEAU 3473 DON JUAN DR CARLSBAD, CA 92010-3921 BONNIE B SAWYER 3467 DON JUAN DR CARLSBAD, CA 92010-3921 ALEXANDER Sc JEANIE PASQUALINl 3455 DON JUAN DR CARLSBAD, CA 92010-3921 DENIS N HOBSON 3449 DON JUAN DR CARLSBAD, CA 92010-3921 ROBERT G KNIPPELBERG 3443 DON JUAN DR CARLSBAD, CA 92010-3921 FLORENCE H RHEBERG 3439 DON JUAN DR 473 CARLSBAD, CA 92010-3921 FROKE 5410 DON FELIPE DR CARLSBAD, CA 92010-3916 C Sc JANET WEIGEL 5418 DON FELIPE DR CARLSBAD, CA 92010-3916 DOROTHY B WOOD 5426 DON FELIPE DR CARLSBAD, CA 92010-3916 THOMAS P Sc CAROLYN LAMBERT 5452 DON FELIPE DR CARLSBAD, CA 92010-3916 PAMELA BALANCIO 5460 DON FELIPE DR CARLSBAD, CA 92010-3916 tiquettes fadles k peler AWCRV® Rifin® • Sens de Repliez k la hachure afin de | r6v6!er ie rebord Pop-UpT" | www.averyxom 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to expose Pop-Up Edge™ AVERV® 5160® VIRGIL L Sc MARY MINKS 5459 DON FELIPE DR CARLSBAD, CA 92010-3917 GIBBIA 5451 DON FELIPE DR CARLSBAD, CA 92010-3917 KNIGHT 5443 DON FELIPE DR CARLSBAD, CA 9201O-3917 MOURAD NAJARIAN 5419 DON FELIPE DR CARLSBAD, CA 92010-3917 ROMY C MEACHAM 5405 DON FELIPE DR CARLSBAD, CA 92010-3917 ANDERSON 5446 DON LUIS DR CARLSBAD, CA 92010-3927 JOANNE OVERLAND 5430 DON LUIS DR CARLSBAD, CA 92010-3927 PRATT 5422 DON LUIS DR CARLSBAD, CA 92010-3927 BOOK 5414 DON LUIS DR CARLSBAD, CA 92010-3927 SAMUEL Sc NORMA RUSSELL 5406 DON LUIS DR CARLSBAD, CA 92010-3927 JOANNE C ERNST 5455 DON LUIS DR CARLSBAD, CA 92010-3928 JEAN A MILLER 5447 DON LUIS DR CARLSBAD, CA 92010-3928 CAROLYN VAUGHAN-CHALDY 543 9 DON LUIS DR CARLSBAD, CA 92010-3928 MENNING 5431 DON LUIS DR CARLSBAD, CA 92010-3928 KATZ *M* 5423 DON LUIS DR CARLSBAD, CA•92010-3928 CHARLES E SAAR 5415 DON LUIS DR CARLSBAD, CA 92010-3928 MYERS 3428 DON JUAN DR CARLSBAD, CA 92010-3956 PEDROTTA 3442 DON JUAN DR CARLSBAD, CA 92010-3958 RANCHO CARLSBAD OWNERS ASSN 5200 EL CAMINO REAL CARLSBAD, CA 92010-7118 JATIN Sc SHILPA PATEL 3659 GLEN AVE CARLSBAD, CA 92010-551! MARK E PATTERSON 4836 MESA TRAIL PD CARLSBAD, CA 92010-5535 JASON Sc JENNIFER KENYON 3640 SUMMIT TRAIL CT CARLSBAD, CA 92010-5568 RAMAZAN BENRASHID 3644 SUMMIT TRAIL CT CARLSBAD, CA 92010-556! 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JAMES D Sc MARTHA KENNEY 4740 CRATER RIM RD CARLSBAD, CA 92010-5548 JUSTIN S Sc ELIZABETH CAMMACK 3429 RAVINE DR CARLSBAD, CA 92010-5558 •tiquettes fadles k peler • Sens de Repliez k la hachure afin de! www.averyLcom 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® A Feed Paper Bend along line t§ expose Pop-Up Edge™ ^ AVERV® PHILIP Sc TRICIA DUBOURDIEU 3433 RAVINE DR CARLSBAD, CA 92010-5558 RICHARD D Sc KIM WOLF 3437 RAVINE DR CARLSBAD, CA 92010-5558 RICHARD E Sc JENNIFER SIGLIANC 3441 RAVINE DR CARLSBAD, CA 92010-5558 CRAIG Sc ALISON CATILUS 3445 RAVINE DR CARLSBAD, CA 92010-5558 DANIEL L Sc SVETLANA POPPEN 3449 RAVINE DR CARLSBAD, CA 92010-5558 MICHAEL R Sc MICHELLE SEYLE 3453 RAVINE DR CARLSBAD, CA 92010-5558 TSANG 3457 RAVINE DR CARLSBAD, CA 92010-5558 BRETT J STREETER 3461 RAVINE DR CARLSBAD, CA 92010-5558 POBLETE 3465 RAVINE DR CARLSBAD, CA 92010-5558 LAURENS Sc LINDA GRANDY *M* 3473 RAVINE DR CARLSBAD, CA 92010-5558 JASON Sc NATALIE JAMES 3462 RAVINE DR CARLSBAD, CA 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CA 92010-5524 ROSEN 3 544 N FORK AVE CARLSBAD, CA 92010-5524 FRANCIS W Sc KATH TOWNSEND-MEI 3548 N FORK AVE CARLSBAD, CA 92010-5524 JILL E RIFFE 3552 N FORK AVE CARLSBAD, CA 92010-5524 ALLEN J Sc MARY GROSS 3 556 N FORK AVE CARLSBAD, CA 92010-5524 tiquettes fadles k peler I MI..Ar> la naharit AVERY® 5160® I • Sens de Repliez ll la hachure afin de | r«v6ler le rebord Pop-Up™ | vwrnaveryieom 1-800-GO-AVERY •asy Peel® Ubels Jse Avery® Template 5160® Feed Paper Bend akN^ line to [ expose Pop-Up Edge™ ^ AVERV® 5160® HOWE 3482 ALANDER CT CARLSBAD, CA 92010-5520 PAUL G Sc DIANA HAGERTY 3 508 ALANDER CT CARLSBAD, CA 92010-5521 LONNEGREN 3 549 N FORK AVE CARLSBAD, CA 92010-5524 AHMAD IZADI 3 545 N FORK AVE CARLSBAD, CA 92010-5524 GEORGE R Sc MONIQUE HENDERSON 3541 N FORK AVE CARLSBAD, CA 92010-5524 TODD T STEVENS 3537 N FORK AVE CARLSBAD, CA 92010-5524 SHERWIN Sc SHIRLEY WONG 3 533 N FORK AVE CARLSBAD, CA 92010-5524 DANIEL K Sc VICKI GRAY 3 525 N FORK AVE CARLSBAD, CA 92010-5524 MARK R Sc LENA 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92010-6577 GREGORY C Sc JILL AGOSTI 4771 BROOKWOOD CT CARLSBAD,. 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A Sens de Repliez k la hachure afin de! r^v^ier le rebord Pop-Up^** ! www.averv.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to { expose Pop-Up Edge™ ^ ^® 5160® j k WILDERS FAMILY 4803 GATESHEAD RD CARLSBAD, CA 92010-6580 ROUSE 4801 GATESHEAD RD CARLSBAD, CA 92010-6580 DAVID E Sc MARY BUTT ERF I ELD 4797 GATESHEAD RD CARLSBAD, CA 92010-6580 EVANGELINE E ALMANZA 4793 GATESHEAD RD CARLSBAD, CA 92010-6580 WILLIAMSON FAMILY 4791 GATESHEAD RD CARLSBAD, CA 92010-6580 CHRIS Sc LORI TAMMARIELLO 4789 GATESHEAD RD CARLSBAD, CA 92010-6580 MARILYN A DAY 4787 GATESHEAD RD CARLSBAD, CA 92010-6580 MICHAEL A Sc CATHY GUNZELMAN 47 85 GATESHEAD RD CARLSBAD, CA 92010-6579 MOHNACKY 4783 GATESHEAD RD CARLSBAD, CA 92010-6579 THOMAS A Sc CAROL KING 4781 GATESHEAD RD CARLSBAD, CA 92010-6579 DENNISON 4777 GATESHEAD RD CARLSBAD, CA 92010-6579 JOHN Sc HELEN LUITGAARDEN 4775 GATESHEAD RD CARLSBAD, CA 92010-6579 STEVEN Sc DEBRA DECTOR 4771 GATESHEAD RD CARLSBAD, CA 92010-6579 BRETT A Sc JANINE KORF 4756 ABERDEEN CT CARLSBAD, CA 92010-6505 SHEPPARD Sc DASSALENAUX 2 4754 ABERDEEN CT CARLSBAD, CA 92010-6505 ^M^ DAVID V GILSTRAP 4752 ABERDEEN CT CARLSBAD, CA 92010-6505 TARUT 4750 ABERDEEN CT CARLSBAD, CA 92010-6505 CARLOS Sc PATRICIA MOLIN *M^ 3046 GREENWICH ST CARLSBAD, CA 92010-7029 MABEL BARBER 2416 SONORA CT CARLSBAD, CA 92010-2168 JALAL S MOETAMEDI 2660 VANCOUVER ST CARLSBAD, CA 92010-1364 MIGUEL J BOURS 3753 CAVERN PL CARLSBAD, CA 92010-6587 JESSE L STILLIONS 2430 SIERRA MORENA AVE CARLSBAD, CA 92010-2137 JUNE V MELTZER 443 0 LA PORTALADA DR CARLSBAD, CA 92010-2809 KARL M Sc BARBARA SCHAEFFER 4440 LA PORTALADA DR CARLSBAD, CA 92010-2809 RUMI M RICE 4450 LA PORTALADA DR CARLSBAD, CA 92010-2809 JOSEPH D Sc GAIL MATTINGLY 4510 LA PORTALADA DR CARLSBAD, CA 92010-2811 DON Sc BOBBIE BOWEN 4520 LA PORTALADA DR CARLSBAD, CA 92010-2811 JOHN M Sc WENDY MCGONAGLE 453 0 LA PORTALADA DR CARLSBAD, CA 92010-2811 KHUE NGUYEN 4540 LA PORTALADA DR CARLSBAD, CA 92010-2811 GEORGE AFANSEV 4550 LA PORTALADA DR CARLSBAD, CA 92010-2811 tiquettes fadles k peler Sens de Repliez k la hachure afin de | .AuAlav la MKnn4 Pnn.1 InTM ! www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to | expose Pop-Up Edge™ ^ AVERV® 5160® GILES TOWNSEND 4610 LA PORTALADA DR CARLSBAD, CA 92010-2813 NICOLA L KOCH 4620 LA PORTALADA DR CARLSBAD, CA 92010-2813 GLASSEY 463 0 LA PORTALADA DR CARLSBAD, CA 92010-2813 CHRISTY FARIAS 4640 LA PORTALADA DR CARLSBAD, CA 92010-2813 ROBERT Sc LINDA SLIWA 4645 LA PORTALADA DR CARLSBAD, CA 92010-2814 MORRALL 463 5 LA PORTALADA DR CARLSBAD, GA 92010-2814 CAROL CULLINS 4625 LA PORTALADA DR CARLSBAD,. 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Peel® Ubels Use Avery® Template 5160® Bend along line to i expose Pop-Up Edge™ ^ AVERV® 5160® I k VENTRELLA 935 CHARDONNEY WAY ESCONDIDO, CA 92029-1612 CARLSBAD MEADOWS ASSOCIATION PO BOX 662 ESCONDIDO, CA 92033-0662 BRIAN REVELLI 5580 LA JOLLA BLVD 330 LA JOLLA, CA 9203 7-7651 MCCREESH 226 NAUTILUS ST LA JOLLA, CA 92037-5918 PAUL A WILLIAMS 83 95 CAMINITO LINTERNA LA JOLLA, CA 92037-2232 HOOVES THUNDERING PO BOX 2827 LA JOLLA, CA 9203 8-2827 NANCY R GARNER PO BOX 13402 LA JOLLA, CA 92039-3402 HELEN STEVENSON PO BOX 2806 OCEANSIDE, CA 92051-2801 JOHN T ROSSING 414 MAINSAIL RD OCEANSIDE, CA 92054-4775 SZABO 372 ISLANDER ST OCEANSIDE, CA 92054-4772 BLANCO 145 RYAN WAY OCEANSIDE, CA 92054-6176 GARY P MENELY 2111 S EL CAMINO REAL 201 OCEANSIDE, CA 92054-9000 SOTTO 142 TROPICANA DR OCEANSIDE, CA 92054-3821 ALICE B GALLEGOS 711 MISSOURI AVE OCEANSIDE, CA 92054-4032 BARBARA J CONOVER 4490 MESA.DR 103W OCEANSIDE, CA 92056-2646 JOSEPH C Sc JENNIFER YOUNG 2340 BACK NINE ST OCEANSIDE, CA 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..... t tM. m*Bwn\i^ C4tefii6 ^ Repliez d la hachure afin de I Sens de r^uiler le rehrtfri PoB-UnTM ! www.averyxom 1-800-GO-AVERY iasy Peel® Ubels Jse Avery® Template 5160® • Feed Paper Bend along line to | expose Pop-Up Edge™ ^ AVERV® 5160® WILLIAM Sc MARY MISLOSKI 9055 BITTEROOT CIR FOUNTAIN VALL, CA 92708-1402 JOHNSON 2860 W LYNROSE DR ANAHEIM, CA 92804-3984 DAVID A Sc JOANNE HARDY *M* 4802 HAMER DR PLACENTIA, CA 9287 0-3017 D R HORTON LOS ANGELES HOLDII 2280 WARDLOW CIR 100 CORONA, CA 92880-2879 993 19671 SEGOVIA LN YORBA LINDA, CA 92886-2839 TIMOTHY A Sc ELLA KITTELL 4880 VIA PIEDRA YORBA LINDA, CA 92 886-7317 D R HORTON LOS ANGELES HOLDII 600 W VICTORIA AVE A-200 OXNARD, CA 9303 5 VIOLA WOLF-RICHARDSON 340 OLD MILL RD 194 SANTA BARBARA, CA 93110-3852 JOHN D Sc RACQUEL CANETE 425 SHASTA AVE MORRO BAY, CA 93442-2550 KEIKO R TRIGUBOFF PO BOX 117115 BURLINGAME, CA 94011-7115 BRENT VINCENT 855 EL CAMINO REAL 13A-4 PALO ALTO, CA 94301-2305 CAROL WHEELER 36240 PECAN CT FREMONT, CA 9453 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GLADISH 1473 BURROUGHS ST OCEANSIDE, CA 92054-5430 GRAVES 419 CALLE CORAZON OCEANSIDE; CA 92057-8528 BRETT R Sc ASHLIE SAYRE 122 SANTA ROSA DR OCEANSIDE, CA 92 05 8-6854 RICK Sc KAREN TAVARES 15322 WYEPORT RD RAMONA, CA 92065-7446 CHRISTOPHER J Sc LISA PED *M* PO BOX 2783 RANCHO SANTA , CA 92067-2783 BROOKS J Sc ELIZABETH RHOADS 520 PEACH WAY SAN MARCOS, CA 92069-6890 STEVEN Sc KIMBERLY BATUTIS 908 RUSSETT CT SAN MARCOS, CA 92078-4994 MICHAEL D ADAMS 858 GENOA WAY SAN MARCOS, CA 92078-1076 WENTZEL GEOFFREY G SPECIAL NI PO BOX 2588 VALLEY CENTER, CA 92082-2588 JARNES PO BOX 2770 FALLBROOK, CA 92088-2770 RYAN S BAKER 13 54 LA PALMA ST SAN DIEGO, CA 92109-5201 CAPE AT CALAVERA HILLS HOMEOV 3900 HARNEY ST SAN DIEGO, CA 92110-2892 CREST OF CALAVERA HILLS HOMEC 3900 HARNEY ST SAN DIEGO, CA 92110-2892 CAPE. 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MENGER 455 ESPLANADE AVE 5 PACIFICA, CA 94044-1832 DAMIEN B Sc JULIE BROWER *M* 183 5 ST MICHAELS WAY BRENTWOOD, CA 94513-1758 tiquettes fadles k peler i^iti ^_ I.. ^^Ummi* Ai/EDV® cien® • Sens de Repliez dia hachure afin de I r^v^ler ie rebord POP-UP*^ I www.avery.com 1-800-GO-AVERY Easy Peel® Ubels Jse Avery® Template 5160® Bend along line to { expose Pop-up Edge™ j AVERV® 5160® SHARON M LUTHER 19524 REDWOOD GLN CASTRO VALLEY, CA 94546-3518 JAMES L LYONS *M* 2356 DUBOIS ST MILPITAS, CA 95035-7814 LAWRENCE FARHAT 1528 VISTA CLUB CIR 303 SANTA CLARA, CA 95054-3755 SHAHRYAR Sc AFSANEH ROKNI 13 93 ALDERBROOK LN SAN JOSE, CA 95129-3960 CHERRY 75-5608 HIENALOLI RD 37 KAILUA KONA, HI 96740-8818 ALEX Sc ALICE KREMER 21193 S MATTOON RD ESTACADA, OR 97023-8644 ELLIOTT 2080 NW TALAPUS CT BEND, OR 97701-5488 SUSAN C WESTLUND 4810 S ANGELINE ST SEATTLE, WA 98118-1863 BANK OF AMERICA PO BOX 3977 SEATTLE, WA 98124-2477 FRITCH 14732 W LAKE GOODWIN RD STANWOOD, WA 98292-7947 MATTHEW Sc JENNIFER LASHER 463 BLACK HAWK LOOP PORT ANGELES, WA 98362-8343 CAROL A LINCOLN 6400 PULLMAN PL PORT ORCHARD, WA 983 67-7637 *** 552 Printed *** Itiquettes faciles k peier • Sens de Repliez k ia hachure afin de | www.avery.com 1.800-GO-AVERY Robertson Ranch West Village GPA 11-07/MP 02-03(C) Location Map Robertson Ranch •Background –Robertson Ranch Master Plan •Adopted 2006 (MP 02-03) •Certified Environmental Impact Report (EIR 03-03) •East Village under development •West Village in process 2006 Master Plan Robertson Ranch West Village •BACKGROUND –Planning Commission October 17, 2012 »Vesting Tentative Map •13 Lots •Improvement Plans for north/south ECR »Special Use Permit •Adjacent to El Camino Real »Hillside Development Permit •Planning Area mass grading •Slopes, retaining walls, trails, mass pads »Habitat Management Plan Permit •Consistency with the City HMP Robertson Ranch West and East Villages Master Plan •East Village: 13 PAs, 482 residential units, 6.6 acres Office/RV Storage •West Village: 15 PAs, 672 residential units, 12 acres Commercial, 16.1 acres City park/fire station –PA 2: Community Facilities »2 acre site –PA 3: Single Family Detached »85 homes; 4,000 square foot lots –PA 4: Community Recreation »1 acre site Master Plan –PA 5: Single Family Detached »36 homes; 8,500 square foot lots; gated –PA 6: Single Family Detached »87 homes; 5,000 square foot lots –PA 7: Multi-Family »116 condominiums/apartments (includes “affordable”) –PA 8: Multi-Family »248 condominiums/apartments (Includes “affordable”) –PA 9/10: Single Family Detached »74 homes; 6,000 square foot lots; gated Master Plan –PA 11: Village Commercial Center »12 acre site; circa 175,000 square feet of retail/community facilities –PA 12: City Park and Fire Station »14.1 acres park site and 2.0 acres fire station site –PA 13: Single Family Detached »26 homes; 5,000 square foot lots –PAs 1 and 23A-C: Open Space »88.3 acres (increase of 18.2 acres from 2006 Master Plan) Significant Amendments •Remove “Circuitous Routing” and replace with gated neighborhoods (PA 5 and PA 9/10) •Remove 4.6 acres multi-family residential and RV storage at ECR/Tamarack (PA 1) and replace with 2.0 acres Community Facilities (PA 2) •Remove Elementary School (PA 13) and replace with Fire Station and 26 residential (PA 12/13) •Redistribution of residential units within the West Village and revised lot size ranges from (5,000-10,000) to (4,000 to 8,500) square feet. Master Plan Comparison Recommendation The Planning Commission RECOMMENDED ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and APPROVAL of General Plan Amendment (GPA 11-07) and Master Plan Amendment (MP 02-03(C)) based on the findings and subject to the conditions contained therein. Retaining Walls Example Faux Treatments Example 4,000 Sq.Ft. Example 5,000 Sq.Ft. Stidolph Property (APN 207-101-09) Stidolph Property (APN 207-101-09) Stidolph Property (APN 207-101-09) El Camino Real Widening APN 207-101-09 El Camino Real Widening Tamarack Ave El Camino Real Widening PA 2 El Camino Real Widening El Camino Real Widening Lisa Street El Camino Real Widening Lisa Street El Camino Real Widening Camino de las Ondes & Lemon Leaf (near Aviara Pkwy) Longfellow & Jackspar (near ECR) Edinburgh & Glasgow (off Tamarack) Edinburgh & Glasgow (off Tamarack) Edinburgh & Glasgow Glasgow Edinburgh Summary & Recommendation 1.Community wants All-Way stop 2.Developer - not opposed and will absorb costs 3.Sr. Planner & Planning Engineer - not opposed, but when ADT isn’t failing traffic recommendations not presented. 4.Transportation Dept •Not opposed •Didn’t address if an “Unusual Circumstance” is observable or not •Confirmed if houses built today line-of-sight standards not met 5.Everybody unsure how to address “Unusual Circumstance” 6.Council to provide direction •All-Way stop a condition of Master Plan Amendment •Right thing to do now, not later