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HomeMy WebLinkAboutEIR 05-05; PONTO BEACHFRONT VILLAGE VISION PLAN; Environmental Impact Report (EIR)(Final-Part 3); 2007-08-01ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5-1 August 2007 5.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES This section of the EIR identifies the environmental issue areas that have been determined to result in a potentially significant environmental impact. Each significant impact is discussed and analyzed in the sections that follow per the following format: Existing Conditions: Discussion of the existing conditions, services, and physical environment of the project area. Thresholds for Determining Significance: The amount of type of impact that constitutes a substantial or potentially substantial adverse change in the environment. Based on this criteria, project impacts can be classified as: significant and unavoidable; significant; significant, but can be mitigated; or less than significant. Environmental Impacts: A discussion of impacts of the proposed project in qualitative and/or quantitative terms, based on the uses of land identified in the project description. Mitigation Measures: A discussion of the measures required by the City of Carlsbad to avoid, mitigate, or substantially lessen adverse impacts for each environmental issue area. Impact After Mitigation: A discussion of the level of impact of the proposed project with implementation of required mitigation measures. Potentially significant environmental impacts analyzed in Section 5.0 are as follows: 5.1 Air Quality 5.2 Biological Resources 5.3 Cultural Resources 5.4 Hazards and Hazardous Materials 5.5 Noise 5.6 Traffic and Circulation 5.7 Visual Aesthetics and Grading 5.8 Agricultural Resources 5.9 Geology and Soils 5.10 Hydrology and Water Quality 5.11 Land Use and Planning 5.12 Public Utilities and Service Systems ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5-2 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-1 August 2007 5.1 AIR QUALITY This section focuses on potential short-term air quality impacts associated with project construction activities and studies long-term local and regional air quality impacts associated with the project operation. Mitigation is recommended to avoid or lessen the significance of impacts. Information in this section is based primarily on the Air Quality Data (California Air Resources Board [CARB] 2001 through 2005), the San Diego Air Pollution Control District (SDAPCD) Regional Air Quality Strategy (RAQS) (dated July 2004), and the Traffic Impact Analysis for the Ponto Beachfront Village Vision Plan (October 2006), prepared by RBF Consulting; refer to Appendix B for the assumptions used in this analysis. 5.1.1 Existing Conditions The extent and severity of the air pollution problem in the San Diego Air Basin (Basin) is a function of the area’s natural physical characteristics (weather and topography), as well as man-made influences (land development patterns and lifestyle). Factors such as wind, sunlight, temperature, humidity, rainfall, and topography all affect the accumulation and/or dispersion of air pollutants throughout the Basin. 5.1.1.1 Climate Basin Characteristics The Basin is contiguous with San Diego County. One of the main determinants of Basin climatology is the Pacific High, a semi-permanent high-pressure center over the Pacific Ocean. In the summer, this pressure center is located well to the north, causing storm tracks to be directed north of California. This high-pressure cell maintains clear skies for much of the year. However, when the Pacific High moves southward during the winter, this pattern changes, and low-pressure storms are brought into the region, causing widespread precipitation. Basin Climate The climate of the Basin is characterized by warm, dry summers and mild, wet winters. The climate of Carlsbad, as with all of Southern California, is largely controlled by the strength and position of the Pacific High. This high-pressure ridge over the West Coast creates a repetitive pattern of frequent early morning cloudiness, hazy afternoon shine, clean daytime onshore breezes and little temperature change throughout the year. Limited rainfall occurs in winter when the oceanic high-pressure center is weakest and farthest south as the fringes of mid-latitude storms occasionally move through the area. The average temperatures in January range from 47 degrees Fahrenheit (ºF) at night to 63 ºF during the day. The warmest month is August, when the high temperatures average 74 ºF. The annual rainfall is approximately 10 inches. Generation of Air Pollutants The same atmospheric conditions that create a desirable living climate combine to limit the ability of the atmosphere to disperse the air pollution generated by the large population attracted to the pleasant climate. The onshore winds across the coastline diminish quickly AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-2 August 2007 when they reach the foothill communities east of San Diego, and the sinking air within the offshore high-pressure system forms a massive temperature inversion that traps all the air pollutants near the ground. The resulting horizontal and vertical stagnation, in conjunction with ample sunshine, causes a number of reactive pollutants to undergo photochemical reactions and form smog, which degrades visibility and irritates the tear ducts and nasal membranes of humans. While programs to control emission air pollutants have substantially improved regional air quality within the last several decades, often parts of the Basin still do not meet clean air standards. Local Climate Local meteorological conditions in the project vicinity conform to the regional pattern of strong onshore winds by day (especially in summer) and weak offshore winds at night (particularly during the winter). These local wind patterns are driven by the temperature difference between the ocean and the warm interior topography. In summer, moderate breezes of 8 to 12 miles per hour blow onshore and up through the valley from the southwest by day. Light onshore breezes may continue throughout the night when the land remains warmer than the ocean. In winter, the onshore flow is weaker and the wind flow reverses to blow from the northeast in the evening as the land becomes cooler than the ocean. Temperature Inversions Both the onshore flow of marine air and the nocturnal winds are accompanied by two characteristic temperature inversion conditions that control the rate of air pollution dispersal throughout the Basin. Along the coastline, the marine air layer beneath the inversion cap is deep enough to accommodate any locally-generated emissions. However, as the layer moves inland, pollution sources (especially automobiles) add pollutants from below without any dilution from above through the inversion interface. When this polluted layer approaches foothill communities east of coastal developments, it becomes shallower and exposes residents in those areas to the concentrated by-products of coastal area sources. 5.1.1.2 Regulatory Framework Regulatory oversight for air quality in the Basin rests with the San Diego Air Pollution Control District at the regional level, the California Air Resources Board at the State level, and the Environmental Protection Agency (EPA) Region IX office at the Federal level. U.S. Environmental Protection Agency The principal air quality regulatory mechanism on the Federal level is the Federal Clean Air Act (FCAA) and, in particular, the 1990 amendments to the FCAA and the National Ambient Air Quality Standards (NAAQS) that they established. These standards identify levels of air quality for “criteria” pollutants that are considered the maximum levels of ambient (background) air pollutants considered, with an adequate margin of safety, to protect the public health and welfare. The criteria pollutants are ozone (O3), carbon monoxide (CO), nitrogen oxides (NOX), sulfur oxides (SOX), particulate matter less than 10 and 2.5 microns in diameter (PM10 and PM2.5) and lead (Pb); refer to Table 5.1-1. The EPA also has regulatory and enforcement jurisdiction over emission sources beyond State waters (the outer continental shelf) and over sources that are under the exclusive authority of the Federal government, such as aircraft, locomotives, and interstate trucking. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-3 August 2007 California Air Resources Board The California Air Resources Board, a department of the California Environmental Protection Agency (CalEPA), oversees air quality planning and control throughout California. Its responsibility lies with ensuring implementation of the 1989 amendments to the California Clean Air Act (CCAA), responding to the FCAA requirements and regulating pollutant emissions from motor vehicles sold in California. It also sets fuel specifications to further reduce vehicular emissions. The amendments to the CCAA establish California Ambient Air Quality Standards (CAAQS) and a legal mandate to achieve these standards by the earliest practicable date. These standards apply to the same criteria pollutants as does the FCAA, but also include sulfate, visibility, hydrogen sulfide, and vinyl chloride; refer to Table 5.1-1. Global Climate Change In 1988, the United Nations established the Intergovernmental Panel on Climate Change to evaluate the impacts of global warming and to develop strategies that nations could implement to curtail global climate change. In 1992, the United States joined other countries around the world in signing the United Nations’ Framework Convention on Climate Change agreement with the goal of controlling greenhouse gas emissions, including methane. As a result, the Climate Change Action Plan was developed to address the reduction of greenhouse gases in the United States. The Climate Change Action Plan consists of more than 50 voluntary programs. Additionally, the Montreal Protocol was originally signed in 1987 and substantially amended in 1990 and 1992. The Montreal Protocol stipulates that the production and consumption of compounds that deplete ozone in the stratosphere (i.e., chlorofluorocarbons, halons, carbon tetrachloride, and methyl chloroform) were to be phased out by year 2000. On June 1, 2005, the Governor of California signed Executive Order S-3-05, which established the following greenhouse gas emission reduction targets for the State of California: By 2010, reduce greenhouse gas emissions to 2000 levels; By 2020, reduce greenhouse gas emissions to 1990 levels; and, By 2050, reduce greenhouse gas emissions to 80 percent below 1990 levels. Executive Order S-3-05 also recognized the importance of preparedness in that it directed the Secretary of the California Environmental Protection Agency to lead an effort to evaluate the impacts of climate change on California and to examine adaptation measures that would best prepare the State to respond to the adverse consequences of climate change. In response to S- 3-05, the Climate Action Team was convened, which comprised of representatives from California Environmental Protection Agency, California Air Resources Board, Integrated Waste Management, California Energy Commission, and several other State departments. The Climate Action Team prepared the Climate Action Team Report for Governor Schwarzenegger and the Legislature (dated March 2006), which provides an overview of scientific evidence regarding climate change as well as potential effects on California. The report also provides recommendations regarding strategies the State should pursue to reduce climate change emissions. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-4 August 2007 In addition to Executive Order S-3-05, the California Legislature passed Assembly Bill 32 (Global Warming Solutions Act) on August 31, 2006. It requires the State’s global warming emissions to be reduced to 1990 levels by 2020. The reduction would be accomplished through an enforceable statewide cap on global warming emissions that would be phased in starting in 2012. On or before June 30, 2007, the California Air Resources Board is required to publish a list of discrete greenhouse gas emissions that can be implemented. Emission reductions shall include carbon sequestration projects and best management practices that are technologically feasible and cost-effective. However, Assembly Bill 32 does not provide thresholds or methodologies for analyzing a project’s impacts regarding global climate change. Assembly Bill 32 primarily provides a timeframe for establishing plans, policies, and studies to address global climate change. Sources of Greenhouse Gases Auto Emissions. The United States Bureau of Transportation Statistics suggests that an average United States “trip” is about 11.4 miles. The amount of gasoline consumed per year can be estimated by multiplying the total miles traveled per project trip by the United States fuel economy average of 25 miles per gallon. Combustion of one gallon of gasoline produces about 19 pounds of carbon dioxide. Electrical Power Emissions. Electrical power greenhouse gas emissions are a function of total project demand. Approximately 343 tons of carbon dioxide is produced for each megawatt hour of power generated by California electrical suppliers. Natural Gas Emissions. Greenhouse gas emissions associated with the combustion of natural gas are a function of natural gas use at buildout and carbon dioxide emissions produced when a unit of natural gas is combusted. Natural gas produces approximately 0.05467 tons of carbon dioxide per 1,000 cubic feet combusted. Other Greenhouse Gas Emissions. Emissions not included above include methane emissions from sources such as wastewater treatment plants, solid waste that is landfilled, and potentially other non-carbon dioxide greenhouse gas emissions that occur as a result of a project (e.g., sulfur hexafluoride emissions from transformers installed as part of electrical infrastructure). Landfill emissions are separately regulated and methane gas recovery is a required element of that regulatory program. Total Emissions of Greenhouse Gases. Identifying and quantifying only the primary categories of sources of greenhouse gas emissions does not present a complete inventory of greenhouse gas emissions. Carbon dioxide and methane are only two of the greenhouse gases at issue, and it should be noted that these emissions factors provided above are from general factors, as they would apply to other similar projects (absent any mitigation) of the same magnitude. Currently, there is not an industry-wide accepted method to quantify greenhouse gases resulting from development projects. San Diego Air Pollution Control District The CARB has designated San Diego County as a discrete air basin under the jurisdiction of the SDAPCD. In addressing its planning role with respect to national ambient air quality standards, the SDAPCD has most recently developed an Ozone Redesignation Request and Maintenance Plan, which served as the basis for the EPA redesignating the Basin as an attainment zone for the one-hour O3 standard on July 28, 2003. The basis for that request AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-5 August 2007 was the demonstration that over a three-year period, the Basin had fewer than four instances of one-hour O3 concentrations exceeding the 0.09 parts per million (ppm) threshold at any single monitoring station. The SDAPCD developed the Regional Air Quality Strategy (RAQS) in 1991, which addressed state air quality planning requirements (focusing on ozone). The latest revision was published in July 2004. The SDAPCD is responsible for the overall development and implementation of the RAQS. The RAQS control measures focus on emission sources under the SDAPCD’s authority, specifically, stationary emission sources and some area-wide sources. However, the emission inventories and emission projections in the RAQS reflect the impact of all emission sources and all control measures, including those under the jurisdiction of the CARB (e.g., on-road motor vehicles, off-road vehicles and equipment, and consumer products) and the EPA (e.g., aircraft, ships, trains, and pre-empted off-road equipment). Thus, while legal authority to control different pollution sources is separated, the SDAPCD is responsible for reflecting Federal, State, and local measures in a single plan to achieve ambient air quality standards in San Diego County. City of Carlsbad General Plan Update Final Master EIR The City of Carlsbad General Plan Update Final Master EIR identifies various air quality mitigation measures (which are also General Plan policies) to be applied to future land use planning phases and construction phases of development projects within the City of Carlsbad. These mitigation measures are derived from General Plan goals, policies, and objectives. The mitigation measures address six areas of concern related to air quality planning: 1) Planned Land Use Pattern; 2) Transportation Planning; 3) Alternate Modes of Transportation; 4) Regional Cooperation; 5) Energy Conservation; and 6) Construction- Related Impacts. General Plan Master EIR mitigation measures that will be implemented through project design and during construction of the proposed project are identified below. Given the project site location and constraints, project design and construction have incorporated aspects of these measures as feasible. In addition, many of these measures are policy level measures designed to provide land use planning guidance for the entire City of Carlsbad, not just the proposed project. A. Planned Land Use Pattern Measure 1: Development applications should contribute to and extend existing systems of foot or bicycle paths, equestrian trails, and the greenbelts provided for in the Circulation, Parks and Recreation and Open Space Elements. (Land Use Element, Overall Land Use Pattern, C.7.5.) Measure 2: Development should provide for safe, easy pedestrian and bicycle linkages to nearby community centers, parks, schools, points of interest, major transportation corridors, neighborhood commercial centers, and the proposed Carlsbad Trail System. (Combined from Land Use Element, Overall Land Use Pattern, C.7.7; Residential, C.12; Commercial C.2.e.) Measure 3: Provide for a sufficient diversity of land uses so that schools, parks and recreational areas, churches and neighborhood shopping centers are available in close proximity to each resident of the City. (Land Use Element, Overall Land Use Pattern, C.6.) AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-6 August 2007 Measure 4: Locate multi-family uses near commercial centers, employment centers, and major transportation corridors. (Land Use Element, Residential, C.6.) Measure 7: Comprehensively design all commercial centers to be easily accessible by pedestrians, bicyclists, and automobiles to nearby residential developments. (Land Use Element, Commercial, C.3.) B. Transportation Planning Measure 19: Require new development to comply with the adopted (September 23, 1986) Growth Management performance standards for circulation facilities. (Circulation Element, Streets and Traffic Control, C.1.) Measure 20: Minimize the number of access points to major and prime arterials to enhance the functioning of these streets as throughways. (Circulation Element, Streets and Traffic Control, C.4.) Measure 21: Provide traffic control devices along all roadway segments and at intersections and interconnect and synchronize the operation of traffic signals along arterial streets, whenever feasible. (Circulation Element, Streets and Traffic Control, C.7 and C.11.) Measure 23: Encourage the inclusion of onsite or nearby amenities such as day care facilities, dry cleaners and convenience stores within residential and industrial projects to reduce vehicular trips. (Circulation Element, Regional Circulation Considerations, C.2.) C. Alternate Modes of Transportation Measure 24: Encourage the construction of sidewalks along all public roadways with social emphasis given to collectors, arterials, and areas with high pedestrian traffic generators such as schools, commercial centers, transportation facilities, public buildings, beaches and parks. (Circulation Element, Alternate Modes of Transportation, C.1.) Measure 25: Encourage pedestrian circulation in commercial areas through the provision of convenient parking facilities, increased sidewalk width, pedestrian-orientated building design, landscaping, street lighting and street furniture. (Circulation Element, Alternate Mode of Transportation, C.2.) Measure 26: Design pedestrian spaces and circulation in relationship to land uses and available parking for all new construction and redevelopment projects. (Circulation Element, Alternate Modes of Transportation, C.3.) Measure 27: Link public sidewalks to the network of public and private trail systems. (Circulation Element, Alternate Modes of Transportation C.4.) D. Energy Conservation Measure 47: The City will continue to implement energy conservation measures in new housing development thorough State Building Code, Title 24 regulations, and solar orientation of major subdivisions through Title 20, Chapter 17 of the Municipal Code. (Housing Element, Program 5.1.) AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-7 August 2007 E. Construction-Related Impacts Measure 48: The City shall monitor all construction to ensure that proper steps are taken by developers to reduce short-term construction-related impacts to air resources. During clearing, grading, earth moving or excavation developers shall: Control fugitive dust by regular watering, paving construction roads, or other dust preventative measures; Maintain equipment engines in proper tune; Seed and water until vegetation cover is grown; Spread soil binders; Wet the area down, sufficient enough to form a crust on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust picked up by the wind; Street sweeping, should silt be carried over to adjacent public thoroughfares; Use water trucks or sprinkler systems to keep all areas where vehicles move damp enough to prevent dust raised when leaving the site; Wet down areas in the late morning and after work is completed for the day; and, Use of low sulfur fuel (0.5% by weight) for construction equipment. 5.1.1.3 Monitored Air Quality CARB sets State air quality standards and monitors ambient air quality at approximately 250 air-monitoring stations across the state. Air quality monitoring stations usually measure pollutant concentrations 10 feet above ground level; therefore, air quality is often referred to in terms of ground-level concentrations. Ambient air pollutant concentrations in the Basin are measured at ten air quality monitoring stations operated by the SDAPCD. The Camp Pendleton Monitoring Station and the Escondido Monitoring Station were chosen to gather data for criteria pollutants. The data collected at these monitoring stations is representative of the air quality experienced onsite from 2001 through 2005; refer to Table 5.1-2. The following air quality information briefly describes the various types of criteria pollutants. Ozone (O3) Ozone occurs in two layers of the atmosphere. The layer surrounding the earth's surface is the troposphere. The troposphere extends approximately 10 miles above ground level, where it meets the second layer, the stratosphere. The stratospheric layer (the "good" ozone layer) extends upward from about 10 to 30 miles and protects life on earth from the sun's harmful ultraviolet rays (UV-B). “Bad” ozone is a photochemical pollutant, formed from the interaction of Volatile Organic Compounds (VOCs), NOX, and sunlight; therefore, VOCs and NOX are ozone precursors. VOCs and NOX are emitted from various sources throughout the area. To reduce ozone AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-8 August 2007 concentrations, it is necessary to control the emissions of these ozone precursors. Significant ozone formation generally requires an adequate amount of precursors in the atmosphere and several hours of strong sunlight. High ozone concentrations can form over large regions when emissions from motor vehicles and stationary sources are carried hundreds of miles from their origins. While ozone in the stratosphere protects the earth from harmful ultraviolet radiation, high concentrations of ground-level ozone can adversely affect the human respiratory system and other tissues. Many respiratory ailments, as well as cardiovascular disease, are aggravated by exposure to high ozone levels. Ozone also damages natural ecosystems (such as forests and foothill communities) and damages agricultural crops and some man-made materials (such as rubber, paint, and plastics). Societal costs from ozone damage include increased healthcare costs, the loss of human and animal life, accelerated replacement of industrial equipment, and reduced crop yields. On April 15, 2004, EPA announced nonattainment designations for those areas that had exceeded the health-based standards for eight-hour ozone. These designations and classifications took effect for most areas on June 15, 2004. State, tribal and local governments must prepare a plan that describes efforts to reduce ground-level ozone. Transportation conformity requirements for the eight-hour standard (maximum allowable amount) for most areas were applicable on June 15, 2005. The one-hour Federal ozone standard was revoked with implementation of the eight-hour ozone designations. Additionally, State standards for the eight-hour ozone standard (0.07 ppm) were also recently adopted, in April 2005. The State standard for ozone is 0.09 ppm, averaged over one hour, and the Federal standard for ozone 0.08 ppm, averaged over eight hours. The maximum eight-hour O3 concentrations at the Camp Pendleton Monitoring Station ranged between 0.073 ppm and 0.098 ppm between years 2001 and 2005. The Federal Standard was exceeded once during this time period. The one-hour O3 concentrations ranged from 0.087 to 0.113 ppm between 2001 through 2005. The State standard was exceeded eight times between 2001 and 2005. The Basin is designated as a nonattainment area for eight-hour O3 State and Federal standards. Carbon Monoxide (CO) CO is an odorless, colorless toxic gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. In cities, automobile exhaust can cause as much as 95 percent of all CO emissions. At high concentrations, CO can reduce the oxygen-carrying capacity of the blood and cause headaches, dizziness, unconsciousness, and death. Under both State and Federal standards, the Basin is classified as in attainment. No exceedances have occurred at the Escondido Monitoring Station over the last five years; refer to Table 5.1-2. Nitrogen Dioxide (NO2) NOX are a family of highly reactive gases that are a primary precursor to the formation of ground-level ozone, and react in the atmosphere to form acid rain. NOX is a reddish-brown gas that can cause breathing difficulties at high levels. Peak readings of NOX occur in areas that have a high concentration of combustion sources (e.g., motor vehicle engines, power plants, refineries, and other industrial operations). AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-9 August 2007 NOX can irritate and damage the lungs, and lower resistance to respiratory infections such as influenza. The health effects of short-term exposure are still unclear. However, continued or frequent exposure to NOX concentrations that are typically much higher than those normally found in the ambient air may increase acute respiratory illnesses in children and increase the incidence of chronic bronchitis and lung irritation. Chronic exposure to NOX may aggravate eyes and mucus membranes and cause pulmonary dysfunction. The Basin is designated as in attainment under State and Federal standards. State and Federal standards were not exceeded between 2001 and 2005. Coarse Particulate Matter (PM10) Coarse Particulate Matter (PM10) is suspended particulate matter that is smaller than 10 microns (ten one-millionths of a meter). PM10 arises from sources such as road dust, diesel soot, combustion products, construction operations, and dust storms. PM10 scatters light and significantly reduces visibility. In addition, these particulates penetrate into lungs and can potentially damage the respiratory tract. On June 19, 2003, the CARB amended the Statewide 24-hour particulate matter standard to 50 micrograms per cubic meter (μg/m3), based upon requirements set forth in the Children’s Environmental Health Protection Act (Senate Bill 25). The Federal 24-hour standard of 150 μg/m3 was retained. The State standard for PM10 is 50 μg/m3 averaged over 24 hours; this standard was exceeded six days between 2001 and 2005 at the Camp Pendleton Monitoring Station. The Federal standard was exceeded twice at the Camp Pendleton Monitoring Station between 2001 and 2005. Fine Particulate Matter (PM2.5) Because of recent increased concerns over health impacts related to fine particulate matter (particulate matter 2.5 microns in diameter or less), both State and Federal PM2.5 standards have been created. Particulate matter primarily affects infants, children, the elderly, and those with pre-existing cardiopulmonary disease. In 1997, the EPA announced new PM2.5 standards; industry groups challenged the new standard in court and the implementation of the standard was blocked. However, upon appeal by the EPA, the U.S. Supreme Court reversed this decision and upheld the EPA’s new standards. The Federal Standard is 65 μg/m3 over an average of 24 hours. On June 20, 2002, the CARB adopted amendments for Statewide annual ambient particulate matter air quality standards. These standards were revised because of increasing concerns by the CARB that previous standards were inadequate, as almost everyone in California is exposed to levels at or above the current State standards during some parts of the year, and the Statewide potential for significant health impacts from particulate matter exposure was determined to be large and wide-ranging. Based upon a desire to set clean air goals throughout the State, the CARB created a new annual average standard for PM2.5 at 12 μg/m3. As indicated in Table 5.1-2, PM2.5 levels have been exceeded twice between 2001 and 2005. The CARB issued a staff report that recommended that the Basin be designated as in nonattainment for State and Federal PM2.5 standards. The EPA published the area designations and classifications for the PM2.5 NAAQS in the Federal Register, and designated the Basin as an unclassifiable/attainment area. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-10 August 2007 Hydrocarbons (Reactive Organic Gases and Volatile Organic Compounds) Hydrocarbons are organic gases that are formed solely of hydrogen and carbon. Two subsets of organic gases are reactive organic gases (ROGs) and volatile organic compounds (VOCs). ROGs and VOCs are emitted from the incomplete combustion of hydrocarbons or other carbon-based fuels. ROGs comprise all organic gases except those exempted by the CARB; therefore, ROGs are a set of organic gases based on State rules and regulations. VOCs are similar to ROGs in that they comprise all organic gases but they exclude those exempted by federal law; therefore, VOCs are a set of organic gases based on federal rules and regulations. The major sources of hydrocarbons are combustion engine exhaust, oil refineries, and oil-fueled power plants; other common sources are petroleum fuels, solvents, dry cleaning solutions, and paint (via evaporation). The effects of hydrocarbons result from the formation of ozone and its related health effects. High levels of hydrocarbons in the atmosphere can interfere with oxygen intake by reducing the amount of available oxygen through displacement. Carcinogenic forms of hydrocarbons are considered toxic air contaminants (“air toxics”). There are no separate health standards for VOCs, although some VOCs are also toxic; an example is benzene, which is both a VOC and a carcinogen. VOCs were not measured at the Escondido or Camp Pendleton Monitoring Station during the past five years. Toxic Air Contaminants (TACs) According to Section 39655 of the California Health and Safety Code, a toxic air contaminant is "an air pollutant which may cause or contribute to an increase in mortality or an increase in serious illness, or which may pose a present or potential hazard to human health.” In addition, 189 substances that have been listed as Federal hazardous air pollutants (HAPs), pursuant to Section 7412 of Title 42 of the United States Code are TACs under the State's air toxics program pursuant to Section 39657 (b) of the California Health and Safety Code. TACs can cause various cancers, depending on the particular chemicals, their type, and the duration of exposure. Additionally, some of the TACs may cause other health effects over the short or long term. The ten TACs posing the greatest health risk in California are acetaldehyde, benzene, 1-3 butadiene, carbon tetrachloride, hexavalent chromium, para- dichlorobenzene, formaldehyde, methylene chloride, perchlorethylene, and diesel particulate matter. 5.1.1.4 Sensitive Receptors Sensitive populations are more susceptible to the effects of air pollution than is the general population. Sensitive populations (sensitive receptors) that are in proximity to localized sources of toxics and CO are of particular concern. Land uses considered sensitive receptors include residences, schools, playgrounds, childcare centers, athletic facilities, long-term health care facilities, rehabilitation centers, convalescent centers and retirement homes. Sensitive receptors located within and adjacent to the project area generally include residential areas and parks. The Ponto Area is surrounded primarily by residential homes to the north and east. To the south of the site is the Batiquitos Lagoon and to the west is the South Carlsbad State Beach. The nearest hospital to the Ponto Area is the Kaiser Permanente Medical Center, which is AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-11 August 2007 located approximately less than one-half mile north of the project. There are no additional sensitive receptors within the immediate area of the site. 5.1.2 Thresholds for Determining Significance In accordance with CEQA, the effects of a project are evaluated to determine if they will result in a significant impact on the environment. The criteria (standards) used to determine the significance of impacts might vary depending on the nature of the project. Air quality impacts resulting from the implementation of the proposed project could be considered significant if they would: Conflict with or obstruct implementation of the applicable air quality plan; Violate any air quality standard or contribute substantially to an existing or projected air quality violation; Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors); Expose sensitive receptors to substantial pollutant concentrations; or, Create objectionable odors affecting a substantial number of people. SDAPCD Thresholds Per the SDAPCD, a project is significant if it generates total emissions (direct and indirect) that exceed their adopted thresholds; refer to Table 5.1-3. Note that the emission thresholds are given as a daily value and an annual value, so that a multi-phased project (such as a project with a construction phase and a separate operational phase) with phases shorter than one year can be compared to the daily value. In addition, the significance of localized project impacts depends on whether ambient CO levels in the vicinity of the project are above or below State and Federal CO standards. If the project causes an exceedance of either the state one-hour or eight-hour CO concentrations, the project would be considered to have a significant local impact. If ambient levels already exceed a State or Federal standard, then project emissions would be considered significant if they increase one-hour CO concentrations by 1.0 ppm or more, or eight-hour CO concentrations by 0.45 ppm or more; refer to Table 5.1-4. 5.1.2.1 Air Quality Modeling URBEMIS 2002 This analysis of air quality impacts used the emission factors from URBEMIS 2002 for the construction (short-term) and operational (long-term) analyses. URBEMIS 2002 operational emissions address emissions from two separate sources: stationary area sources (e.g., emissions from space heating, lawn mowers) and mobile (vehicle) sources. These emissions are calculated for the project buildout period and take into account future vehicle fleet mixes and emission controls. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-12 August 2007 URBEMIS 2002 was developed to provide meaningful analysis of both short- and long-term impacts, and to encourage early development of mitigation measures during project planning. Discrete URBEMIS 2002 analysis is limited to annual periods. URBEMIS 2002 uses a simplified set of emission factors to estimate impacts separately for predetermined construction periods and for operational periods as independent events, and does not factor in small discrete periods of project overlap, incremental periods smaller than one year, individual buildout rates for each particular element of construction, scheduled utilization of individual pieces of construction equipment, pro-ration of occupancy, retrofit technology over the life of equipment, pollutant reactivity, or pollutant transport. CALINE-4 Air Quality Model CALINE-4 is an offsite consequence model used in conjunction with traffic related information. This program allows microscale CO concentrations to be estimated along each roadway corridor or near intersections. This model is designed to identify localized concentrations of carbon monoxide, often termed “hot spots.” Since the SDAPCD does not currently have guidelines on CO modeling, the South Coast Air Quality Management District (SCAQMD) guidelines were used. The SCAQMD requires that a CO hotspot analysis be performed if the results of the traffic study show a reduction in level of service to “E” or “F” or worsen an existing level of service to “C” or “D.” A hotspot analysis provides an estimate of localized concentration (i.e., micrograms per cubic meter) of CO related to mobile sources. This model is used for cumulative traffic related impacts. 5.1.3 Environmental Impact 5.1.3.1 Short-Term (Construction) Impacts Future construction of the proposed project site would generate short-term air quality impacts during grading and construction operations. The short-term air quality analysis considers the following temporary impacts from the project. Clearing, grading, excavating and using heavy equipment or trucks creating large quantities of fugitive dust, and thus PM10; Heavy equipment required for grading and construction generates and emits diesel exhaust emissions; and, The vehicles of commuting construction workers and trucks hauling equipment would generate and emit exhaust emissions. As properties within the Ponto Area are all privately owned, development of the area would take place incrementally as individual property owners choose to undertake development or redevelopment of activities. A scheduled construction-phasing plan has not been established for the project. Actual construction quant ities or plans have not yet been determined, and therefore, construction emissions were analyzed qualitatively. Fugitive Dust and Construction Equipment Emissions Federal, State, and local development standards and requirements designed to minimize air quality emissions would be implemented through standard development procedures. These measures typically include the following: AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-13 August 2007 Water exposed soils at least twice daily and maintain equipment and vehicle engines in good condition and in proper tune; Wash-off trucks leaving development sites; Replace ground cover on construction sites if it is determined that the site will be undisturbed for lengthy periods; Reduce speeds on unpaved roads to less than 15 miles per hour; Halt all grading and excavation operations when wind speeds exceed 25 miles per hour; Properly maintain diesel-powered onsite mobile equipment; Install particulate filters on off-road construction equipment; Sweep streets at the end of the day if substantial visible soil material is carried over to the adjacent streets; and, Cover all trucks hauling dirt, sand, soil or other loose material to and from the site. Impacts AQ-1, AQ-2 and AQ-3 Fugitive dust is a major concern for areas in the Basin. Potential air quality impacts would result from clearing, grading, and earth moving operations (AQ-1); trucks hauling material on and offsite (AQ-2); and diesel particulate matter from construction equipment onsite (AQ-3). All future projects within the Ponto Area would be required to adhere Mitigation Measures AQ-1 and AQ-2, which include standard SDAPCD dust control measures and preventing excessive dust from construction vehicles that may need to use the public roadway system. Additionally, Mitigation Measure AQ-3 would serve to control diesel particulate matter impacts that may arise from the use of onsite heavy construction equipment. However, implementation of the Vision Plan would include considerable construction activities, which could potentially result in periodic exceedances of SDAPCD standards. As the Vision Plan establishes a vision of the development anticipated to occur in the Ponto Area, but does not provide final development plans, it is not possible to quantify potential future impacts associated with fugitive dust. Therefore, based on the size of the Ponto Area, it is anticipated that impacts regarding fugitive dust from future construction activities would be significant and unavoidable. Asbestos The Ponto Area is primarily vacant except in the northern portion where the existing residential/commercial/small-scale industrial uses occur. As development of the Ponto Area occurs on individual land ownerships in the future, landowners may elect to demolish existing structures on their land to allow for redevelopment or new development. As structures constructed prior to 1980 are included within this neighborhood, such structures may contain friable asbestos, which has been identified as a hazardous airborne contaminant. Existing regulations would require demolition activities to minimize asbestos released into the air. Primarily, this is accomplished through the asbestos National Emission Standards for Hazardous Air Pollutants (NESHAP). The EPA, through the CARB and the SDAPCD, enforces this NESHAP. Impact AQ-4 The asbestos NESHAP specifies work practices to be followed during demolition of all structures that contain, or may contain asbestos (SDAPCD District AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-14 August 2007 Regulation XI, National Emissions Standards for Hazardous Air Pollutants). These work practices have been designed to effectively reduce airborne asbestos to safe levels. Development of the Ponto Area would be subject to the asbestos NESHAP, and would be required to comply with these specified work practices. Additionally, demolition activities would be subject to SDAPCD Rule 361.150 (Standards for Waste Disposal for Manufacturing, Fabricating, Demolition, Renovation, and Spraying Operations). Consequently, airborne asbestos would not be generated in unhealthy amounts during demolition. However, as demolition activities could result in the potential exposure of sensitive receptors to the effects of asbestos, this would be considered a significant impact. Reactive Organic Gas and Volatile Organic Compound Emissions Impact AQ-5 In addition to gaseous and particulate emissions, the application of asphalt and surface coatings creates ROG emissions, which are ozone precursors. Future development within the Ponto Area would be required to adhere to the SDAPCD Rule 67.0, Architectural Coatings, which provides stipulations on painting and coating activities. Compliance with this standard would reduce impacts to less than significant. However, as future improvement activities would have the potential to expose sensitive receptors to pollutant concentrations, this would be considered a significant impact. 5.1.3.2 Long-Term (Operational) Impacts For purposes of the air quality emissions analysis, operational-related air quality impacts were studied for 2030 buildout. Long-term air quality impacts would consist of mobile source emissions generated from project-related traffic and from stationary source emissions generated directly from natural gas. Emissions associated with each of these sources are discussed and calculated below. Mobile Source Emissions Based on the data used for the Traffic Impact Analysis, future development of the Ponto Area would potentially generate approximately 15,161 daily vehicle trips. Mobile source emissions arise from motor vehicles, including tailpipe and evaporative emissions. Project- generated vehicle emissions have been estimated using the URBEMIS 2002 computer model. This model predicts ROGs, CO, NOX, SOX, and PM10 emissions from motor vehicle traffic associated with new or modified land uses; refer to Appendix B for model input values used for the air quality analysis. Project trip generation rates were based on the Traffic Impact Analysis; refer to Section 5.6 and Appendix G. Depending upon the pollutant being discussed, a potential air quality impact may be of either regional or local concern. For example, ROG, NOX, SOX, and PM10 are all pollutants of regional concern (NOX and VOCs react with sunlight to form O3 [photochemical smog], and wind currents readily transport SOX and PM10). CO tends to be a localized pollutant, dispersing rapidly at the source. Area Source Emissions Area source emissions were estimated using a variety of sources including the URBEMIS 2002 model, along with generally accepted emission factors for certain stationary sources. While previous versions of URBEMIS 2002 were designed to estimate emissions only from motor vehicle trips, the current version can estimate emissions from gas heaters, furnaces, AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-15 August 2007 and landscape maintenance equipment. The model accounts for specific meteorological conditions and topography that characterize each air basin in California. Electricity and natural gas are utilized by almost every residential development. As indicated in Table 5.1-5, area source emissions would not exceed established SDAPCD thresholds. Total Project Operational Emissions: Area and Mobile Sources Impact AQ-6 The total project operational emissions are described in terms of area source and mobile source (vehicle) emissions. As depicted in Table 5.1-5, Year 2030 Project Operational Emissions, regional level PM10 and ROG emissions would exceed the SDAPCD thresholds of significance. Therefore, future development of the Ponto Area would potentially result in significant and unavoidable impacts for long-term operations under buildout conditions. Localized CO Hotspots Carbon monoxide emissions are a function of vehicle idling time, meteorological conditions, and traffic flow. Under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthy levels (i.e., adversely affect residents, school children, hospital patients, the elderly, etc.). To identify CO hotspots, the SDAPCD follows the SCAQMD criterion, which requires an analyst to perform a CO microscale hotspot analysis when a project increases the volume-to- capacity ratio (also called the intersection capacity utilization) by 0.02 (two percent) for any intersection with an existing level of service (LOS) D or worse. Because traffic congestion is highest at intersections where vehicles queue and are subject to reduced speeds, these hot spots are typically produced at intersection locations. Per the Traffic Impact Analysis, full buildout of the Ponto Area would warrant a CO hotspot at the intersections provided in Table 5.1-6, Carbon Monoxide Levels at Surrounding Intersections. The PM peak hour results in higher intersection capacity utilization (ICU) and was used in the modeling process. Future CO projections were modeled using the existing lane configurations and do not include the improvements discussed in the traffic analysis. The projected traffic volumes were then modeled using the CALINE4 dispersion model and the resultant values were added to an ambient concentration. The ambient concentration used in the modeling was the highest one-hour measurement from the past five years of SDAPCD. Actual future ambient CO levels may be lower due to emissions control strategies that would be implemented between now and the project buildout date. As indicated in Table 5.1-6, the surrounding intersections would not result in exceedances of Federal or State CO standards. As indicated in Table 5.1-6, CO levels would be well below the State standard of 20 ppm for the one-hour Standards and 9 ppm for the eight-hour standards. Therefore, impacts associated with CO levels would be less than significant. 5.1.3.3 Plan Consistency A potentially significant impact on air quality would occur if the project would conflict with or obstruct the implementation of the applicable air quality plan. Although the project would negatively impact air quality in the Basin, of primary concern is that project-related impacts have been properly anticipated in the regional air quality planning process and reduced whenever feasible. Therefore, it is necessary to assess the project’s consistency with the AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-16 August 2007 SDAPCD Regional Air Quality Strategy (RAQS). Project consistency with the RAQS is determined in terms of whether the proposed project exceeds the criteria pollutant threshold levels established by the SDPACD and whether the proposed project would result in growth that has been anticipated in a given subregion. Based on the operational emissions presented in Table 5.1-5, long-term operation of the proposed project would result in exceedances of the SDAPCD standards thresholds. In this regard, the proposed project would be considered inconsistent with the RAQS. City of Carlsbad General Plan The second criterion for establishing consistency with the RAQS is whether the project would be consistent with the population growth forecasts in the City of Carlsbad General Plan, as well as the traffic assumptions utilized by the SDAPCD. Based on the current General Plan, the proposed project is divided into six separate land uses: RMH (Residential Medium High – 8 to 15 dwelling units per acre); RMH/TR (Residential Medium High and/or Travel/Recreation Commercial); UA (Unplanned Area); OS (Open Space and Community Parks); TR/C (Travel/Recreation Commercial/Community Commercial); and, TR (Travel/Recreation Commercial). Development of the Ponto Area would change the existing land use designations to a “Special Planning Considerations Area,” to be developed under the guidance of the Ponto Beachfront Village Vision Plan. Future development proposals within the Ponto Area may be required to propose General Plan and Local Coastal Program land use reclassifications, as well as city-wide and Local Coastal Program zone changes that would be evaluated as part of the discretionary approval process. At present, there are three City zoning designations for the various parcels in the Ponto Area. These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with Qualified Development Overlay; and, CT-Q/RD-M-Q – a dual designation indicating that with further planning, one or both uses may be appropriate. No changes to the existing zoning are proposed with the project. Table 5.1-7, Existing General Plan and Proposed Project Land Use Designations, includes the maximum trips associated with the current General Plan land use designation, as well as the trips associated with the development as proposed in the Vision Plan. As noted in Table 5.1-7, the proposed project would result in approximately 300 fewer trips than originally assumed in the General Plan. As the proposed project would result in fewer trips than originally projected in the General Plan, the trips associated with the project would be accounted for within SDAPCD’s growth projections. Therefore, development of the Ponto Area as envisioned in the Vision Plan would be consistent with the growth projections for the City and the SDAPCD. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-17 August 2007 As part of the City’s Growth Management Plan (GMP) and Chapter 21.90 of the City Zoning Ordinance, the City has been divided into 25 subareas, or zones, to ensure that services and facilities will be adequately provided for existing and future development. The GMP limits the number of residential building permits that can be issued throughout the City to a maximum of approximately 54,600 dwelling units at buildout. The Ponto Area is within the southwest quadrant of the City, which allows for a total of 12,859 dwelling units at buildout. This maximum number of units cannot be changed unless approved by public vote. The number of residential units anticipated with implementation of the Vision Plan would be consistent with the GMP. San Diego Association of Governments (SANDAG) The San Diego Association of Governments (SANDAG) has prepared the Regional Comprehensive Plan (RCP), which serves as the long-term planning framework for the San Diego region. It provides a broad context in which local and regional decisions can be made that move the region toward a sustainable future. The RCP contains an incentive-based approach to encourage and channel growth into existing and future urban areas and smart growth communities. According to the SANDAG, a smart growth community would be a compact, efficient, and environmentally sensitive pattern of development that provides people with additional travel, housing, and employment choices by focusing future growth away from rural areas and closer to existing and planned job centers. Some principles of smart growth areas include reducing sprawl, encouraging using public transportation and walking, and providing jobs/housing balance. As part of the RCP, SANDAG has prepared a Draft Smart Growth Concept Map, which contains almost 200 existing, planned, or potential smart growth locations. The map was circulated for review and comment at public workshops and city council presentations during April 2006, and accepted by the SANDAG Board of Directors for planning purposes for the Regional Transportation Plan (RTP) in June 2006. The Ponto Area is included as part of the Smart Growth Concept Map. Therefore, development of the Ponto Area would be consistent with the anticipated growth within the San Diego region. Consistency Determination Although future development of the Ponto Area would exceed the SDAPCD’s regional emissions threshold for ROGs and PM10, development would be consistent with the San Diego Air Basin regional planning documents. Per consultation with the SDAPCD, a project is “regionally consistent” if it meets the planning assumptions and objectives contained within the City’s General Plan, the RAQS, and the RCP.1 It should also be noted that development of the Ponto Area, as envisioned in the Vision Plan, would result in approximately 300 fewer vehicle trips than was originally assumed in the City’s General Plan. Therefore, dDevelopment of the Ponto Area as proposed within the Vision Plan would be consistent with all applicable regional plans, and impacts would be less than significant. 1 Telephone conversation between Maria Cadiz, RBF Consulting, and Andy Hamilton, San Diego Air Pollution Control District, ARSD Division, October 11, 2006. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-18 August 2007 Global Climate Change CEQA requires an agency to engage in forecasting “to the extent that an activity could reasonably be expected under the circumstances. An agency cannot be expected to predict the future course of governmental regulation or exactly what information scientific advances may ultimately reveal” (CEQA Guidelines section 15144, Office of Planning Research commentary, citing the California Supreme Court decision in Laurel Heights Improvement Association v. Regents of the University of California [1988] 47 Cal. 3d 376). CEQA does not require an agency to evaluate an impact that is “too speculative” provided that the agency identifies the impact, engages in a “thorough investigation” but is “unable to resolve an issue,” and then discloses its conclusion that the impact is too speculative for evaluation (CEQA Guidelines section 15145, Office of Planning and Research commentary). Additionally, CEQA requires that impacts be evaluated at a level that is “specific enough to permit informed decision making and public participation” with the “production of information sufficient to understand the environmental impacts of the Proposed Project and to permit a reasonable choice of alternatives so far as environmental aspects are concerned” (CEQA Guidelines section 15146, Office of Planning and Research commentary). Global climate change impacts are a result of cumulative emissions from anthropogenic activities in the region, the state and the world. The proposed project would indirectly lead to increased energy consumption, which would generate additional greenhouse gas emissions. However, the proposed project is not anticipated to directly emit emissions. In light of legislation such as Assembly Bill 32 and Executive Order S-3-05, there has been much debate regarding the analysis of global climate change in CEQA documents. As previously mentioned, although several studies are available regarding the overall impacts associated global climate change, the conclusions and predictions vary with each report. Based on the current scientific literature, it would be speculative to determine whether the contribution of any particular project or plans to greenhouse gas emissions and climate changes is significant. Based on an investigation of compliance with local air quality thresholds and future long- term operational impacts, implementation of the Vision Plan would have the potential to contribute emissions associated with greenhouse gas emissions and global climate change. However, there is significant uncertainty involved in making predictions of the extent of which the proposed project construction and operation would have on greenhouse gas emissions and global climate change. Therefore, a conclusion on the significance of the environmental impact of climate change cannot be reached. Section 15145 of the CEQA Guidelines provides that, if after a thorough investigation a lead agency finds that a particular impact is too speculative for evaluation, the agency should note its conclusion and terminate discussion of the impacts. 5.1.4 Mitigation Measures 5.1.4.1 Short-Term (Construction) Impacts AQ-1 During clearing, grading, earth-moving, or excavation operations, excessive fugitive dust emissions shall be controlled by regular watering or other dust preventive measures using the following procedures: AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-19 August 2007 Onsite vehicle speed shall be limited to 15 miles per hour; All onsite construction roads with vehicle traffic shall be watered periodically; Streets adjacent to the Ponto Area shall be swept as needed to remove silt that may have accumulated from construction activities so as to prevent excessive amounts of dust; All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is done for the day; All clearing, grading, earth-moving, or excavation activities shall cease during periods of high winds (i.e., greater than 35 miles per hour averaged over one hour) so as to prevent excessive amounts of dust; All material transported onsite or offsite shall be either sufficiently watered or securely covered to prevent excessive amounts of dust; The area disturbed by clearing, grading, earth-moving, or excavation operations shall be minimized so as to prevent excessive amounts of dust; and, These control techniques shall be indicated on project grading plans. Compliance with this measure shall be subject to periodic site inspections by the City of Carlsbad. AQ-2 All trucks hauling excavated or graded material onsite shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b)(F), (e)(2) and (e)(4), as amended, regarding the prevention of such material spilling onto public streets. AQ-3 During construction activities, excessive construction equipment and vehicle exhaust emissions shall be controlled by implementing the following procedures: Properly and routinely maintain all construction equipment, as recommended by manufacturer manuals, to control exhaust emissions; Shut down equipment when not in use for extended periods of time to reduce emissions associated with idling engines; Encourage ride sharing and use of transit transportation for construction employees commuting to the project sites; Use electric equipment for construction whenever possible in lieu of fossil fuel-fired equipment; and, Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing construction activity during the peak-hour of vehicular traffic on adjacent roadways. AQ-4 The construction contractor shall adhere to SDAPCD District Rule 361.150 (Standards for Waste Disposal for Manufacturing, Fabricating, Demolition, Renovation, and Spraying Operations) to regulate asbestos emissions as a result of demolition activities. AQ-5 The construction contractor shall adhere to SDAPCD District Rule 67.0 (Architectural Coatings) to limit volatile organic compounds from architectural coatings. This rules specifies architectural coatings storage, clean up and labeling requirements. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-20 August 2007 5.1.4.2 Long-Term (Operational) Impacts AQ-6 Prior to approval of site development plans for future development within the Ponto Area, the City shall ensure that all of the operational mitigation measures identified below are identified and included as part of the project development plans, as applicable. These measures shall be implemented by the project applicant of each individual project when development plans are proposed, and shall be verified by the City of Carlsbad Planning Department. The City shall recommend that the proposed surrounding commercial facilities which incorporate gas stations utilize pumps dispensing oxygenated gasoline (especially during winter months, typically taken as November through February inclusive) in an effort to reduce overall CO emissions within the air basin due to traffic traveling to and from the project site. In addition, the City shall recommend that workers at surrounding commercial facilities participate in ride-share programs and seek alternate forms of transportation to the site. Future onsite commercial land uses shall implement design measures that promote the use of alternative modes of transportation, such as: Mixed-use development (combine residential, retail, employment, and commercial). Sidewalks; safe street and parking lot crossings; showers and locker rooms; sheltered transit stops; theft-proof well-lighted bicycle storage facilities with convenient access to building entrance; carpools and vanpools. Onsite services to reduce need for offsite travel such as: childcare; telecommute center; retail stores; postal machines; and automatic teller machines. Commercial and retail businesses shall should be encouraged to schedule operations during off-peak travel times; adjust business hours; and allow alternative work schedules, telecommuting. Provide preferential parking for carpool/vanpool vehicles. Construct transit facilities such as bus turnouts/bus bulbs, benches, shelters, etc. Provide direct, safe, attractive pedestrian access from project to transit stops and adjacent development. Increase walls and attic insulation beyond Title 24 requirements. Plant shade trees in surface parking lots to reduce evaporative emissions from parked vehicles. Use lighting controls and energy-efficient interior lighting, and built-in energy efficient appliances. Use double-paned windows. Use energy-efficient low sodium parking lot and streetlights. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-21 August 2007 5.1.4.3 Plan Consistency No mitigation measures are recommended. 5.1.4.4 Global Warming No mitigation measures are recommended. 5.1.5 Impact After Mitigation The following air quality impacts remain significant and unavoidable following implementation of the recommended mitigation measures: Construction Emissions; Long-Term Operational Emissions; Cumulative Construction Emissions (refer to Section 7.1.2.1); and, Cumulative Long-Term Impacts (refer to Section 7.1.2.2). Mitigation measures AQ-1 through AQ-6 will reduce potential air quality impacts to the maximum extent possible. These mitigation measures outline specific steps to mitigate air quality impacts during the construction and operations phases of the project; however, impacts associated with ROG and PM10 would remain significant and unavoidable. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-22 August 2007 Table 5.1-1 National and California Ambient Air Quality Standards California1 Federal2 Pollutant Averaging Time Standard3 Attainment Status Standards4 Attainment Status 1 Hour 0.09 ppm (180 g/m3) Nonattainment NA5 NA5 Ozone (O3) 8 Hours 0.07 (137 g/m3 ) Nonattainment 0.08 ppm (157 g/m3) Nonattainment 24 Hours 50 g/m3 Nonattainment 150 g/m3 Unclassified Particulate Matter (PM 10) Annual Arithmetic Mean 20 g/m3 Nonattainment 50 g/m3 Unclassified 24 Hours No Separate Standard 65 g/m3 Attainment Fine Particulate Matter (PM 2.5) Annual Arithmetic Mean 12 g/m3 Attainment 15 g/m3 Attainment 8 Hours 9.0 ppm g/m3 Attainment 9 ppm (10 g/m3) Attainment Carbon Monoxide (CO) 1 Hour 20 ppm (23g/m3 ) Attainment 35 ppm (40 g/m3) Attainment Annual Arithmetic Mean NA NA 0.053 ppm (100 g/m3) Attainment Nitrogen Dioxide (NO2) 1 Hour 0.25 ppm (470 g/m3) Attainment NA NA 30 days average 1.5 g/m3 Attainment NA NA Lead (Pb) Calendar Quarter NA NA 1.5 g/m3 Attainment Annual Arithmetic Mean NA NA 0.030 ppm (80 g/m3) Attainment 24 Hours 0.04 ppm (105 g/m3) Attainment 0.14 ppm (365 g/m3) Attainment 3 Hours NA NA NA Attainment Sulfur Dioxide (SO2) 1 Hour 0.25 g/m3 Attainment NA NA Visibility- Reducing Particles 8 Hours (10 a.m. to 6 p.m., PST) Extinction coefficient = 0.23 km@<70% RH Unclassified Sulfates 24 Hour 25 g/m3 Attainment Hydrogen Sulfide 1 Hour 0.03 ppm (42 g/m3) Unclassified No Federal Standards g/m3 = micrograms per cubic meter; ppm = parts per million; km = kilometer(s); RH = relative humidity; PST = Pacific Standard Time; NA = Not Applicable 1. California standards for ozone, carbon monoxide (except Lake Tahoe), sulfur dioxide (1 and 24 hour), nitrogen dioxide, suspended particulate matter- PM10, and visibility-reducing particles are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations. In 1990, the CARB identified vinyl chloride as a Toxic Air Contaminant and determined that there was not sufficient available scientific evidence to support the identification of a threshold exposure level. This action allows the implementation of health-protective control measures at levels below the 0.010 ppm ambient concentration specified in the 1978 standard. 2. National standards (other than ozone, particulate matter, and those based on annual averages or annual arithmetic mean) are not to be exceeded more than once a year. EPA also may designate an area as attainment/unclassifiable if (1) monitored air quality data show that the area has not violated the ozone standard over a three-year period; or (2) there is not enough information to determine the air quality in the area. For PM10, the 24-hour standard is attained when 99 percent of the daily concentrations, averaged over the three years, are equal to or less than the standard. For PM2.5, the 24-hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard. 3. Concentration is expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 mm of mercury. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 mm of mercury (1,013.2 millibar); ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas. 4. National Primary Standards: The levels of air quality necessary, with an adequate margin of safety, to protect the public health. 5. The Federal 1-hour ozone standard was revoked on June 15, 2005. Source: California Air Resources Board and U.S. Environmental Protection Agency, 2005. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-23 August 2007 Table 5.1-2 Local Ambient Air Quality Standard (Maximum Allowable Amount) Pollutant California Federal Primary Year Maximum Concentration Number of Days State/Federal Std. Exceeded Carbon Monoxide (CO) 9.0 ppm for 8 hour 9.0 ppm for 8 hour 20011 20021 20031 20041 20051 5.11 ppm 3.85 10.64 3.61 2.79 0/0 0/0 0/0 0/0 0/0 Ozone (O3) (8 Hours) 0.07 ppm for 8 hours 0.08 ppm for 8 hours 20012 20022 20032 20042 20051 0.098 ppm 0.073 0.084 0.095 0.074 NA/1 NA/0 NA/0 NA/2 NA/0 Ozone (O3) (Hourly) 0.09 ppm for 1 hour NA 20012 20022 20032 20042 20052 0.113 ppm 0.087 0.099 0.110 0.090 0/NA 0/NA 4/NA 4/NA 0/NA Nitrogen Dioxide (NO2) 0.25 ppm for 1 hour 0.053 ppm annual average 20012 20022 20032 20042 20052 0.092 ppm 0.109 0.095 0.099 0.077 0/NA 0/NA 0/NA 0/NA 0/NA Coarse Particulate Matter (PM10) 3,4 50 g/m3 for 24 hours 150 g/m3 for 24 hours 20011 20021 20031 20041 20051 72.0g/m3 50.0 179.0 58.0 42.0 2/0 0/0 5/1 0/1 0/0 Fine Particulate Matter (PM2.5) 4 No Separate State Standard 65 g/m3 for 24 hours 20011 20021 20031 20041 20051 60.0g/m3 53.6 69.2 67.3 43.1 0/0 0/0 1/1 1/1 1/0 ppm = parts per million; PM10 = particulate matter 10 microns in diameter or less; NA = not applicable; g/m3 = micrograms per cubic meter; PM2.5 = particulate matter 2.5 microns in diameter or less 1. Air quality data was taken from the Escondido Monitoring Station. 2. Air quality data was taken from the Camp Pendleton Monitoring Station. 3. PM10 exceedances are based on State thresholds established prior to amendments adopted on June 20, 2002. 4. PM10 PM2.5 exceedances are derived from the number of samples exceeded, not days. Source: California Air Resources Board, Aerometric Data Analysis and Management (ADAM) Air Quality Data Statistics, http://www.arb.ca.gov/adam/welcome.html AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-24 August 2007 Table 5.1-3 Pollutant Thresholds Per SDAPCD Pollutant SDAPCD Thresholds (lbs/day) SDAPCD Thresholds (tons/year) Carbon Monoxide (CO) 550 100 Oxides of Sulfur (SOx) 250 50 Volatile Organic Compounds (VOCs) 55(1) NA Oxides of Nitrogen (NOx) 250 50 Particulate Matter (PM10) 100 15 Note: VOC thresholds based upon San Diego Air Pollution Control District levels per SDAPCD requirements (September, 2001). Source: SDAPCD Rule 1501, 20.2(d)(2), 1995. Table 5.1-4 Federal and State Carbon Monoxide Standards Jurisdiction Averaging Time CO Standard 1 Hour 35 ppm Federal 8 Hour 9 ppm 1 Hour 20 ppm State 8 Hour 9 ppm Notes: ppm = parts per million Source: California Air Resources Board. Table 5.1-5 Year 2030 Project Operational Emissions Emissions (lbs/day)1 Source Categories Specific Sources and Activities ROG NOx PM10 CO SOx Area Source Natural gas combustion, landscape maintenance 26.36 11.46 0.04 15.26 0.00 Mobile Source Project-related motor vehicle trips 29.73 29.78 173.86 354.16 1.00 Totals 56.09 41.24 173.90 354.16 1.00 SDAPCD Significance Criteria 55 250 100 550 250 Significant? Yes No Yes No No 1 - Refer to the worksheets in Appendix D of Appendix B for detailed assumptions. AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-25 August 2007 Table 5.1-6 Carbon Monoxide Levels at Surrounding Intersections 1-Hour CO (ppm) 8-Hour CO (ppm) 3 Intersection 1-Hour Standard2 Future + Project 8-Hour Standard3 Future + Project Palomar Airport Road at Avenida Encinas 20 ppm 6.0 9 ppm 4.20 Palomar Airport Rd. at I-5 Northbound Ramps 20 ppm 6.0 9 ppm 4.20 Palomar Airport Road at Paseo del Norte 20 ppm 6.1 9 ppm 4.27 Palomar Airport Road at Armada 20 ppm 6.1 9 ppm 4.27 Palomar Airport Rd. at Aviara Pky/College Blvd. 20 ppm 6.1 9 ppm 4.27 Palomar Airport Road at El Camino Real 20 ppm 6.1 9 ppm 4.27 Palomar Airport Road at El Fuerta Street 20 ppm 6.1 9 ppm 4.27 Palomar Airport Road at Melrose 20 ppm 6.1 9 ppm 4.27 Poinsettia Lane at Carlsbad Blvd. 20 ppm 6.0 9 ppm 4.20 Poinsettia Lane at Avenida Encinas 20 ppm 5.9 9 ppm 4.13 Poinsettia Lane at I-5 Southbound Ramps 20 ppm 6.0 9 ppm 4.20 Poinsettia Lane at I-5 Northbound Ramps 20 ppm 6.0 9 ppm 4.20 Poinsettia Lane at Paseo Del Norte 20 ppm 6.0 9 ppm 4.20 Poinsettia Lane at Aviara Parkway 20 ppm 6.0 9 ppm 4.20 El Camino Real at Camino Vida Roble 20 ppm 6.0 9 ppm 4.20 La Costa Ave. at Carlsbad Blvd. 20 ppm 6.1 9 ppm 4.27 La Costa Ave. at Vulcan Ave. 20 ppm 6.0 9 ppm 4.20 La Costa Ave. El Camino Real 20 ppm 6.2 9 ppm 4.27 Leucadia Blvd. at Carlsbad Blvd. 20 ppm 6.0 9 ppm 4.20 1 As measured at a distance of 10 feet from the corner of the intersection predicting the highest value. Presented 1-hour CO concentrations include a background concentration of 5.8 ppm. Eight-hour concentrations are based on a persistence of 0.7 of the 1-hour concentration. 2The State 1-hour standard is 20 ppm. The Federal standard is 35 ppm. The most stringent standard is reflected in the Table. 3The State 8-hour and Federal 8-hour standard is 9 ppm. Source: CALINE4 Dispersion Model AIR QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.1-26 August 2007 Table 5.1-7 Existing General Plan and Proposed Project Land Use Designations1 Existing General Plan Designation Proposed Land Use with Vision Plan Plan Area Land Use Daily Trips Plan Area Daily Trips A T-R Travel Recreation Commercial RMH/T-R Residential Medium High or Travel/Recreation Commercial Travel Commercial 372 860 A Hotel, Restaurant, & Conference Facility 2,150 B RMH/T-R Residential Medium High or Travel/Recreation Commercial Travel/Recreation Commercial 732 B Specialty Retail 240 C Travel/Recreation Commercial RMH Residential Medium High 608 208 C Hotel Units 2,160 D, F, G Travel/Recreation Commercial NC Neighborhood Commercial RMH Residential Medium High 2,320 7,320 352 D Apartments Live/work Units 144 72 E T-R Travel/Recreation Commercial 1,160 E Resort Hotel & Banquet Facilities 1,008 1,800 H RMH Residential Medium High 176 F Townhomes (Condos) Specialty Retail Restaurant/Retails 1,024 370 378 I Travel/Recreation Commercial 1,300 G Passive Park 15 H Hotel Specialty Retail Restaurant 530 480 800 I Specialty Retail 640 Total Trips 15,408 Total Trips 15,161 1. Traffic data was based upon ADT counts per the Traffic Impact Analysis provided by RBF Consulting, October 2006. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-1 August 2007 5.2 BIOLOGICAL RESOURCES This section describes existing biological conditions within the Ponto Area, identifies associated regulatory requirements, and evaluates potential impacts (including cumulative impacts). An environmental conditions report and a jurisdictional delineation report were prepared by RECON Environmental, Inc. (RECON; Appendices C-1 and C-2, respectively), based upon the following biological resource surveys performed in the study area in 2003: vegetation mapping, general botanical survey, and jurisdictional delineation fieldwork. In 20062007, HELIX Environmental Planning, Inc. (HELIX) prepared a Biological Technical Report based upon the following biological resource surveys conducted within the study area: verification of vegetation mapping, rare plant survey, and protocol coastal California gnatcatcher (Polioptila californica californica) surveys; refer to Appendix C-3. 5.2.1 Existing Conditions The study area considered in the biological analysis included the larger approximately 130- acre Ponto Beachfront Village Vision Plan Area to allow for consideration of project impacts on existing biological systems onsite, as well as on adjoining areas that may be affected by development of the Ponto Area. The biological study area currently supports residential/small-scale commercial uses, South Carlsbad State Beach (including campgrounds and parking facilities), Carlsbad Boulevard and other roadways, and undeveloped land. The inflow/outflow channel for Batiquitos Lagoon is located in the southern portion of the study area. Regional Conservation Context The study area lies within the North County Multiple Habitat Conservation Program (MHCP) Subregional Plan area. The MHCP Subregional Plan was adopted and certified by the San Diego Association of Governments Board of Directors on March 28, 2003. Each of the seven jurisdictions within the MHCP planning area (including the City of Carlsbad) are required to implement their respective portion of the MHCP via citywide subarea plans. On November 15, 2004, the City of Carlsbad’s Habitat Management Plan for Natural Communities in the City of Carlsbad (City HMP; 2004) was approved, and state and federal permits were issued to allow implementation of the Plan. Regulatory Issues Biological resources within the study area are subject to regulatory review by the federal government, State of California, and City of Carlsbad. The federal government administers non-marine plant and wildlife issues through the U.S. Fish and Wildlife Service (USFWS), while wetlands and Waters of the U.S. issues are administered by the U.S. Army Corps of Engineers (Corps). California law relating to wetlands and wildlife issues is administered by the California Department of Fish and Game (CDFG). Federal Government Administered by the USFWS, the federal Endangered Species Act (ESA) provides the legal framework for the listing and protection of species (and their habitats) that are identified as being endangered or threatened with extinction. Actions that jeopardize endangered or threatened species and the habitats upon which they rely are considered a “take” under the BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-2 August 2007 ESA. Section 9(a) of the ESA defines take as “to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or attempt to engage in any such conduct.” “Harm” and “harass” are further defined in federal regulations and case law to include actions that adversely impair or disrupt a listed species’ behavioral patterns. Sections 4(d), 7 and 10(a) of the federal ESA regulate actions that could jeopardize endangered or threatened species. A special rule under Section 4(d) of the ESA was finalized which authorizes “take” of certain protected species under approved Natural Communities Conservation Programs (NCCPs), which are administered by the states. Section 7 describes a process of federal interagency consultation for use when federal actions may adversely affect listed species. A Section 7 consultation is required when there is a nexus between endangered species’ use of a site and impacts to Corps jurisdictional areas. Section 10(a) allows issuance of permits for incidental take of endangered or threatened species with preparation of a habitat conservation plan (HCP). The term “incidental” applies if the taking of a listed species is incidental to and not the purpose of an otherwise lawful activity. An HCP demonstrating how the taking would be minimized and how steps taken would ensure the species’ survival must be submitted for issuance of Section 10(a) permits. The City of Carlsbad met the requirements of the Section 10(a) with the approval and implementation of the City’s HMP and now has authorization from the resource agencies to issue take permits (as necessary) for proposed projects. The USFWS identifies critical habitat for endangered and threatened species. Critical habitat is defined as areas of land that are considered necessary for endangered or threatened species to recover. The ultimate goal is to restore healthy populations of listed species within their native habitat so they can be removed from the list of threatened or endangered species. Once an area is designated as critical habitat pursuant to the federal ESA, all federal agencies must consult with the USFWS to ensure that any action they authorize, fund, or carry out is not likely to result in destruction or adverse modification of the critical habitat. No critical habitat occurs within the study area; however, critical habitat for San Diego fairy shrimp (Branchinecta sandiegonensis), Riverside fairy shrimp (Streptocephalus woottoni), and spreading navarretia (Navarretia fossalis) occurs approximately 300 feet northeast of the study area. All migratory bird species that are native to the U.S. or its territories are protected under the federal Migratory Bird Treaty Act (MBTA), as amended under the Migratory Bird Treaty Reform Act of 2004 (FR Doc. 05-5127; USFWS 2004). The MBTA is generally protective of migratory birds but does not actually stipulate the type of protection required. In common practice, USFWS places restrictions on disturbances allowed near active raptor nests. Federal wetland regulation (non-marine issues) is guided by the Rivers and Harbors Act of 1899 and the Clean Water Act. The Rivers and Harbors Act deals primarily with discharges into navigable waters, while the purpose of the Clean Water Act is to restore and maintain the chemical, physical, and biological integrity of all Waters of the U.S. Permitting for projects filling Waters of the U.S. (including wetlands) is overseen by the Corps under Section 404 of the Clean Water Act. Projects could be permitted on an individual basis or be covered under one of several approved nationwide permits. Individual permits are assessed individually based on the type of action, amount of fill, etc. Individual permits typically require substantial time (often longer than six months) to review and approve, while nationwide permits are pre-approved if a project meets appropriate conditions. It is assumed BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-3 August 2007 that (as applicable) development of the Ponto Area would require a Clean Water Act Section 404 nationwide permit from the Corps and a Clean Water Act Section 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). State of California The California ESA is similar to the federal ESA in that it contains a process for listing of species and regulating potential impacts to listed species. Section 2081 of the California ESA authorizes the CDFG to enter into a memorandum of agreement for take of listed species for scientific, educational, or management purposes. The Native Plant Protection Act (NPPA) enacted a process by which plants are listed as rare or endangered. The NPPA regulates collection, transport, and commerce in plants that are listed. The California ESA followed the NPPA and covers both plants and animals that are determined to be endangered or threatened with extinction. Plants listed as rare under the NPPA were also designated rare under the California ESA. The California Fish and Game Code (Sections 1600 et seq.) requires an agreement with the CDFG for projects affecting riparian and wetland habitats through issuance of a Streambed Alteration Agreement. It is assumed that development (as applicable) of the Ponto Area would require a 1602 Agreement from the CDFG. CEQA and its implementing guidelines (CEQA Guidelines) require discretionary projects with potentially significant effects (or impacts) on the environment to be submitted for environmental review. Mitigation for significant impacts to the environment is determined through the environmental review process, in accordance with existing laws and regulations. Raptors (birds of prey) and active raptor nests are protected by California Fish and Game Code 3503, which states that it is "unlawful to take, possess, or destroy any birds of prey or to take, possess, or destroy the nest or eggs of any such bird" unless authorized (CDFG 1991). City of Carlsbad The NCCP Act (Section 2835) allows the CDFG to authorize take of species covered by plans in agreement with NCCP guidelines. An NCCP initiated by the State of California under Section 4(d) of the federal ESA focuses on conserving coastal sage scrub to avoid the need for future federal and state listing of coastal sage scrub-dependent species. The coastal California gnatcatcher is presently listed as threatened under the federal ESA, while several additional species inhabiting coastal sage scrub are candidates for federal and/or state listing. The MHCP and City’s HMP (discussed above) meet the requirements under the NCCP and HCP processes. A small portion of the study area is located within Focused Planning Area (FPA) Core 8, which includes Batiquitos Lagoon; refer to Figure 5.2-1. According to the City’s HMP, Batiquitos Lagoon supports sensitive plant and animal species and is a critical foraging area for American peregrine falcon and California brown pelican. Core 8 provides linkage to other Core FPAs both within and outside the City. Batiquitos Lagoon is included in an existing Hardline Conservation Area. The Batiquitos Lagoon represents an important local and regional natural resource for the above reasons, and such conditions were taken into account in the EIR analysis and proposed mitigation measures to reduce potential impacts to this habitat. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-4 August 2007 The City’s HMP includes unique conservation goals and standards which apply to specific parcels in certain areas of the City. The parcels are designated as “Standards Areas.” The goals and standards are arranged in the HMP according to the Local Facility Management Zone (LFMZ) in which they occur. The Ponto Area is within LFMZ 9 and 22; refer to Figure 5.2-1. No Standards Areas exist within the City HMP for LFMZ 9 or 22. In addition, the City’s HMP establishes zone-level recommendations for each of the 25 LFMP zones. The zone-level recommendations for LFMP Zone 9 include: (1) monitor breeding populations of terns, plovers, and sparrows, and continue predator control where necessary; and (2) use fencing and signs, as necessary, to minimize human intrusion in or near nesting or roosting areas for HMP-covered species such as terns, pelicans, and rails. HMP management goals and guidelines for LFMP Zone 22 include: (1) manage vernal pool habitat to minimize adverse edge effects and maintain/enhance water quality of the pools; (2) stabilize sensitive species populations by removing impacts or potential impacts, including trampling, vehicular traffic, illegal dumping, collecting, and invasion of non-native plants; (3) use fencing and signs to restrict human intrusion and educate the public about vernal pool resources; (4) implement runoff or erosion control measures on adjacent properties, as necessary, to maintain appropriate amounts of water runoff into pool watersheds, while protecting water quality against potential pollutants; (5) monitor the status of preserved populations to ensure they remain viable. According to the City’s HMP, projects which conserve at least 67 percent of habitat onsite shall not be subject to offsite mitigation. According to Chapter 21.203.040(B)(3), Coastal Resources Protection Overlay Zone, of the Carlsbad Municipal Code, the following policy applies to (1) areas west of existing Paseo del Norte, (2) west of Interstate 5, and (3) along El Camino Real immediately upstream of the existing storm drains: All development must include mitigation measures for the control of urban runoff flow rates and velocities, urban pollutants, erosion and sedimentation in accordance with the requirements of the City’s Grading Ordinance, Stormwater Ordinance, Standard Urban Stormwater Mitigation Plan, Jurisdictional Urban Runoff Management Plan master drainage plan and the San Diego County Hydrology Manual and any amendments to them. Such mitigation shall become an element of the project, and shall be installed prior to the initial plan and any amendments to them for the area between the project site and the lagoon (including the debris basin), as well as revegetation of graded areas immediately after grading; and a mechanism for permanent maintenance if the City declines to accept the responsibility. Construction of drainage improvements may be through formation of an assessment district, or through any similar arrangement that allocates costs among the various landowners in an equitable manner. A “no net loss policy” has been established by the City’s HMP for Diegan coastal sage scrub and other upland habitats. Mitigation for impacts to Diegan coastal sage scrub must include a creation component that achieves no net loss. In addition, the onsite preservation of sensitive upland habitats is not eligible for mitigation credit within the coastal zone. The City’s HMP requires a 20 buffer for native upland habitats such as Diegan coastal sage scrub. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-5 August 2007 The City’s HMP also requires buffers to be provided between all preserved habitat and development. The minimum buffer widths for habitats are as follows: 100 feet for wetlands (as defined in Section 7.6 of the City’s HMP), 50 feet for riparian areas, and 20 feet for uplands (such as Diegan coastal sage scrub). Vegetation Communities Fourteen vegetation communities, as well as disturbed habitat and developed land, were identified within the study area and include: 0.98 acre of southern coastal salt marsh, 0.17 acre of riparian woodland, 0.91 acre of southern willow scrub, 0.19 acre of mule fat scrub, 2.21 acres of coastal and valley freshwater marsh, 1.30 acres of marine, 0.03 acre of mud flat, 0.11 acre of disturbed wetlands, 4.3 acres of southern coastal bluff scrub (including disturbed), 25.4 acres of beach/coastal dunes, 5.2 acres of Diegan coastal sage scrub (including disturbed), 0.2 acre of non-native grassland, 0.3 acre of eucalyptus woodland, 24.6 acres of disturbed habitat, 21.0 acres of non-native vegetation, and 43.4 acres developed acres. Descriptions of these communities are provided below, and their locations within the Ponto Area are shown graphically on Figure 5.2-2. Southern Coastal Salt Marsh. Southern coastal salt marsh is a highly productive community composed of herbaceous and suffructescent, salt-tolerant hydrophytes that form a dense cover of up to one meter tall. This plant community is found along sheltered inland margins of bays, lagoons, and estuaries where the hydric soils are subjected to regular tidal inundation by salt water (Holland 1986). Dominate species usually include alkali-heath (Frankenia salina), California sea-blite (Suaeda californica), and/or glasswort (Salicornia sp.) occurring along the upper, landward edges of the marshes; glasswort and beachwort (Batis maritima) at middle elevations; and Pacific cordgrass (Spartina foliosa) closest to open water. Two areas of southern coastal salt marsh occur in the study area. Both areas are in the median between southbound and northbound traffic lanes of Carlsbad Boulevard. Southern coastal salt marsh covers approximately 0.98 acre within the study area and consists of pickleweed (Salicornia virginica) and alkali-heath. Riparian woodland. Riparian woodlands are often similarly composed of winter-deciduous trees that require water near the soil surface. Willow (Salix ssp.), cottonwood (Populus fremontii), and western sycamore (Platanus racemosa) typically form a dense medium-height woodland in moist canyons and drainage bottoms. Associated understory species often include mule fat (Baccharis salicifolia), stinging nettle (Urtica dioica ssp. holosericea), and wild grape (Vitis girdiana). The differences between woodlands and forests are physiognomic rather than compositional. Woodlands have less canopy cover than forests, whose individual tree species canopies overlap so that a cover exceeding 100 percent may occur in the upper tree stratum, where woodlands may contain large canopy gaps in the same area. Woodlands may also have near total cover in the tree stratum but exist over a relatively small area. Within the study area, riparian woodland occurs in three small patches near the Least Tern Preserve and covers approximately 0.17 acre. Southern willow scrub. Southern willow scrub consists of dense, broadleaved, winter- deciduous stands of trees dominated by shrubby willows in association with mule fat, and with scattered emergent cottonwoods and western sycamores. This vegetation community occurs on loose, sandy or fine gravelly alluvium deposited near stream channels during flood flows. Frequent flooding maintains this early seral community, preventing succession to a BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-6 August 2007 riparian woodland or forest (Holland 1986). In the absence of periodic flooding, this early seral type would be succeeded by southern cottonwood or western sycamore riparian forest. Approximately 0.91 acre of southern willow scrub occurs within the southern portion of the study area adjacent to the parking lot. Mule fat scrub. Mule fat scrub is a depauperate, tall, shrubby riparian scrub community dominated by mule fat and interspersed with small willows. This vegetation community occurs along intermittent stream channels with a fairly coarse substrate and moderate depth to the water table. This early seral community is maintained by frequent flooding, the absence of which would lead to a cottonwood- or sycamore-dominated riparian woodland or forest (Holland 1986). Although in some environments limited hydrology may favor the persistence of mule fat. Approximately 0.19 acre of mule fat scrub occurs within the southern portion of the study area adjacent to the parking lot. Coastal and valley freshwater marsh. Coastal and valley freshwater marsh is dominated by perennial, emergent monocots which reach a height of 12-15 feet, often forming completely closed canopies. This vegetation community occurs along the coast and in coastal valleys near river mouths and around the margins of lakes and springs. These areas are permanently flooded by fresh water yet lack a significant current (Holland 1986). Characteristic species include cattails (Typha sp.), spike-sedge (Eleocharis sp.), rush (Juncus sp. and Scirpus sp.), and umbrella sedge (Cyperus sp.). Within the study area the dominant plants within this vegetation community include southwestern spiny rush (Juncus acutus ssp. leopoldii), and California bulrush (Scirpus californicus). This vegetation community covers approximately 2.21 acres of the study area. Marine. The area mapped as marine is unvegetated and consists of the channelized inflow/outflow for Batiquitos Lagoon. This habitat covers approximately 1.30 acres of the 130-acre study area. Mudflat. A mudflat is a relatively level area of fine silt along a shore, as in a sheltered estuary or around an island, alternately covered and uncovered by the tide, and barren of vegetation. Approximately 0.03 acre of mudflat occurs within the study area. Disturbed wetlands. Disturbed wetlands are dominated by exotic wetland species that invade areas that have been previously disturbed or undergone periodic disturbances. These invasive non-native plant species displace the native wetland flora. Characteristic species of disturbed wetlands include giant reed (Arundo donax), bristly ox-tongue (Picris echioides), cocklebur (Xanthium strumarium var. canadense), and tamarisk (Tamarix sp.). Disturbed wetlands occur within the southern portion of the study area and cover approximately 0.11 acre. Southern coastal bluff scrub (including disturbed). Southern coastal bluff scrub is dominated by low scrub forming continuous (or more scattered) mats. Most plants are woody and/or succulent. Dwarf shrubs, herbaceous perennials, and annuals are represented, with the majority of growth and flowering occurring from late winter through spring. This vegetation community is exposed to nearly constant winds with high salt content and the soil is usually rocky and poorly developed. Within the study area, southern coastal bluff scrub (including disturbed) occurs along the bluffs above South Carlsbad State Beach and covers approximately 4.3 acres. Plant species within this vegetation community within the study area include beach evening primrose (Camissonia cheiranthifblia ssp. cheiranthifolia) and sea rocket (Cakile maritima). BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-7 August 2007 Diegan coastal sage scrub (including disturbed). Coastal sage scrub is one of the two major shrub types that occur in southern California, occupying xeric sites characterized by shallow soils (the other is chaparral). Four distinct coastal sage scrub geographical associations (northern, central, Venturan, and Diegan) are recognized along the California coast. Despite the fact that it has been greatly reduced from its historical distribution (Oberbauer 1991), the Diegan association is the dominant coastal sage scrub in coastal Southern California from Los Angeles to Baja California, Mexico (Holland 1986). Diegan coastal sage scrub was listed as the third most extensive vegetation community in the County in 1965 (CDFG 1965). Oberbauer (1979) and Oberbauer and Vanderwier (1991) suggest that nearly 72 percent of the San Diego County’s original sage scrub habitat has been destroyed or modified, primarily a result of urban expansion. Diegan coastal sage scrub is dominated by subshrubs whose leaves abscise during drought and are replaced by a lesser amount of smaller leaves. This adaptation of drought evasion allows these species to better withstand the prolonged drought period in the summer and fall in areas of low precipitation. Coastal sage scrub occurs on a variety of soil types, both chemically and physically, from sandy lithosols on siliceous sandstone to clay-rich chernozems on volcanic ash. Water is less likely to penetrate to depth in clay soils than in siliceous soils. Clay soils generally lose more moisture through runoff, have lower infiltration rates, store more moisture in an equivalent depth of soil, and are likely to lose a greater proportion of moisture through capillary action and transpiration from shallow-rooted species than siliceous soils. Thus, in areas of relatively low precipitation, fine-textured soils are more likely to favor the success of shallow-rooted species rather than deep-rooted species (Kirkpatrick and Hutchinson 1980). Within the study area, Diegan coastal sage scrub (including disturbed) covers approximately 5.2 acres and occurs in several areas, including but not limited to, the median of Carlsbad Boulevard, atop the bluff overlooking Batiquitos Lagoon, and adjacent to the parking lot in the southern portion of the study area. The dominant native plant species within the study area include California sagebrush, California encelia (Encelia californica), and California buckwheat. Disturbed Diegan coastal sage scrub also includes species such as scarlet pimpernel (Anagallis arvensis), smooth cat's-ear (Hypocharis glauca), sour clover (Melilotus indica), and fountain grass (Pennisetum setaceum). Beach/coastal dune. The beach community refers to the expanse of sandy substrate between mean tide and the foredune or, in the absence of a foredune, to the furthest inland reach of storm waves. The beach is characterized by a maritime climate, high exposure to salt spray and sand blast, and a shifting sandy substrate with low water-holding capacity and low organic matter content. Beach steepness, height, and width are affected by wave height, tidal range, sand grain size and supply. California's beaches tend to be relatively low and narrow. The lower half of the beach is relatively bare of plants, while the upper half is thinly vegetated with herbaceous perennials (Barbour and Johnson 1977). Beach vegetation exhibits a zonation of species from the tide line back to the foredune. In general, the number of species and total plant cover increases inland along this gradient. Species zonation is correlated with tolerance of salt spray, wave inundation, and soil salinity (Barbour and DeJong 1977). Common plant species within this vegetation community typically consist of sea rocket, beach evening primrose, beach-bur (Ambrosia chamiossonis), and beach morning-glory (Calystegia soldanella; Beauchamp 1986). BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-8 August 2007 Active coastal dunes are barren, mobile sand accumulations whose size and shape are determined by abiotic site factors rather than by stabilizing vegetation. Dune size and shape varies with wind direction and speed, site topography, sand source, and grain size. The western edge of the study area is bounded by the Pacific Ocean and also includes South Carlsbad State Beach. The beach is comprised mainly of sand with some plant species occurring on the fringe of the beach along the parking area and disturbed southern coastal bluff scrub. A portion of this area is periodically inundated with saltwater due to fluctuations of tidal flow. The dominant plant species on the vegetated fringe include crystalline ice plant (Mesembryanthemum crystallinum), beach-bur, sea rocket, beach evening primrose, and hottentot fig (Carpobrotus edulis). Beach/coastal dunes cover approximately 25.4 acres of the study area. Non-native grassland. Non-native grassland is a dense to sparse cover of annual grasses, often associated with numerous species of showy-flowered native annual forbs. This association occurs on gradual slopes with deep, fine-textured, usually clay soils. Characteristic species include oats (Avena sp.), red brome (Bromus rubens), ripgut (B. diandrus), ryegrass (Lolium sp.), and mustard (Brassica sp.). Most of the annual introduced species that comprise the majority of species and biomass within the non-native grassland originated from the Mediterranean region, an area with a long history of agriculture and a climate similar to California. These two factors, in addition to intensive grazing and agricultural practices in conjunction with severe droughts, contributed to the successful invasion and establishment of these species and the replacement of native grasslands with an annual dominated non-native grassland (Jackson 1985). Within the study area, non-native grassland occurs in two small patches along Carlsbad Boulevard and covers approximately 0.2 acre. Eucalyptus woodland. Eucalyptus woodland is dominated by eucalyptus (Eucalyptus sp.), an introduced species that has often been planted purposely for wind blocking, ornamental, and hardwood production purposes. Most groves are monotypic with the most common species being either the blue gum (E. globulus) or red gum (E. camaldulensis). The understory within well-established groves is usually very sparse due to the closed canopy and allelopathic nature of the abundant leaf and bark litter. If sufficient moisture is available, this species becomes naturalized and is able to reproduce and expand its range. The sparse understory offers only limited wildlife habitat; however, as wildlife habitat, these woodlands provide excellent nesting sites for a variety of raptors. During winter migrations, a large variety of warblers may be found feeding on the insects that are attracted to the eucalyptus flowers. This vegetation community occurs in three small areas in the northern portion of the study area and covers approximately 0.3 acre. Non-native vegetation. Non-native vegetation is the name ascribed to cultivated plants that have become naturalized in native habitat areas or that are remnants of previously cultivated properties. Non-native vegetation within the study area consists of hottentot fig, golden wattle (Acacia longifolia), and Peruvian peppertree (Schinus molle). This vegetation community occurs throughout the study area and covers approximately 21.0 acres. Disturbed Habitat. Disturbed habitat includes land that has been cleared of vegetation (e.g., dirt roads), or contains a preponderance of non-native plant species. Disturbed land occurs within the flat terrace on the eastern portion of the study area and within portions of the BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-9 August 2007 Carlsbad Boulevard median. Dominant plant species within disturbed habitat within the study area include crown daisy (Chrysanthemum coronarium), telegraph weed (Heterotheca grandiflora), star thistle (Centaurea melitensis), and black mustard (Brassica nigra). Disturbed habitat covers approximately 24.6 acres of the study area. Developed land. Developed land within the study area includes the South Carlsbad State Beach campground and parking facilities, an area consisting of light industrial and residential buildings, and Carlsbad Boulevard and other roads. Developed areas cover approximately 43.4 acres of the study area. Jurisdictional Areas Areas under Corps and CDFG jurisdiction occur within the study area. A jurisdictional delineation was conducted in 2003 and a report was prepared by RECON (2003b). HELIX updated the jurisdictional vegetation communities in 2006 to be consistent with the updated vegetation mapping; however, HELIX did not conduct further jurisdictional delineation fieldwork. Corps Jurisdictional Areas. Corps jurisdictional areas total 6.01 acres within the study area, consisting of 4.60 acres of wetlands and 1.4 acres of non-wetland Waters of the U.S.; refer to Table 5.2-2 and Figure 5.2-3. CDFG Jurisdictional Areas. CDFG jurisdictional areas total 6.08 acres within the study area, consisting of 4.60 acres of wetlands and 1.2 acres of non-wetland Waters of the U.S.; refer to Table 5.2-2 and Figure 5.2-4. Wildlife Corridor Wildlife movement corridors are defined as areas that connect suitable wildlife habitat areas in a region otherwise fragmented by rugged terrain, changes in vegetation, or human disturbance. Natural features such as canyon drainages, ridgelines, or areas with vegetation cover provide corridors for wildlife travel. Wildlife corridors are important because they provide access to mates, food, and water; allow the dispersal of individuals away from high population density areas; and, facilitate the exchange of genetic traits between populations (Beier and Loe 1992). Wildlife movement corridors are considered to be sensitive by resource and conservation agencies. Given that the study area is bounded by the Pacific Ocean on the west and development to the east and north, the majority of the study area does not function as a corridor that facilitates movement of wildlife from one location to another, particularly terrestrial species. To the south, however, Batiquitos Lagoon connects to the Pacific Ocean allowing for movement of aquatic species and for continual foraging habitat for those species dependent upon aquatic resources. Sensitive Resources Sensitive resources are those defined as (1) habitat areas or vegetation communities that are unique, of relatively limited distribution, or of particular value to wildlife; and (2) species that have been given special recognition by federal, state, or local government agencies and organizations due to limited, declining, or threatened populations. Sensitive Vegetation Communities. The following vegetation communities within the study area are considered sensitive and/or are regulated by the USFWS, Corps, the CDFG, and/or BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-10 August 2007 the HMP: southern coastal salt marsh, southern willow scrub, mule fat scrub, coastal and valley freshwater marsh, marine, mudflats, disturbed wetland, southern coastal bluff scrub (including disturbed), beach/coastal dunes, Diegan coastal sage scrub (including disturbed), non-native grassland, eucalyptus woodland, and disturbed habitat; refer to Figure 5.2-2 and Table 5.2-1. Listed or Sensitive Plant Species Observed. No federal or State listed threatened or endangered plant species were observed within the study area. Four plant species listed as sensitive by CNPS, however, were observed by RECON (2003a): Nuttall’s lotus, southwestern spiny rush, California boxthorn, and woolly seablite (Suaeda taxifolia). Three of these species (southwestern spiny rush, California boxthorn, and woolly seablite) also were observed by HELIX during surveys in 2006; refer to Appendix C-3: Nuttall’s lotus (Lotus nuttallianus), CNPS List 1B.1; Southwestern spiny rush (Juncus acutus), CNPS List 4.2; California box thorn (Lycium californicum), CNPS List 4.2; and, Woolly seablite (Suaeda taxifolia), CNPS List 4.2. Listed or sensitive plant species that were not observed within the study area but have potential to occur are listed in Table 5.2-3. Listed or Sensitive Animal Species Observed. A total of eight sensitive animal species were observed within the study area or flying overhead by HELIX in 2006; refer to Appendix C-3. California least tern (Sterna antillarum browni), federal-listed endangered, state-listed endangered, California Fully Protected (CFP), and Carlsbad HMP-covered species; California brown pelican (Pelecanus occidentalis californicus), a federal-listed endangered, state-listed endangered, CFP, and Carlsbad HMP-covered species; American peregrine falcon (Falco peregrinus), a state-listed endangered, CFP, and Carlsbad HMP-covered species; Double-crested cormorant (Phalacrocorax auritus; rookery), a California Species of Special Concern (CSC) species; California horned lark (Eremophila alpestris), a CSC species; Coastal California gnatcatcher, a federal-listed threatened, CSC, and Carlsbad HMP- covered species; Loggerhead shrike (Lanius ludovicianus; nesting), a USFWS Bird of Conservation Concern and CSC species; and, Cooper’s hawk (Accipiter cooperii; nesting), a CSC and Carlsbad HMP-covered species. Additionally, listed or sensitive animal species that were not observed within the study area but have potential to occur are listed in Table 5.2-4. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-11 August 2007 5.2.2 Thresholds for Determining Significance The following thresholds of significance are based on Appendix G of the CEQA Guidelines. For purposes of evaluating impacts in this EIR, the proposed project would result in a significant impact if it would: 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 the CDFG or the USFWS; Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the CDFG or the USFWS; Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to, marsh, vernal pool coastal, etc.) through direct removal, filling, hydrological interruption, or other means; Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors; or impede the use of native wildlife nursery sites; Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance; or, Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state conservation plan. 5.2.3 Environmental Impact Direct Impacts Sensitive Vegetation Communities Impact B-1 Implementation of the Vision Plan would result in direct impacts to 47.6 acres including: 0.04 acre of southern willow scrub, 0.1 acre of disturbed southern coastal bluff scrub, 1.2 acres of Diegan coastal sage scrub (including disturbed), 0.3 acre of eucalyptus woodland, 21.1 acres of disturbed habitat, 9.7 acres of non-native vegetation, and 15.2 acres of developed land; refer to Figure 5.2-5 and Table 5.2-5. According to the City’s HMP, impacts to southern willow scrub, disturbed southern coastal bluff scrub, Diegan coastal sage scrub (including disturbed), eucalyptus woodland, and disturbed habitat would be significant and mitigation would be required. Impacts to non-native vegetation and developed land are not considered significant and mitigation is not required. Sensitive Plant Species Development of the Ponto Area would impact California boxthorn and woolly seablite; refer to Figure 5.2-5. These species are not listed by federal or State agencies as rare, endangered, threatened, or as being a CSC. Both plant species are designated as CNPS List 4.2, which is defined as a “watch list for species of limited distribution that are fairly endangered in California (20 to 80 percent occurrences threatened).” Given that (1) few individuals of these BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-12 August 2007 species would be affected upon implementation of the proposed project, (2) these species occur in various locations within the study area that would not be affected by development of the site, and (3) the low sensitivity listing of the species, impacts to California boxthorn and woolly seablite would be adverse, but less than significant. Sensitive Animal Species Development of the Ponto Area would potentially impact California horned lark and loggerhead shrike; refer to Figure 5.2-5. Given that California horned lark and loggerhead shrike (1) are able to disperse through the site to other areas with appropriate habitat, and (2) adequate areas of habitat occur in the project vicinity, impacts to these avian species would be adverse, but less than significant. Direct impacts to the remaining six sensitive animal species (all avian species) are not anticipated. In particular, no direct impacts to coastal California gnatcatcher are anticipated because the individual observed within the study area was outside the Ponto Area, and the Diegan coastal sage scrub closest to the observed location would not be directly affected by project development. In addition, this species likely traverses the southeastern portion of the study area in order to reach the preserved habitat within the finger canyon north of Batiquitos Lagoon and east of the railroad tracks. Although not impossible, it is unlikely that coastal California gnatcatchers use the small patches of Diegan coastal sage scrub within the Carlsbad Boulevard median or north of Avenida Encinas and west of Ponto Drive. Jurisdictional Areas Impact B-2 Development of the Ponto Area would significantly impact 0.15 acre of Corps jurisdictional areas including 0.04 acre of southern willow scrub and 0.11 acre of non- wetland Waters of the U.S.; refer to Figure 5.2-6 and Table 5.2-6. The proposed project would also significantly impact 0.21 acre of CDFG jurisdictional areas including 0.04 acre of southern willow scrub and 0.17 acre of streambed; refer to Figure 5.2- 7 and Table 5.2-6. Wildlife Corridors As previously stated, the majority of the study area does not function as a corridor that facilitates movement of wildlife from one location to another, particularly large mammals. Although a small portion of the study area occurs within FPA Core 8, no impacts to this core area would occur upon implementation of the proposed project. Indirect Impacts Water Quality Water quality within Batiquitos Lagoon or the Pacific Ocean could be adversely affected by potential surface runoff and sedimentation during construction. The use of petroleum products (fuels, oils, lubricants) and erosion of cleared land during construction could potentially contaminate surface water. Decreased water quality can adversely affect vegetation, aquatic animals, and terrestrial wildlife that depend on the surface water. During project construction, measures shall be implemented to control erosion, sedimentation, and pollution that could impact water resources on- and offsite. The applicant would be required to comply with the Clean Water Act Section 404 and 401 Permits, Section BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-13 August 2007 4 of Chapter 7 of Volume 1 of the City’s Engineering Standards (City 2004b), and Chapter 15.12, Storm Water Management and Discharge Control, of the City’s Municipal Code (City 2006), which require erosion control measures. Prior to the commencement of grading, a Notice of Intent must be filed with the RWQCB for a National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit. Specific permit requirements include implementation of an approved Storm Water Pollution Prevention Plan (SWPPP), which requires best management practices for erosion and sediment control related to construction activities. Standard measures that may apply to the proposed project include: Surface drainage (includes irrigation) shall be designed to collect and move runoff into adequately sized natural stream channels or drainage structures. Erosion control measures associated with the project shall include techniques for both long- and short-term erosion hazards pursuant to direction by a hydrologic or engineering consultant. These are likely to include such measures as the short-term use of sandbags, matting, mulches, berms, hay bales, or similar devices along all pertinent graded areas to minimize sediment transport. The exact design, location, and schedule of use for such devices shall be determined by a hydrologic or engineering consultant. Native vegetation shall be preserved whenever feasible, and all disturbed areas shall be reclaimed as soon as possible after completion of grading. Native topsoil shall be stockpiled and reapplied as part of the site revegetation whenever possible. Use of energy dissipating structures (e.g., detention ponds, riprap, or drop structures) as deemed necessary by a hydrologic or engineering consultant shall be used at storm drain outlets, drainage crossings, and/or downstream of all culverts, pipe outlets, and brow ditches to reduce velocity and prevent erosion. A maintenance plan for temporary erosion control facilities shall be established. This will typically involve inspection, cleaning, and repair operations being conducted after runoff-producing rainfall. Removal and disposal of ground water (if any) encountered during construction activities shall be coordinated with the RWQCB to ensure proper disposal methods and locations under a General Dewatering Permit. This may involve specific measures such as removing excess sediment (through the use of desilting basins, etc.) and limiting discharge velocity. Specified fueling and maintenance procedures shall be designated to preclude the discharge of hazardous materials used during construction (e.g., fuels, lubricants, and solvents). Such designations shall include specific measures to preclude spills including proper handling and disposal techniques. Compliance with the above regulations and standards would be required; therefore, impacts to surface water quality would be less than significant. Construction Noise Impact B-3 Noise associated with development of the Ponto Area from such sources as grubbing, grading, and vehicular traffic would create a potentially significant impact on local wildlife. Noise-related impacts would be considered significant if sensitive species (such as BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-14 August 2007 coastal California gnatcatcher, least tern, or raptors) were displaced from their nests and failed to breed. Birds nesting within any area impacted by noise exceeding 60 dB Leq may be significantly impacted. Any construction activity within 500 feet of an active coastal California gnatcatcher, California least tern, or raptor nest would be considered significant. Fugitive Dust Construction dust could potentially disperse onto native vegetation. Effects on vegetation due to airborne dust could occur adjacent to construction. A continual cover of dust could reduce the overall vigor of individual plants by reducing their photosynthetic capabilities and increasing their susceptibility to pests or disease. This in turn could affect animals dependent on these plants (e.g., seed-eating rodents). Dust also could make plants unsuitable as habitat for insects and birds. Dispersal during project construction would be substantially controlled by standard measures such as multiple applications of water during grading between dozer/scraper passes. Because active construction areas and unpaved surfaces would be watered to minimize dust generation, potential impacts on biological resources from fugitive dust would be less than significant. Non-Native Plant Species Non-native plant species introduced by disturbance during project grading and project landscaping could potentially colonize disturbed areas and spread into adjacent native habitats. Many non-native plants are highly invasive and can displace native vegetation, reducing native species diversity. An abundance of non-native species could potentially increase flammability and fire frequency, change ground and surface water levels, or adversely affect native wildlife that are dependent on the native plant species. Colonization of non-native plant species would not result in a significant impact; however, . Itit should be noted that non-native plant colonization is already a significant issue within the study area. Landscape plans will be prepared required for future individual development projects within the Ponto Area as part of the application and review process. Consistent with City of Carlsbad requirements, proposed landscape plans shall not include any species included in the California Invasive Plant Inventory prepared by the California Invasive Plant Council (Cal-IPC 2006), or in Table 12 of the City’s HMP. In addition, the landscape plansLandscape Plans would be submitted to the City for approval, prior to issuance of any clearing or grading permit. Therefore, significant impacts as a result of colonization of non-native plant species are not considered to be significant. Habitat Fragmentation/Edge Effects Removal of existing native habitats within the study area could result in some habitat fragmentation and an increase in associated edge effects. Fragmentation is the breaking up of larger, contiguous parcels of habitat into smaller, discontiguous patches. Potential edge effects from such fragmentation could include the invasion of non-native plant species in what was unfragmented, native habitat and access by predators (native and non-native) to prey that would otherwise be protected in an unfragmented parcel of habitat. In addition, secondary extinctions through disruption of predator-prey, parasite-host, and plant-pollinator relations can occur (Soulé, ed. 1986). Edge effects can be particularly significant; for example, nest parasites such as the brown-headed cowbird (Molothrus ater) could expand their population and could be allowed easier access to bird nests. Given that the 130.4-acre BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-15 August 2007 study area consists of 40.9 acres of native habitat (31.4 percent of the study area) in small patches scattered throughout the study area, habitat fragmentation/edge effects are already established. Therefore, implementation of the proposed project resulting from habitat fragmentation/edge effects would not be significant. Domesticated Pets Impact B-4 Future development of the Ponto Area has the potential to result in impacts to native wildlife from the increased presence of nuisance species and domesticated animals. Domestic animals (e.g., cats and dogs) could significantly impact native wildlife in the immediate area. Cats, especially, are known to hunt rodents and birds. In addition, commercial and residential uses may introduce Argentine ants (Linepithema humile) to local habitats, which could have significant consequences for native ant species and animals that feed on them. The introduction of nuisance or domesticated animal species into open space could be potentially significant. Human Activity Generally, increased human activity in an undeveloped area could result in degradation of sensitive vegetation by fragmenting habitat and forming additional edges through the creation of unauthorized roads or trails and by removing existing vegetation. In addition, illegal dumping of lawn and garden clippings, trash, or other refuse could occur. Given that the majority of the study area is developed or consists of beach or non-native vegetation communities, additional impacts to sensitive areas would not increase, and may in fact, be reduced. Permanent fencing would be provided along the top of slope overlooking Batiquitos Lagoon. No new or modified trails beyond existing pedestrian trails are proposed around the lagoon. In addition, preserved habitat would be posted with signs to preclude access and prohibit dumping. Residents and guests would be educated in access restrictions, sensitivity of habitats, and prevention of collecting species within the area through existing interpretive kiosks located at the lagoon. Therefore, impacts from human activity would not be significant. Animal Behavioral Changes Breeding birds and mammals may temporarily or permanently leave their territories to avoid construction activity, which could reduce reproductive success and increase mortality. Coastal California gnatcatchers, California least terns, and raptors were observed within the study area. The Least Tern Preserve is located immediately south of the study area within Batiquitos Lagoon. These three species are susceptible to disturbance from construction; however, little suitable habitat for these species occurs within the Ponto Area. Impacts to habitats of sensitive animal species would be fully mitigated pursuant to the City’s HMP. In addition, construction activity would be temporary and would be required to meet the City’s existing Construction Noise Standards. Based on these conditions, impacts on animals in the form of behavioral changes are not considered significant. Roadkill Roadkill could occur as vehicles travel on the internal roads associated with the Ponto Area. As previously stated, the study area is bounded by the Pacific Ocean on the west and development to the east and northeast. The majority of the study area does not function as a corridor. In addition, only three mammal species were observed BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-16 August 2007 during surveys. In the southern portion of the Ponto Area, Batiquitos Lagoon connects to the Pacific Ocean allowing for movement of aquatic species and for continual foraging habitat for those species dependent upon aquatic resources. Therefore, roadkill impacts (primarily impacts to mammals) are anticipated to be adverse but not significant. Night Lighting Impact B-5 Night lighting on native habitats can provide nocturnal predators with an unnatural advantage over their prey. This may alter behavior patterns, and consequently result in a loss of species diversity. Night lighting could increase loss of native wildlife resulting in a that could be potentially significant impact, especially for any sensitive species that could occur within the study area. Errant Construction Impacts Impact B-6 Construction activities associated with development of the Ponto Area, as well as offsite improvements, would have the potential to result in errant impacts outside the construction limits. Any grubbing, clearing, grading, or other impacts that inadvertently occur outside the limits of construction in areas where sensitive habitat occurs would be considered significant. Avian Predation Potential indirect effects to the least tern could occur from increased predation from raptors. The development of tall structures and associated landscaping (e.g., palm trees) could provide additional perches for raptors resulting in an increased loss of least tern. It should be noted that plenty of perching locations already exist near the Preserve. Between 431 to 570 breeding pairs of least tern established 592 nests and produced 110 fledglings at Batiquitos Lagoon in 2004. Although the Preserve had an 83 percent hatching rate, mortality of 417 chicks led to the relatively low fledging rate. This mortality is believed to be a result of starvation. A predator manager was available throughout the breeding season. Predation appeared to be relatively low, with an unknown species of gull the only documented predator (Marschale 2005). Given the high number of perches available and the results of Marschale’s 2005 study, development of tall structures adjacent to the Least Tern Preserve would be less than significant. It is recommended that the buildings and tall landscaping, as well as any additional utility lines (if aboveground) be located to the northern portion of the resort hotel designated parcel. Project design measures would include non-perching structures such as spikes or other anti-perching devices on tall structures within line-of-sight of the Least Tern Preserve (from a raptors perspective). Therefore, no significant impacts from avian predation would occur from the proposed project. Avian Collisions Potential indirect impacts to avian species could occur as a result of bird collisions with structures with reflective or transparent glass. According to the USFWS (2005), as many as one billion birds each year perish as a result of collisions with windows. Glass is invisible to birds, and if it reflects the images of trees, bushes, the sky, or other natural habitat, a bird may fly directly into it. Project design measures would include installation of non-reflective glass on windows on structures within the resort hotel area given the proximity of the project study area to the Least Tern Preserve. Therefore, no significant impacts from avian collisions would occur from the proposed project. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-17 August 2007 5.2.4 Mitigation Measures The following mitigation measures are proposed to mitigate potential impacts on biological resources resulting from development of the Ponto Area. Sensitive Vegetation Communities Mitigation measures and ratios used below are based on the City’s HMP. The proposed mitigation measures are based on the impacts of the project; refer to Tables 5.2-7 to 5.2-9. Given the nature of the study area (including approximately 1,600 linear feet of Carlsbad Boulevard, as well as a portion of South Carlsbad State Beach) mitigation would likely occur offsite within the preserve system of the City’s HMP, rather than within the study area. Individual property owners would be responsible for mitigating impacts to biological resources specific to their development proposals. B-1a Impacts to 0.04 acre of southern willow scrub shall be mitigated at a 3:1 ratio either through on- or offsite creation (1:1 ratio) and enhancement (2:1 ratio) or offsite acquisition (3:1 ratio) of 0.12 acre of southern willow scrub credit at a wetland mitigation bank. A If credits are not purchased, a Restoration Plan for habitat creation and enhancement shall be submitted to the USFWS, CDFG, and City for approval prior to issuance of any grading or construction permits and prior to approval of final map. B-1b Impacts to 0.1 acre of southern coastal bluff scrub (including disturbed) shall be mitigated at a 3:1 ratio either through offsite offsite creation at a 1:1 ratio and enhancement (2:1 ratio) or acquisition of 0.3 acre of southern coastal bluff scrub at an approved mitigation bank. or other Group B habitat, as defined in the City’s HMP, within the City’s proposed preserve system. If credits are not purchased, a Restoration Plan for habitat creation and enhancement shall be submitted to the USFWS, CDFG, and City for approval prior to issuance of any grading or construction permits and prior to approval of a final map. B-1c Impacts to 1.2 acres of unoccupied Diegan coastal sage scrub (including disturbed) shall be mitigated at a 2:1 ratio through creation at a minimum 1:1 ratio (to meet the no net loss policy of Diegan coastal sage scrub within the coastal zone) and either creation or the offsite acquisition at a 1:1 ratio. of 2.4 acres within the City’s proposed preserve system. If credits are not purchased, a Restoration Plan for habitat creation and enhancement shall be submitted to the USFWS, CDFG, and City for approval prior to issuance of any grading or construction permits and prior to approval of a final map. B-1d Impacts to 0.3 acre of eucalyptus woodland shall be mitigated with payment of a fee into the City’s Habitat In Lieu Mitigation Fee fund, consistent with the City’s fee schedule at the time of permit issuance. The City has adopted an In-lieu Mitigation Fee, consistent with Section E.6 of the Habitat Management Plan and City Council Resolution No. 2000-223 to fund mitigation for impacts to certain categories of vegetation and animal species. All development projects within the Ponto Area shall be required to pay the fee in order to be found consistent with the Habitat Management Plan and the Open Space and Conservation Element of the General BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-18 August 2007 Plan. The fee shall be paid prior to recordation of a final map or issuance of a grading permit or building permit, whichever occurs first. B-1e Impacts to 21.1 acres of disturbed habitat shall be mitigated with payment of a fee into the City’s Habitat In Lieu Mitigation Fee fund, consistent with the City’s fee schedule at the time of permit issuance. The City has adopted an In-lieu Mitigation Fee, consistent with Section E.6 of the Habitat Management Plan and City Council Resolution No. 2000-223 to fund mitigation for impacts to certain categories of vegetation and animal species. All development projects within the Ponto Area shall be required to pay the fee in order to be found consistent with the Habitat Management Plan and the Open Space and Conservation Element of the General Plan. The fee shall be paid prior to recordation of a final map or issuance of a grading permit or building permit, whichever occurs first. B-1f If restoration for impacts to southern willow scrub, southern coastal bluff scrub, and/or Diegan coastal sage scrub occurs, the project applicant shall execute and record a biological conservation easement over habitat to be preserved in perpetuity for project-related mitigation. The easement shall be in favor of an agent approved by the USFWS and CDFG. Either the USFWS or CDFG shall be named as third party beneficiary. Further, the project applicant shall prepare and implement a perpetual management, maintenance, and monitoring plan for all biological conservation easements. The project applicant shall also provide a non-wasting endowment for an amount approved by the USFWS and CDFG (based on a cost estimation method) to secure the ongoing funding for the perpetual management, maintenance, and monitoring of biological conservation easement areas. B-1g Project-specific development shall be required to comply with the provisions of Section 7-11 (Buffers and Fuel Management) and Section 7-12 (Grading and Landscaping Requirements) of the City’s HMP. Sensitive Plant Species No significant impacts were identified. Therefore, no mitigation is required. Sensitive Animal Species No significant impacts were identified. Therefore, no mitigation is required. Jurisdictional Areas B-2a Impacts to 0.04 acre of Corps jurisdictional wetlands and 0.11 acre of non-wetland Waters of the U.S. shall be mitigated by the creation and/or enhancement of 0.23 acre of jurisdictional areas on- or offsite at 3:1 and 1:1 ratio, respectively, as determined by the resource agencies. B-2b Impacts to 0.04 acre of CDFG jurisdictional wetlands and 0.17 acre of CDFG jurisdictional streambed shall be mitigated by the creation and/or enhancement of 0.29 acre of jurisdictional areas on- or offsite at 3:1 and 1:1 ratio, respectively, as determined by the resource agencies. Wildlife Corridors No significant impacts were identified. Therefore, no mitigation is required. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-19 August 2007 Surface Water Quality No significant impacts were identified. Therefore, no mitigation is required. Construction Noise B-3a No grubbing, grading, or clearing within 500 feet of occupied Diegan coastal sage scrub during the coastal California gnatcatcher breeding season (March 1 through August 15) shall occur. As such, all grading permits, improvement plans, and the final map shall state the same. If grubbing, grading, or clearing is proposed during the coastal California gnatcatcher breeding season, a pre-construction survey shall be conducted to determine if this species occurs within the areas impacted by noise (either within 500 feet or where noise is greater than 60 dB Leq or the ambient noise level). If there are no coastal California gnatcatchers nesting (includes nest building or other breeding/nesting behavior) within this impact area, development shall be allowed to proceed. However, if coastal California gnatcatchers are observed nesting or displaying breeding/nesting behavior within the area, construction shall (1) be postponed until all nesting (or breeding/nesting behavior) has ceased or until after August 15; or (2) a temporary noise barrier or berm shall be constructed at the edge of the development footprint to ensure that noise levels are reduced to below 60 dB Leq. Alternatively, the use of construction equipment could be scheduled to keep noise levels below 60 dB Leq, or the ambient noise level, in lieu of or in concert with a wall or other noise barrier. B-3b No grubbing, grading, or clearing within 500 feet of the Least Tern Preserve during the Least Tern breeding season (April through September) shall occur. As such, all grading permits, improvement plans, and the final map shall state the same. If grubbing, grading, or clearing is proposed during the Least Tern breeding season, a noise study shall be conducted to determine if construction noise would be greater than 60 dB Leq or the ambient noise level within the Least Tern Preserve. If the noise level within this impact area exceeds 60 dB Leq or the ambient noise level within the Least Tern Preserve, construction shall (1) be postponed until all nesting (or breeding/nesting behavior) has ceased or until after September 30; or (2) a temporary noise barrier or berm shall be constructed at the edge of the development footprint to ensure that noise levels are reduced to below 60 dB Leq, or the ambient noise level. Alternatively, the use of construction equipment could be scheduled to keep noise levels below 60 dB Leq, or the ambient noise level, in concert with a wall or other noise barrier. B-3c No grubbing, grading, or clearing within 500 feet of, California least tern breeding season (April through August) or raptor nesting habitat (such as eucalyptus trees) during the raptor breeding season (December through July) shall occur. As such, all grading permits, improvement plans, and the final map shall state the same. If grubbing, grading, or clearing would occur is proposed during the gnatcatcher, least tern, and/or raptor breeding season, a pre-construction survey shall be conducted to determine if these species occur raptors are nesting within the areas impacted by noise (either within 500 feet or where noise is greater than 60 dB Leq or the ambient noise level). If there are no gnatcatchers, least tern, or raptors nesting (includes nest building or other breeding/nesting behavior) within this designated area, development BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-20 August 2007 shall be allowed to proceed. However, if any of these birds raptors are observed nesting or displaying breeding/nesting behavior within the area, construction shall (1) be postponed until all nesting (or breeding/nesting behavior) has ceased or until after August July 15; or (2) a temporary noise barrier or berm shall be constructed at the edge of the development footprint to ensure that noise levels are reduced to below 60 dB Leq or the ambient noise level. Alternatively, the use of construction equipment could be scheduled to keep noise levels below 60 dB Leq, or the ambient noise level, in lieu of or in concert with a wall or other noise barrier. B-3d In order to ensure compliance with the MBTA, clearing of all vegetation shall occur outside of the breeding season of most avian species (February 15 through September 15). Grubbing, grading, or clearing during the breeding season of MBTA-covered species could occur if it is determined via a pre-construction survey that no nesting birds (or birds displaying breeding or nesting behavior) are present immediately prior to grubbing, grading, or clearing and would require approval of the City, USFWS, and CDFG that no breeding or nesting avian species are present in the vicinity of the grubbing, grading, or clearing. Fugitive Dust No significant impacts were identified. Therefore, no mitigation is required. Non-Native Plant Species No significant impacts were identified. Therefore, no mitigation is required. Habitat Fragmentation/Edge Effects No significant impacts were identified. Therefore, no mitigation is required. Domesticated Pets B-4 Exotic animal control shall focus on both nuisance species and domestic pets. The property manager or Each Homeowner’s Association (HOA; for residential projects), property owners (for all non-residential projects), and the City of Carlsbad (for public spaces) shall be responsible for taking steps to prevent problems from nuisance animals and pets by an integrated program of education; signage; litter and refuse collection; prohibition against feeding wildlife, pest-proof refuse containers; pest eradication (as necessary), and coordination with CDFG and other habitat managers as necessary. shall be conditioned to include measures in the Covenants, Codes and Restrictions (CC&R’s) to promote tenant/resident education regarding the potential impacts of pets on wildlife through signage and newsletters. Persistent problems related to uncontrolled pets shall be reported to the San Diego County Animal Control. In addition, permanent fencing, approved by the USFWS and CDFG, shall be provided along the top of slope overlooking Batiquitos Lagoon to reduce intrusion into the lagoon by pets. Human Activity No significant impacts were identified. Therefore, no mitigation is required. Animal Behavioral Changes No significant impacts were identified. Therefore, no mitigation is required. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-21 August 2007 Roadkill No significant impacts were identified. Therefore, no mitigation is required. Night Lighting B-5 Lighting Outdoor lighting within the proposed project development proposed with development of lands adjacent to preserved habitat (i.e. Resort Hotel) shall be of the lowest illumination allowed for human safety, selectively placed, shielded, and directed away from preserved habitat. Outdoor lighting proposed with development plans for such lands shall be reviewed and approved by the City as part of the application review process to reduce potential impacts relative to light and glare. Errant Construction B-6 During the construction period, limits of grading and clearing shall be clearly delineated with temporary fencing such as orange construction and silt fencing to ensure that construction activity remains within the defined limits of disturbance according to the grading plan. All temporary fencing shall be placed on the impact side of the interface. A qualified biologist shall inspect the fencing and shall monitor construction activities occurring adjacent to the construction limits to avoid unauthorized impacts. Unauthorized impacts shall be reported to the USFWS, CDFG, and City within 24 hours of occurrence and shall be mitigated at a 5:1 ratio. Temporary fencing shall be removed only after the conclusion of all grading, clearing, and construction. Avian Predation No significant impacts were identified. Therefore, no mitigation is required. Avian Collisions No significant impacts were identified. Therefore, no mitigation is required. 5.2.5 Impact After Mitigation Implementation of Mitigation Measure B-1 would reduce potential impacts related to Impact B-1, which involves impacts to sensitive vegetation communities. Mitigation Measure B-1 would reduce potential impacts by requiring that compensatory mitigation to be established before the prior to the time when impacts would occur (i.e. during grading). takes place. Impacts to wetland habitats require a 3:1 mitigation ratio for loss of habitat. Mitigation Measure B-1a requires twould require that mitigation include either habitat creation and enhancement or acquisition to ensure there is no net loss of habitat. The City of Carlsbad and the Wildlife Agencies are required to approve the restoration plan to ensure the location, implementation, and monitoring would provide the greatest chances for success. Implementation of Mitigation Measure B-1a reduce would reduce potential impacts to wetland habitats to less than significant. Mitigation Measures B-1b and B-1c would require that mitigation for the loss of coastal bluff scrub and Diegan coastal sage scrub to be implemented through the creation and enhancement or through acquisition of 0.3- acre of coastal bluff scrub and 2.4 acres of Diegan coastal sage scrub. in the preserve system of the City’s HMP. This requirement ensures that a greater value of habitat will be preserved than what is impacted. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-22 August 2007 Implementation of this mitigation measure ensures that the appropriate amount of habitat type is protected within a larger block of habitat. The contribution to the City’s preserve system would help to create large blocks of habitat that will to enhance the long-term viability of the vegetation community. Potential impacts to sensitive upland vegetation communities would be reduced to less than significant. Implementation of the proposed project would result in significant impacts to three sensitive vegetation communities (southern willow scrub, southern coastal bluff scrub [including disturbed], and Diegan coastal sage scrub [including disturbed]). In addition, implementation of the proposed project would impact two vegetation communities (eucalyptus woodland and disturbed habitat) that are not sensitive, but require mitigation pursuant to the City’s HMP. Implementation of the proposed project would not directly impact sensitive plant or animal species. Development of the Ponto Area would significantly impact Corps and CDFG jurisdictional areas. Indirect impacts such as construction noise, domesticated pets, night lighting, and errant construction could also potentially cause significant impacts to sensitive biological resources, but would be reduced to less than significant with mitigation. Mitigation measures for loss of habitat include acquisition and payment into the City’s Habitat In Lieu Mitigation Fee fund at ratios consistent with those required by the City and applicable resource agencies. With implementation of the proposed mitigation measures B-1a to B-1g for significant impacts to sensitive biological resources, pursuant to Corps, CDFG and City regulations and requirements, all proposed project-specific impacts would be mitigated to less than significant. Mitigation measures for loss of habitat include acquisition and payment into the City’s Habitat In Lieu Mitigation Fee fund, at ratios consistent with those required by the City and applicable resource agencies. Significant impacts to jurisdictional areas would be mitigated by on- or offsite creation at a minimum 1:1 ratio and enhancement at a 2:1 ratio of wetland habitats. Restriction of construction activities during the breeding season would reduce significant indirect impacts to sensitive species such as coastal California gnatcatcher, raptors, and California least tern to less than significant. Implementation of Mitigation Measures B-2a and B-2b reduceswould reduce potential impacts associated with Impact B-2, which involves impacts to ACOE and CDFG jurisdictional wetlands. impacts. The wetlandProposed mitigation will would reduce potential impacts to less than significant because it will preserve wetland habitat at an equal or greater ratio than what was impacted. The mitigation for wWetland impacts would be mitigated through a is a combination of preservation, wetland creation, and/or enhancement of existing wetlands. This requirement ensures that an equal to or greater value of natural resources are preserved to compensate for the loss of sensitive habitat types. The creation and enhancement component of the mitigation ensures that the project will meet Federal, State, and County policies regarding “no net loss” of the wetland habitats. The wetland mitigation area will be granted with a protective easement that will designate the area for permanent protection of wetland resources. Therefore, potential impacts to ACOE and CDFG jurisdictional wetlands would be reduced to less than significant. Implementation of Mitigation Measure B-3 will would reduce the potential impacts associated with Impact B-3, which is the disturbance of sensitive bird species during the breeding season as a result of construction activity. These mitigation measures will would reduce potential impacts to on California gnatcatcher, California least tern, or nesting raptors by requiring that, prior to construction or grading activities, a qualified biologist determines BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-23 August 2007 that no nesting birds have been identified within 500 feet of construction activities during the period of February 15 to August 31breeding season. Implementation of this the proposed mitigation measure would ensures ensure that construction activity activities would not disrupt the nesting activities of nesting sensitive avian species. birds. Therefore, potential impacts to sensitive bird species as a result of construction noise would be reduced to less than significant. Mitigation Measures B-4 through B-6 would reduce potential impacts associated with Impacts B-4 to B-6, which involve from impacts resulting from nuisance animal species, night lighting, and errant construction that would create indirect impacts as result of edge effects. Implementation of these mitigation measures would reduce potential edge effects by placing controls and restrictions on human activities that would contribute to potential edge effects. Mitigation Measure B-4 designates that a specific entity (HOA or City of Carlsbad) will be responsible for each development area for controlling access of domestic pets to to adjacent open space areas. Mitigation Measure B-5 ensures that light spillover into open space is minimized by requiring that lighting lights to be shielded and pointed away from the open space areas. Mitigation Measure B-6 reduces potential impacts to less than significant by ensuring that fencing is installed prior to grading activities to avoid unintended impacts to preserve areas. This mitigation measure would require that a monitor inspect the fences to ensure they are visible and in place. Therefore, potential impacts as a result of human activities would be reduced to less than significant. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-24 August 2007 Table 5.2-1 Existing Vegetation Communities Vegetation Community Acreage1 Habitat Group A2 Southern coastal salt marsh 0.98 Riparian woodland 0.17 Southern willow scrub 0.91 Mule fat scrub 0.19 Coastal and valley freshwater marsh 2.21 Marine 1.30 Mudflats 0.03 Disturbed wetland 0.11 Habitat Group B Southern coastal bluff scrub (including disturbed) 4.3 Beach/Coastal dunes 25.4 Habitat Group C Diegan coastal sage scrub (including disturbed) 5.2 Habitat Group E Non-native grassland 0.2 Habitat Group F Eucalyptus woodland 0.3 Disturbed habitat 24.6 Other Non-native vegetation 21.0 Developed 43.4 Total 130.4 1Upland habitats are rounded to the nearest 0.1 acre, while wetland habitats are rounded to the nearest 0.01; thus, totals reflect rounding. 2Habitat Groups refer to MHCP habitat classification system. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-25 August 2007 Table 5.2-2 Existing Jurisdictional Areas Within the Study Area VEGETATION COMMUNITY/HABITAT CORPS CDFG WETLANDS Southern Coastal Salt Marsh 0.98 0.98 Riparian Woodland 0.17 0.17 Southern Willow Scrub 0.91 0.91 Mule Fat Scrub 0.19 0.19 Coastal and Valley Freshwater Marsh 2.21 2.21 Mudflats 0.03 0.03 Disturbed Wetland 0.11 0.11 Subtotal 4.60 4.60 NON-WETLANDS Marine 1.30 1.30 Drainage/Streambed 0.11 0.18 Subtotal 1.41 1.48 Total 6.01 6.08 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-26 August 2007 Table 5.2-3 Sensitive Plant Species with Potential To Occur Within the Study Area SPECIES STATUS* POTENTIAL TO OCCUR Red sand-verbena Abronia maritime --/-- CNPS List 4.2 Low. Grows below 300 feet on beach dunes. Blooms Feb. through Nov. Although suitable habitat occurs onsite, this species was not observed during the July 2006 rare plant survey. California adolphia Adolphia californica --/-- CNPS List 2.1 Low. Occurs in coastal sage scrub and chaparral along slopes near creeks and drainages. Project site supports only marginally suitable habitat. Would likely have been detected if present. Shaw's agave Agave shawii --/-- CNPS List 2.1 None. Occurs below 250 feet in coastal bluff scrub, coastal sage scrub, maritime succulent scrub. Blooms Sept. through May. Study area is outside the native range, which is generally restricted to the southern portion of the county. San Diego ambrosia Ambrosia pumila FE/-- CNPS List 1B.1 Very low. Found along creek beds and drainages, generally along the periphery of riparian woodland (Reiser 2001). Nearest extant sighting is near Lake Hodges, approximately 9.4 miles to the east. Study area does not support suitable habitat. Aphanisma Aphanisma blitoides --/-- CNPS List 1B.2 Low. Occurs at elevations below 1,000 feet in coastal bluff scrub and coastal sage scrub with sandy soils. Blooms March through June. Reiser (2001) suggests that this species may be extirpated from the county. Del Mar manzanita Arctostaphylos glandulosa ssp. crassifolia FE/-- CNPS List 1B.1 Very low. Generally occurs in open coastal chaparral on eroded sandstone soils (Reiser 2001). Blooms December through April. Reported just north of Batiquitos Lagoon, approximately 1 mile east of the study area. This is a conspicuous shrub that would likely have been detected if present. Coastal dunes milk- vetch Astragalus tener var. titi FE/SE CNPS List 1B.1 CA Endemic Very low. Occurs at elevations below 1,000 feet in coastal dunes, coastal bluff scrub, and mesic coastal prairie with sandy soils. Blooms March through May. Not observed during 2006 rare plant surveys, survey was conducted outside the blooming period. San Diego populations have not been relocated since 1970's. Coulter's saltbush Atriplex coulteri --/-- CNPS List 1B.2 Low. Occurs at elevations below 1,050 feet in coastal bluff scrub, coastal dunes, coastal sage scrub, and grasslands, with alkaline or clay soil. Blooms Mar. through Oct. Not observed during 2006 rare plant surveys. No suitable soils within the study area. South coast salt-scale Atriplex pacifica --/-- CNPS List 1B.2 Low. Occurs in coastal bluff scrub, coastal dunes, and coastal sage scrub below 500 feet. Blooms Mar. through Oct. Not observed during 2006 rare plant survey. Nearest reported observations are in Oceanside (CDFG 2006a). Davidson's saltscale Atriplex serenana var. davidsonii --/-- CNPS List 1B.2 Low. Found below 1,000 feet in coastal bluff scrub and coastal sage scrub on alkaline soils. Blooms April through Oct. Nearest reported observation is in Oceanside, approximately 9 miles to the north (CDFG 2006a). Encinitas baccharis Baccharis vanessae FT/SE CNPS List 1B.1 CA Endemic Carlsbad HMP Narrow Endemic Very low. Occurs in maritime and mixed chaparral on sandstone soils below 2,500 feet. Blooms Aug. through Nov. Difficult to identify when not in flower. Known from fewer than 20 occurrences. No suitable habitat mapped within the study area. BIOLOGICAL RESOURCES Table 5.2-3 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-27 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Thread-leaved brodiaea Brodiaea filifolia FT/SE CNPS List 1B.1 Very low. Generally grows in moist grasslands and on the periphery of vernal pools. Blooms March to June. Reported north of Batiquitos Lagoon in the vicinity of El Camino Real, approximately 3 miles to the east. Suitable habitat does not occur within the study area. Orcutt’s brodiaea Brodiaea orcuttii --/-- CNPS List 1B.1 Very low. Generally grows on gravelly loam soils in grasslands with mima mound topography and on the periphery of vernal pools (Reiser 2001). Blooms March to June. Nearest reported sightings are in the Olivenhain/Rancho Santa Fe area, at least 4 miles to the east. Suitable habitat does not occur within the study area. Seaside calandrinia Calandrinia maritima --/-- CNPS List 4.2 Low. Found in coastal bluff scrub, coastal sage scrub, and grassland below 5,000 feet. Blooms Feb. through Aug. Reiser (2001) reports a population north of the terminus of Swallowtail Road, Encinitas, approximately 1.5 miles east-southeast of the project site. Would likely have been detected within the study area if present. Lewis's evening- primrose Camissonia lewisii --/-- CNPS List 3 Low to moderate. Found on sandy or clay soils below 1,000 feet in coastal bluff scrub, cismontane woodland, coastal dunes, coastal sage scrub, and grasslands. Blooms March through July. Reiser (2001) reports a population on sandstone west of the Palomar Airport runway, approximately 1.5 miles northeast of the project site. Not observed during 2006 rare plant survey. Wart-stemmed ceanothus Ceanothus verrucosus --/-- CNPS List 2.2 Very low. Typically found in southern maritime chaparral, which does not occur within the study area. A large population is reported on the hills approximately 1 mile east of the study area north of Batiquitos Lagoon. Would likely have been detected if present. Orcutt's pincushion Chaenactis glabriuscula var. orcuttiana --/-- CNPS List 1B.1 Low. Occurs below 350 feet in coastal bluff scrub, sandy, and coastal dunes. Blooms Jan. through Aug. Not observed during survey. Not observed during 2006 rare plant surveys although suitable habitat occurs within the study area. Orcutt’s spineflower Chorizanthe orcuttiana FE/SE CNPS List 1B.1 Low. Found in coastal chamise chaparral openings with loose sandy substrate (Reiser 2001). Nearest presumed extant population is near Encinitas Boulevard approximately 4.5 miles to the southeast (CDFG 2006a). No chaparral mapped the within area; habitat is only marginally suitable. Long-spined spineflower Chorizanthe polygonoides var. longispina --/-- CNPS List 1B.2 None. Typically found on clay lenses and on the periphery of vernal pools. Appropriate habitat does not occur within the study area. Summer holly Comarostaphylis diversifolia ssp. diversifolia --/-- CNPS List 1B.2 Very low. Found on mesic north-facing slopes in southern mixed chaparral. Suitable habitat does not occur within the study area. Would have been observed during surveys if present. Salt marsh bird's-beak Cordylanthus maritimus ssp. maritimus FE/SE CNPS List 1B.2 Very low. Found below 100 feet in coastal dunes, coastal salt marshes and swamps. Blooms May through Oct. Not observed during 2006 rare plant survey. Both known populations occur in the southern portion of the county (Reiser 2001). BIOLOGICAL RESOURCES Table 5.2-3 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-28 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Sea dahlia Coreopsis maritima --/-- CNPS List 2.2 Low to moderate. Occurs below 500 feet in coastal bluff scrub and coastal sage scrub. Blooms March through May. Reported just south of Batiquitos Lagoon, approximately 0.9 miles to the southeast (CDFG 2006a). Not observed during 2006 rare plant survey. San Diego sand-aster Corethrogyne filaginifolia var. incana --/-- CNPS List 1B.1 Low to moderate. Occurs in coastal bluff scrub and coastal chaparral. Blooms from July to Sept. Nearest reported population is on the hills south of Batiquitos Lagoon, west of Saxony Road, approximately 1 mile to the southeast (CDFG 2006a). Blochman's dudleya Dudleya blochmaniae ssp. blochmaniae --/-- CNPS List 1B.1 Carlsbad HMP Narrow Endemic Low. Occurs on clay/serpentine soils below 1,500 feet in coastal sage scrub, coastal bluff scrub, chaparral, and grasslands. Blooms April through June. Known from fewer than 20 occurrences in California and fewer than 5 in Baja California. Although it was not observed during 2006 rare plant survey, the CNDDB reports a population just north of Palomar Airport, approximately 2.4 miles to the northeast (CDFG 2006a). San Diego button- celery Eryngium aristulatum var. parishii FE/SE CNPS List 1B.1 Very low. Found in vernal pool communities and vernally moist areas with mima mount topography. Reported in vernal pools just east of the railroad tracks approximately 0.4 mile north of the project site (CDFG 2006a). No vernal pools occur within the study area. Cliff spurge Euphorbia misera --/-- CNPS List 2.2 Carlsbad HMP Covered Low to moderate. Occurs below 2,000 feet in coastal sage scrub, maritime succulent scrub, and coastal bluff scrub. Blooms Dec. through Aug. Not observed during 2006 rare plant survey. Nearest reported sighting is north of Agua Hedionda Lagoon, approximately 3.4 miles to the north (CDFG 2006a). San Diego barrel cactus Ferocactus viridescens --/-- CNPS List 2.1 Carlsbad HMP Covered Very low. Occurs below 1,500 feet in chaparral, coastal sage scrub, grassland, and in the vicinity of vernal pools. Blooms May through June. Would have been observed if present. Palmer's frankenia Frankenia palmeri --/-- CNPS List 2.1 None. Typically found along the periphery of coastal salt marsh; blooms May through July; elevation below 30 feet. The only confirmed population in the U.S. is in Chula Vista (Reiser 2001). Orcutt’s hazardia Hazardia orcuttii FC/ST CNPS List 1B.1 Very low. Occurs in open chaparral, especially chamise chaparral. Blooms from August to October. Recorded on east of Lux Canyon, approximately 5 miles to the southeast. Habitat within the study area is unsuitable to support this species. San Diego marsh- elder Iva hayesiana --/-- CNPS List 2.2 Very low. Occurs in riparian habitat along creeks and intermittent streambeds, usually with alluvial soils. Reported in the Batiquitos Lagoon Ecological Reserve to the south and southeast of the study area. Would likely have been detected if present. Coulter's goldfields Lasthenia glabrata ssp. coulteri --/-- CNPS List 1B.1 Low to moderate. Found below 4,000 feet in coastal salt marshes and vernal pools (Reiser 2001). Blooms Feb. through June; elevation less than 4,000 feet. Although not observed during 2006 rare plant survey, the CNDDB reports a population in Batiquitos Lagoon to the south (CDFG 2006a). BIOLOGICAL RESOURCES Table 5.2-3 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-29 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Del Mar Mesa sand aster Lessingia filaginifolia var. linifolia --/-- CNPS List 1B.1 CA Endemic Carlsbad HMP Narrow Endemic Low. Occurs on sandy soils below 500 feet in coastal bluff scrub, as well as openings in southern maritime chaparral and coastal sage scrub. Blooms May through Sept. Not observed during 2006 rare plant survey and not reported to the CNDDB in the project vicinity (CDFG 2006a). Dunedelion Malacothrix incana --/-- CNPS List 4.3 CA Endemic None. Typically found below 100 feet in elevation in coastal dunes and coastal sage scrub. Blooms April through Aug. Species believed to be extirpated from San Diego County. Little mousetail Myosurus minimus ssp. apus --/-- CNPS List 3.1 Very low. Occurs in vernal pool communities. Reported in pools approximately 0.4 mile north of the project site (CDFG 2006a). No vernal pools occur within the study area. Spreading navarretia Navarretia fossalis FT/-- CNPS List 1B.1 Very low. Occurs in vernal pool communities, which do not occur onsite. Reported in pools approximately 0.4 miles north of the study area. Coast woolly-heads Nemacaulis denudata var. denudata --/-- CNPS List 1B.2 Low. Occurs below 300 feet in coastal dune communities, particularly in the more protected back dunes (Reiser 2001). Blooms April through Sept. Habitat within the study area is only marginally suitable. Slender woolly-heads Nemacaulis denudata var. gracilis --/-- CNPS List 2.2 None. Occurs between 170 and 1,300 feet on well-developed sand dunes, both along the coast and in the deserts. Study area below the elevation range of this species. Blooms March through May. No suitable habitat occurs within the study area. California Orcutt grass (Orcuttia californica) FE/SE CNPS List 1B.1 Very low. Occurs in vernal pool communities, which do not occur onsite. Reported in pools approximately 0.4 miles north of the study area. Short-lobed broomrape Orobanche parishii ssp. brachyloba --/-- CNPS List 4.2 Low. Occurs on sandy soils below 1,000 feet in coastal bluff scrub and coastal dunes. Blooms April through October. Nearest reported population believed extirpated by residential development in Lux Canyon (Reiser 2001). Brand's phacelia Phacelia stellaris FC/-- CNPS List 1B.1 Low. Found below 1,300 feet in coastal scrub and coastal dunes. Blooms March through June. All San Diego County records for this species are in south county. Not observed during 2006 rare plant survey. Nuttall’s scrub oak Quercus dumosa --/-- CNPS List 1B.1 Very low. Generally found in coastal chaparral, especially on mesic north-facing slopes (Reiser 2001). Blooms in February and March. Reported on hills north of Batiquitos Lagoon, approximately 2 miles east of the study area. Would likely have been detected if present. Estuary suaeda Suaeda esteroa --/-- CNPS List 1B.2 Low to moderate. Occurs near sea level in coastal salt marshes and swamps. Blooms May through Oct. Reported in 1986 in the San Marcos Creek estuary upstream from Batiquitos Lagoon (CDFG 2006a). Not observed during 2006 rare plant survey. Triquetrella Triquetrella californica --/-- CNPS List 1B.2 Very low. Occurs below 350 feet in coastal bluff scrub and coastal sage scrub. Known in California from fewer than 10 small coastal occurrences, only one of which is in San Diego. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-30 August 2007 Table 5.2-4 Sensitive Animal Species with Potential To Occur Within the Study Area SPECIES STATUS* POTENTIAL TO OCCUR Invertebrates Saltmarsh skipper Panoquina errans --/-- Carlsbad HMP Covered Salt marshes. Host plant Distichlis spicata. Adult emergence July through September. Suitable habitat and host plant present; known to occur in Batiquitos Lagoon; high potential to occur within study area. San Diego fairy shrimp (Branchinecta sandiegonensis) FE/--Carlsbad HMP Narrow Endemic Low. Occurs in seasonally astatic pools that occur in tectonic swales or earth slump basins and other areas of shallow standing water, often in patches of grassland and agriculture interspersed in coastal sage scrub and chaparral. Poinsettia Lane vernal pools preserved north of the project study area supports this species. Species unlikely to occur on site due to the lack of appropriate habitat (ponding water). Riverside fairy shrimp (Streptocephalus woottoni) FE/--Carlsbad HMP Narrow Endemic Low. Occurs in vernal pools and other ephemeral pools of at least 6 to 12 inches deep. Poinsettia Lane vernal pools preserved north of the project study area supports this species. Species unlikely to occur on site due to the lack of appropriate habitat (pools of appropriate depth). Vertebrates Reptiles and Amphibians Belding's orange- throated whiptail Cnemidophorus hyperythrus beldingi --/CSC Carlsbad HMP Covered Moderate. Chaparral, coastal sage scrub with coarse sandy soils and scattered brush. Suitable habitat present. Southwestern pond turtle Clemmys marmorata pallida --/CSC Low. Ponds, small lakes, marshes, slow-moving, sometimes brackish water. Marginal habitat present. Birds American white pelican (nesting colony) Pelecanus erythrorhynchos --/CSC Lagoons, bays, estuaries, freshwater ponds; inland lakes during spring migration. Migrant and winter visitor. Winter foraging expected. Species observed flying overhead, however, no nesting colony occurs within the study area. Not expected to nest within study area. Great blue heron (rookery site) Ardea herodias --/-- Bays, lagoons, ponds, lakes. Non-breeding year-round visitor, some localized breeding. HELIX observed individuals within the study area, however, no rookeries present. Not expected to nest within study area. Great egret (rookery site) Ardea alba egretta --/-- Lagoons, bays, estuaries. Ponds and lakes in the coastal lowland. Winter visitor, uncommon in summer. No rookeries present; not expected to nest within study area. BIOLOGICAL RESOURCES Table 5.2-4 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-31 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Western least bittern Ixobrychus exilis hesperis --/CSC Brackish and freshwater marshes in the coastal lowland. Rare summer resident, very rare in winter. Marginal habitat present; low potential to occur. Black-crowned night heron (rookery site) Nycticorax nycticorax --/-- Lagoons, estuaries, bayshores, ponds, and lakes. Often roost in trees. Year-round visitor. Localized breeding. No rookeries within the study area; not expected to nest within study area. White-faced ibis (rookery site) Plegadis child --/CSC Carlsbad HMP Covered Freshwater ponds, irrigated fields, brackish lagoons. Migrant and winter visitor, rare in summer. Very localized breeding. Major population known in Batiquitos Lagoon; though recent breeding not recorded. Not expected to nest within the study area; but suitable foraging habitat present. Osprey (nesting) Pandion haliaetus --/CSC Carlsbad HMP Covered Coast, lowland lakes, rarely foothills and mountain lakes. Uncommon fall/winter resident, rare in spring and summer. Fish are the primary prey item. Not expected to nest within the study area; but suitable foraging habitat present. HELIX observed this species sitting on an electrical pole within Batiquitos Lagoon. Cooper's hawk (nesting) Accipiter cooperii --/CSC Carlsbad HMP Covered Mature forest, open woodlands, wood edges, river groves. Parks and residential areas. Year-round resident. No suitable nesting habitat present; not expected to nest within the study area. Suitable foraging habitat present. HELIX observed this species flying overhead within the study area. Light-footed clapper rail Rallus longirostris levipes FE/ SE CFP Carlsbad HMP Covered Salt marshes supporting Spanina foliosa. Localized resident. Known to occur in nearby coastal lagoons and Batiquitos Lagoon is identified as a critical habitat area. Spartina foliosa not observed during the survey and this species has a low potential to occur within the study area. Western snowy plover (nesting; coastal population) Charadrius alexandrinus nivosus FT and BCC/CSC Carlsbad HMP Covered Sandy beaches, lagoon margins, tidal mud flats. Migrant and winter visitor. Localized breeding. Most numerous during fall migration. Known to occur in Batiquitos Lagoon; marginal habitat present within study area; low potential to occur. Long-billed curlew (breeding) Numenius americanus BCC/CSC Tidal mud flats, salt marshes, bays. Fall and spring migrant, winter visitor, rare and localized in summer. Primarily a migratory species. Not expected to nest within study area. Caspian tern (nesting colony) Sterna caspia BCC/CSC Bays, estuaries, lagoons; freshwater ponds and lakes in coastal lowlands. Resident. Localized breeding at the south end of San Diego Bay. Marginal habitat present within study area; not expected to nest. Potential to nest in adjacent areas. BIOLOGICAL RESOURCES Table 5.2-4 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-32 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Elegant tern (nesting colony) Sterna elegans BCC/CSC Carlsbad HMP Covered Mud flats, sandbars, dunes, bays, lagoons. Summer resident at the nesting colony at the south end of San Diego Bay. Otherwise, common migrant and abundant during late summer. Marginal habitat present within study area; but no nesting colony known from Batiquitos Lagoon. Not expected to nest within the study area. Forster's tern (nesting colony) Sterna forsteri --/-- Bays, estuaries, lagoons, shoreline. Abundant resident with breeding colony at the south end of San Diego Bay. Marginal habitat present within study area; not expected to nest. Potential to nest in adjacent areas. California least tern (nesting colony) Sterna antillarum browtti FE/SE Fully protected Carlsbad HMP Covered Bays, estuaries, lagoons, shoreline. Nest colonially along the coast. Migrant and very localized summer resident. Marginal habitat present within study area; not expected to nest. Known to nest in adjacent areas. Burrowing owl (burrow sites) Athene cunicularia BCC/CSC Carlsbad HMP Covered Grassland, agricultural land, coastal dunes. Require rodent burrows. Declining resident. Moderately suitable habitat present within study area; low to moderate potential to occur. Known from north side of Batiquitos Lagoon. Vaux's swift Chaetura vauxi --/CSC All habitat types of San Diego County during migration. Expected to fly over study area during spring and fall migration. Belding's savannah sparrow Passerculus sandwichensis beldingi --/SE Carlsbad HMP Covered Salt marshes, lagoons dominated by pickleweed (Salicornia virginica). Common but localized resident. Large population known from Batiquitos Lagoon. Moderate to high potential for species to be present within the salt marshes in the study area. Large-billed savannah sparrow Passerculus sandwichensis rostratus --/CSC Carlsbad HMP Covered Not observed; Batiquitos Lagoon salt marsh habitat has been identified as critical for this species; study area supports only a small amount of potential habitat; low to moderate potential for species to occur within study area. Tricolored blackbird Agelaius tricolor BCC/CSC Freshwater marshes, agricultural areas, lakeshores, parks. Localized resident often seen among flocks of red-winged blackbirds. Suitable habitat present; moderate potential to occur. Mammals Dulzura pocket mouse Chaetodipus californicus femoralis --/CSC Low. Typically found in chaparral, especially where it intergrades with grasslands. Habitat onsite only marginally suitable. The nearest observation recorded on the CNDDB is south of Palomar Airport Road, between El Camino Real and Interstate 5, approximately 2 miles to the northeast (CDFG 2006a). Northwestern San Diego pocket mouse --/CSC Low to moderate. Occurs in open coastal sage scrub, particularly in open, weedy areas with sandy substrates. BIOLOGICAL RESOURCES Table 5.2-4 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-33 August 2007 SPECIES STATUS* POTENTIAL TO OCCUR Chaetodipus fallax fallax Habitat onsite is marginally suitable, although reported sightings are not along the beach. Nearest reported observations are just north of San Elijo Lagoon, approximately 5.5 miles to the southeast (CDFG 2006a). Mexican long-tongued bat Choeronycteris mexicana --/CSC Low. Occurs in scrublands and forests, especially canyons with riparian vegetation. Roosts in mines, caves, and buildings. Only sporadically reported through of San Diego County, including one observation in Encinitas (CDFG 2006a). Stephens’ kangaroo rat Dipodomys stephensi FE/ST Low. Typically occurs in grasslands and open coastal sage scrub. Nearest presumed extant observation was made in 1988 near Guajome Lake (CDFG 2006a) San Diego black-tailed jackrabbit Lepus californicus bennettii --/CSC Moderate. Occurs primarily in open sage scrub, chaparral, grasslands, croplands, and disturbed habitat with at least some shrub cover present. The project site supports abundant suitable habitat. The nearest observation recorded on the CNDDB is south of Palomar Airport Road, between El Camino Real and Interstate 5, approximately 2 miles to the northeast (CDFG 2006a). San Diego desert woodrat Neotoma lepida intermedia --/CSC Low to moderate. Occurs in open chaparral and coastal sage scrub, often building large, stick nests in rock outcrops or around clumps of cactus or yucca. Marginally suitable habitat occurs onsite, although nesting sites are rare. Pacific pocket mouse Perognathus longimembris pacificus FE/CSC Low. Occurs in coastal strand, coastal dunes, river alluvium, and coastal sage scrub growing on marine terraces. Generally found in areas with fine-grained, sandy or gravelly substrates. Reported on the east side of Lux Canyon, approximately 5 miles south of the project site (CDFG 2006a). *Refer to Appendix C for a listing and explanation of status and sensitivity codes ** Species coverage under the Carlsbad HMP contingent on funding for management of conserved areas BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-34 August 2007 Table 5.2-5 Impacts to Vegetation Communities ACREAGE VEGETATION COMMUNITY/HABITAT EXISTING IMPACT Habitat Group A1 Southern Coastal Salt Marsh 0.98 -- Riparian Woodland 0.17 -- Southern Willow Scrub 0.91 0.04 Mule Fat Scrub 0.19 -- Coastal and Valley Freshwater Marsh 2.21 -- Marine 1.30 -- Mudflats 0.03 -- Disturbed Wetland 0.11 -- Habitat Group B Southern coastal bluff scrub (including disturbed) 4.3 0.1 Beach/Coastal Dunes 25.4 -- Habitat Group C Diegan coastal sage scrub (including disturbed) 5.2 1.2 Habitat Group E Non-native Grassland 0.2 -- Habitat Group F Eucalyptus Woodland 0.3 0.3 Disturbed Habitat 24.6 21.1 Other Non-native Vegetation 21.0 9.7 Developed 43.4 15.2 Total 130.4 47.6 1Habitat Groups refer to MHCP habitat classification system. BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-35 August 2007 Table 5.2-6 Impacts to Jurisdictional Areas Acreage Vegetation Community/Habitat Corps CDFG Wetlands Southern Coastal Salt Marsh -- -- Riparian Woodland -- -- Southern Willow Scrub 0.04 0.04 Mule Fat Scrub -- -- Coastal and Valley Freshwater Marsh -- -- Mudflats -- -- Disturbed Wetland -- -- Subtotal 0.04 0.04 Non-Wetlands Marine -- -- Drainage/Streambed 0.11 0.17 Subtotal 0.11 0.17 Total 0.15 0.21 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-36 August 2007 Table 5.2-7 Mitigation Summary for Impacts to Vegetation Communities Acreage Vegetation Community/Habitat Existing Impact Mitigation Ratio Mitigation Required Habitat Group A1 Southern willow scrub 0.91 0.04 3:1 0.12 Habitat Group B Southern coastal bluff scrub (including disturbed) 4.3 0.1 3:12 0.32 Habitat Group C Diegan coastal sage scrub (including disturbed) - occupied 5.2 1.2 2:13 2.43 Habitat Group F Eucalyptus woodland 0.3 0.3 4 4 Disturbed habitat 24.6 21.1 4 4 Other Non-native vegetation 21.0 9.7 -- -- Developed 43.4 15.2 -- -- Total 130.4 47.6 -- 2.82 1Habitat Groups refer to MHCP habitat classification system. 2It is assumed that all habitat types in Group B will be included in the proposed preserve system. 3Maximum avoidance and onsite conservation of Group C habitat is encouraged. 4Habitat in this group which is not conserved or mitigated onsite shall pay a per acre in lieu mitigation fee in an amount to be determined by the City Council. According to the Addendum to the City’s HMP (December 1999, pg 10) in lieu mitigation fees are $8,000 for unoccupied Diegan coastal sage scrub, and chaparral (Group D), $4,000 for grassland (Group E), and $800 for eucalyptus woodland and disturbed habitat. Table 5.2-8 Mitigation Summary for Impacts to Corps Jurisdiction Areas Vegetation Community/Habitat Existing Impact Mitigation Ratio Mitigation Required Wetlands Southern willow scrub 0.91 0.04 3:1 0.12 Non-wetlands Drainage 0.11 0.11 1:1 0.11 Total 1.02 0.15 -- 0.23 Table 5.2-9 Mitigation Summary for Impacts to CDFG Jurisdiction Areas Vegetation Community/Habitat Existing Impact Mitigation Ratio Mitigation Required Wetlands Southern willow scrub 0.91 0.04 3:1 0.12 Non-wetlands Streambed 0.18 0.17 1:1 0.17 Total 1.09 0.21 -- 0.29 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-37 August 2007 Figure 5.2-1 City of Carlsbad HMP Designations -Local Facility Management Zone 4 C) Local Facility Management Zone 9 <Bl> Local Facility Management Zone 22 <Z?> Focused Planning Area (Core 8) 500 250 JobNo:RDNM Duc:Ol/21/06 ~• l:qlc, A(rial. (~ 20M C ONl!IU LTI NG 25101951/195 luO 12.# EnYWonmtrrtal~t City of Carlsbad HMP Designations Ponto Beachfront Vil I age Vision Plan EIR Figure 5.2-1 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-39 August 2007 Figure 5.2-2 Vegetation - Sensitive Resources S00 2S0 S00 JobNu:MU►-04 Oaie:09/1~ Sour\-.:: 1.-akt Atrial, 0.'lohN 200$ CONSULTIN G -Southern Coastal Salt Ma™> • Riparian Woodland -Southern 11'/illow Scrub 0 Mule Fol Scrub • Coastal and Valley Freshwater Marsh 0 Marine • Mudflats • Disturbed Welland • Southern Coastal Bluff Scrub .L•--....,• Southern Coastal Bluff Scrub-Disturbed • Diegan Coastal Sage Scrub e Dleg1n CoH!al Saga Scrub-Disturbed 0 Bea<:h / Coastal Dunes 0 Non-native Grassland • Eucalyptus Woodland • Non-native Vegetation 0 Disturbed Habitat • Developed • California Boxthom (Lye/um ct11ffomica) • C&lilornia horned larl<" /EfllfflOp/Ji/a alpesrris) • C8IWomla homed larl< (En,moplllls slpes/rls/ CollltJII C.lffomla gn1tcatcher /Por,oplila ca/itomk:a califomica) • Coopefs hawk (Acc:iplercooperii) • Double-aestod cormorant (Pllslacrocorax auritus) Loggerhead shrike /Lanius ludovfclsnus) Osprey /Pandion hataetus) -SOU.CO: RECON Docombor2003 Vegetation -Sensitive Resources Ponto Beachfront Village Vision Plan EIR Figure 5.2-2 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-41 August 2007 Figure 5.2-3 Corps Jurisdictional Areas 300 ,, ~:- l I \ ; I • I Job No: RDF-0-I D<1<: OCl/22Al6 Sour«:: U k Atrial. 0not,u 20US CONSULTING 25101951/195lt1,0l0.11 (l'Mfonmental Wl"IIMict 300 • ! .1 • .•••• Note: Based on vegetation mapping by Helix 2006 In locations of Jurisdicllonal areas mapped by Recon 2003 Corps Jurisdictional Areas Ponto Beachfront Village Vision Plan EIR U111/q11/ro, l.u;.:,1011 Figure 5.2-3 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-43 August 2007 Figure 5.2-4 CDFG Jurisdictional Areas JOO ISO Jal> No, RBF-04 0.1<, 09f'..2i06 Swn..~· I_.Jc/\fflat.~:OO, C ONS ULTING 25101 ~l/19SIH008.a, EtlYirOM'lenttllmOllct Note; Based on vegetation mapping by Helix 2006 In ,. locations of Jurisdictional areas mapped by Recon 2003 CDFG Jurisdictional Areas Ponto Beachfront Village Vision Plan EIR Figure 5.2-4 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-45 August 2007 Figure 5.2-5 Vegetation and Sensitive Resources - Impacts - 300 ~B,li~l_ofg-~i.ciaflF.Sfflt;u I a 1-ln• 1nd:::11•, w. s 150 0 Job No: RBF-04 Date: 09/18/06 Source: Eagle Aerial. October 2005 ~ CONSULTING l5!01951/l 95 I uOl 3.a. UW'llonmtrrtMlmpacl 300 -liiill -- :\:l"!l:::::::::::::: :::::::::::::::: . .. .. .. .. .. .. .. .. . ............... . . ·::::::::::::::: :::::::::::::::: ~~ \ -~: lHrn mm irn Hll lHHHrn H . ·:::::::::::::: :::::::::::::::: == ·:~;gg;gg; i;ig;ggg~iii I' • :: :: :: :: :: :: :: :: :: :: :: :: :: :: :!:::::::::: :::::::::::::::: : : :: :: :: :: :: :: :: :: :: :: :: :: . :::::::: :::::::::::::::: . .. .. .. .. . .............. . ,: /HHH HH~HHHH~H ~ . : :: :: :: :: :: :: :: :: :: :: L' :: :: :: :: :: :: :: :: :: :: ~ ................ !: : ::::::::1::::::: .. : : :::::::::::::::: : : :: :: :: :: :nun: : :::::::::a::::: : :: :: :: :: ~= :: :: :: NU: i: :: ::i: :: :: ''-::::::::1:1:: :::1::1:_.,. ... . ..... :: :: I•;~';;~~ ·: ! : : : : : :::·;;;;; -- Southern Coastal Salt Marsh Riparian Woodland Southern Willow Scrub Mule Fat Scrub Coastal and Valley Freshwater Marsh Marine Mudflats Disturbed 'Netland Southern Coastal Bluff Scrub Southern Coastal Bluff Scrub-Disturbed Diegan Coastal Sage Scrub Diegan Coastal Sage Scrub-Disturbed Beach / Coastal Dunes Non-native Grassland Eucalyptus Woodland Non-native Vegetation Disturbed Habitat Developed Development Footprint California boxthorn (Lycium californ/ca) California horned lark• (Eremophila alpestris) California horned lark (Eremophi/a a/pestris) Coastal California gnatcatcher (Polioptila califomica ca/ifomica) • Cooper's hawk (Accipter cooperii) • Double-crested cormorant (Pha/acrocorax auritus) Loggerhead shrike (Lanius ludovicianus) Osprey (Pandion haliaetus) 'Source: RE CON December 2003 Note: Multiple California Brown Pelicans observed flying along coastal portion of study area during all surveys. W -iii W W: I L IW Vegetation and Sensitive Resources -Impacts Ponto Beachfront Village Vision Plan EIR Figure 5.2-5 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-47 August 2007 Figure 5.2-6 Corps Jurisdictional Areas - Impacts 300 ISO C O NSU LTtN13 25101951/1951tll.01 l.11 EtMronmerit1I Impact -Southern Coastal Sowl Marsh e Riparian ~land -Southern WllloW Scrub -Mute Fat Scrub -Coastal and Valley FrMhwater Ma-.h 0 Ma~ne -Mudflats -Disturbed Wetland -Non-wetland Wate,a al the U.S CJ) Development Footprint Corps Jurisdictional Areas -Impacts Ponto Beachfront Village Vision Pl an EIR Figure 5.2-6 BIOLOGICAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.2-49 August 2007 Figure 5.2-7 CDFG Jurisdictional Areas -Impacts CONSULTINl3 2Sl0l9Sl/1951.-..009.11 ,_ . .._ CDFG Jurisdictional Areas -Impacts Ponto Beachfront Village Vision Plan EIR Figure 5.2-7 CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-1 August 2007 5.3 CULTURAL RESOURCES The following cultural resources analysis is based on the Archaeological Survey for the Ponto Beachfront Village site, prepared by Brian F. Smith and Associates (BFSA) in July 2006. The technical report and additional survey results are included in Appendix D-1 of this EIR. A Cultural Resource Constraints Study of the Ponto Area was previously prepared by RECON in June 2003, and was reviewed by BFSA prior to preparation of the July 2006 analysis; refer to Appendix D-2. 5.3.1 Existing Conditions 5.3.1.1 Project Setting Cultural Setting The cultures identified in the general vicinity of the Ponto Area consist of the possible Paleo- Indian manifestation of the San Dieguito Complex, the Encinitas Tradition and Milling Stone Horizon represented by the La Jolla Complex, and the Late Prehistoric Luisueno culture. A brief discussion of the cultural elements in the Ponto Area is provided in Appendix D-1 of this EIR. Paleontological Setting The Ponto Area is considered to be largely disturbed; however, paleontological resource maps prepared by the San Diego Museum of Natural History indicate that the proposed site is in an area (Del Mar Formation) that may contain fossil remains. Project grading will require the movement of soils onsite as development of the Ponto Area occurs over time. As such, paleontological resources that may exist onsite below surface level, may potentially be disturbed by future development. In addition, the region surrounding the Ponto Area may also contain important fossil remains; however, much of the land that surrounds the property is developed, with exception of the Batiquitos Lagoon to the south and the Pacific Ocean to the west. Surrounding land uses are largely residential, and as such, much of the area surrounding the project has been previously disturbed. Environmental Setting San Diego County lies within the Peninsular Range Geologic Province of southern California. The mountainous zone, which extends from northwest to southeast through the County, ranges from sea level to a maximum elevation of approximately 6,533 feet above mean sea level (amsl). The closest mountains within this range are the San Marcos Mountains, which are the locations of lithic material sources that were likely procured by occupants of the region for use in tool manufacture. The Ponto Area has been previously disturbed by former agricultural activities and various improvements and developments, including construction of the San Diego Northern Railroad, light-industrial structures, residential structures, drainage channels, and roadways. The plant community onsite is dominated by disturbed grasses and herbaceous annuals. CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-2 August 2007 5.3.1.2 Investigation Methodology Records Search Results An archaeological records search was conducted for the project by the SCIC and at SDSU on April 27, 2006. In addition to providing site locations and previous archaeological investigations, the following historic sources were consulted: Historic Address Database; 1948 USGS Encinitas, California topographical map (1:24,000); 1898 and 1942 USGS Oceanside, California topographic maps (1:62,500); and, Map Showing Roads and Trails in Use from 1769-1885: San Diego County, California (1955). The archaeological records search showed that two known sites, SDI-11,206 and SDI- 17,403, are located within the 50-acre area to be developed; however, it was determined that SDI-17,403 refers to the same site as SDI-11,206. SCIC files indicate that both sites were situated in the same location and are associated with an older Museum of Man site number designation, W-84. Site SDI-11,026 includes W-84 and W-88, both of which were subjected to a data recovery program in 1985, exhausting further research (Smith and Moriarty 1985a). Therefore, no further archaeological analysis of the site is required. For the current project, only W-84 lies within the boundary of the area proposed for development. The site was determined to be an Early Holocene/Middle Holocene transition site associated with the Early Archaic cultural horizon. Artifacts recovered included lithic production waste, precision tools, ground stone tools, and percussion tools. Ecofacts recovered included marine shell. Excavations of the site revealed that the site had been disturbed by agricultural activities and the construction of the railroad line. Sixteen cultural sites were identified within a one-mile radius of the site. The majority of these sites represent the prehistoric occupation of the Batiquitos Lagoon area, which typically includes shell scatters reflecting the heavy utilization of local marine resources. Historically, the area has been agricultural in nature. Previous research in the Batiquitos Lagoon area has included 46 archaeological studies within a one-mile radius of the Ponto Area. The most recent survey to include the Ponto Area was the survey conducted by RECON in 2003, during which Site SDI-11,026 was relocated and testing was recommended to determine the significance of the site. Survey Results A pedestrian survey of the 50-acre Ponto Area was conducted by BFSA on June 12, 2006. The majority of the Ponto Area was easily accessible and contained poor to excellent visibility, depending on the degree of development and vegetation cover. As noted above, the site has been previously disturbed by former agricultural and railroad construction activities. The survey area included the small cluster of single-family homes and commercial businesses, some of which were known to be historic in nature. Although access to the interior of several of these ownerships was denied by the corresponding landowners, CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-3 August 2007 structures within these properties were visible. As the site has been previously disturbed, the survey was focused on investigating the significance of the architecture or integrity of possible historic structures and any prehistoric resources identified on the property. The survey determined that none of the onsite structures were of historic significance. In addition, the previously-identified site, SDI-11,206, was relocated during the site investigation. The site was observed as a light to moderate marine shell scatter. No other ecofacts or artifacts were observed, as artifacts were likely collected during previous investigations, and the site has previously been disturbed. Native American Consultation A records search request of the Native American Heritage Commission (NAHC) Sacred Land Files was conducted for cultural resources within or adjacent to the Ponto Area. Review of the NAHC did not identify any known resources within the project boundaries. A list was provided by the BAHC identifying additional Native American contacts that may have additional information on cultural resources within the Ponto Area. A map and additional information on the proposed project were forwarded to each Native American contact on the list; the Cupa Cultural Center of the Pala Band of Mission Indians provided the only response, stating that they were unaware of any resources within the Ponto Area. Correspondence with the NAHC is provided in Appendix III of Appendix D-1. 5.3.2 Thresholds for Determining Significance The following thresholds of significance were taken from Appendix G of the CEQA Guidelines. For purposes of this EIR, a significant impact relating to cultural or paleontological resources would occur if the proposed project would: Cause a substantial adverse change in the significance of a historical resource as identified in Section 15064.5 of the CEQA Guidelines; Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5 of the CEQA Guidelines; Disturb any human remains, including those interred outside of formal cemeteries; Cause direct or indirect impacts to significant onsite paleontological resources as identified by a paleontological monitor; or, Result in grading, clearing, and/or construction that results in damage to or loss of significant paleontological resources that contribute to the local or regional cultural environment. City of Carlsbad Cultural Resource Guidelines According to the City of Carlsbad Cultural Resource Guidelines, a cultural resource is considered significant when it: Exemplifies or reflects special elements of the City’s cultural, social, economic, political, aesthetic, engineering, or architectural history; Is identified with persons or events significant in local, state, or national history; CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-4 August 2007 Embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of indigenous materials or craftsmanship, or is representative of a notable work of an acclaimed builder, designer, or architect; Is an archaeological, palenontological, botanical, geographical, topographical, ecological, or geographical site which has the potential of yielding information of scientific value; or, Is a geographically definable area possessing concentration of sites, buildings, structures, improvements, or objects linked historically through location, design, setting, materials, workmanship, feeling, and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. 5.3.3 Environmental Impact 5.3.3.1 Historical Resources The 2006 site investigation determined that none of the structures located within the Ponto Area, including those within the inaccessible parcels, were significant. Therefore, no additional historic research or evaluation is recommended for the proposed project. As development of the Ponto Area would not cause a substantial adverse change in the significance of a historical resource as identified in Section 15064.5 of the CEQA Guidelines, potential impacts to historic resources would be less than significant. 5.3.3.2 Archaeological Resources As noted previously, the 2006 site survey resulted in the relocation of Site SDI-11,026. Site 11,026 is an Archaic Period campsite located along the southern edge of the Ponto Area. The site was observed as a light to moderate marine shell scatter. During the 2003 survey conducted by RECON, the site was rediscovered and testing was recommended to determine significance. Based on these studies, the research potential of the site has been exhausted and is therefore not considered to be significant based on the significance thresholds. However, because only a portion of the site was excavated, it is possible that significant subsurface features or deposits are still present. No other ecofacts or artifacts were observed, and no prehistoric resources were identified within the area proposed for development. Impact CR-1 Although the current investigation did not identify any significant resources within the Ponto Area, the presence of a previously mitigated site, the results of the archaeological records search, and known historical use of the Carlsbad area indicate that there is a high potential for buried cultural deposits. Due to the presence of prehistoric resources within the Ponto Area and the high density of known archaeological sites within the Batiquitos Lagoon area, there exists a strong possibility of encountering subsurface features or deposits during grading or construction activities. In addition, as the site is within close proximity of archaeological sites with burial contexts, the potential to disturb additional prehistoric burials exists. Therefore, impacts may occur during the grading and construction phases on undiscovered archaeological resources. As the project may result in disturbance to human remains, which CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-5 August 2007 includes those interred outside of formal cemeteries, potential impacts would be considered significant and mitigation would be required. It is feasible that intact deposits, features, or human remains may be discovered during grading or construction activities and would require identification and evaluation of any such resources. In addition, the Vision Plan includes the realignment of Carlsbad Boulevard adjacent to the west of the proposed development area. Similar to potential onsite impacts, required grading and construction activities associated with realignment of the roadway may also result in disturbance to undiscovered archaeological resources or human remains. This would be considered a significant impact and mitigation would be required. 5.3.3.3 Paleontological Resources Short Term Impacts Onsite Impact CR-2 With development of the Ponto Area, the site would be permanently modified. Implementation of the Vision Plan would involve grading for building pads and installation of utilities onsite. Project construction would disrupt soils across the property and would include operation of construction equipment, storage of construction debris, and truck traffic. Impacts to significant paleontological resources identified onsite during project grading or construction would be considered significant. However, construction impacts would be short-term and would cease upon project completion. As much of the site has been previously disturbed, the potential for significant artifacts to be uncovered if surface collection were to occur is considered to be low. However, significant paleontological resources may be uncovered at a greater depth as grading occurs onsite. Impacts to such resources from project grading would be considered significant if such resources were uncovered during grading activities and prevention of damage to or loss of such resources was not undertaken at the time of encounter. Mitigation is therefore proposed to prevent potential impacts to such resources, should they be uncovered during development of the property. Offsite Offsite activity resulting from project implementation would largely be limited to improvements required to improve Carlsbad Boulevard and for utility improvements. Potential project-related impacts to offsite paleontological resources are considered less than significant, particularly since no such resources have been identified to date in areas that would be affected by development of the project. As such, project-related disturbance to offsite areas from proposed improvements is not anticipated to result in significant impacts to paleontological resources. However, mitigation is proposed to prevent potential impacts to such resources, should they be uncovered during project development. Long-Term Impacts No significant long-term impacts to paleontological resources resulting from project implementation are anticipated. Potential impacts to such resources will be controlled during short-term grading activities onsite to ensure that significant resources are identified and CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-6 August 2007 protected as necessary. Soil disruption onsite would cease upon completion of project grading. Therefore, no long-term significant impacts to cultural resources will result from the project implementation. 5.3.4 Mitigation Measures 5.3.4.1 Historical Resources No significant impacts to historical resources were identified. Therefore, no mitigation measures are proposed. 5.3.4.2 Archaeological Resources Development of the Ponto Area could potentially result in significant impacts to undiscovered archaeological resources during the grading and construction phases. To reduce impacts to less than significant, the following mitigation measure is proposed: Data Recovery Program CR-1 Prior to issuance of any Grading Permits or approval of improvement plans, the applicant shall: A. Implement a Data Recovery Program, in compliance with the City of Carlsbad’s Cultural Resource Guidelines Criteria and Methodology, to mitigate potential impacts to undiscovered buried archaeological or paleontological resources on properties located within the Ponto Area to the satisfaction of the Planning Director. This program shall include, but shall not be limited to, the following actions: 1. Provide evidence to the Planning Department that a qualified archaeologist and/or archaeological monitor has been contracted to implement a grading, trenching, brushing monitoring and data recovery program to the satisfaction of the Planning Director. A copy of the contract as well as a letter from the applicant and the archaeologist and/or archaeological monitor shall be submitted to the Planning Director. The contract shall include the following guidelines: a. The consulting archaeologist shall contract with a Native American monitor to be involved with the grading monitoring program. b. The consulting archaeologist/historian and Native American monitor shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program. c. The consulting archaeologist shall monitor all areas identified for development. d. An adequate number of monitors (archaeological/historical/paleontological/ Native American) shall be present to ensure that all earth-moving activities are observed and shall be onsite during all grading activities. e. During the original cutting of previously undisturbed deposits, the archaeological monitor(s) and Native American monitor shall be onsite full- time to perform full-time monitoring as determined by the PrinciplePrincipal Investigator of the excavations. The frequency of inspections will depend on CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-7 August 2007 the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. f. Isolated and clearly non-significant deposits will be minimally documented in the field and the monitored grading can proceed. g. In the event that previously unidentified, potentially significant cultural resources are discovered, the archaeological monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The archaeologist shall contact the City at the time of discovery. The archaeologist, in consultation with the City, shall determine the significance of the discovered resources. The City must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the City, then carried out using professional archaeological methods. h. If any human bones are discovered, the PrinciplePrincipal Investigator shall contact the City Coroner. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant, as identified by the Native American Heritage Commission, shall be contacted in order to determine proper treatment and disposition of the remains. i. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. The archaeological monitor(s)/PrinciplePrincipal Investigator shall determine the amount of material to be recovered for an adequate sample for analysis. j. In the event that previously unidentified cultural resources are discovered, all cultural material collected during the grading monitoring program and all previous archaeological studies shall be processed and curated according to current professional repository standards. The collections and associated records shall be transferred, including release of title, to be permanently curated at a qualified repository as defined by the “State of California Guidelines for the Curation of Archaeological Collections.” The affected landowner shall agree to pay such fees as required for curation that are in effect for the selected repository at the time of curation. Evidence must be provided to the satisfaction of the Planning Director and that all fees have been paid. All curation activities shall be completed within six months of project completion. k. In the event that previously unidentified cultural resources are discovered, a report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the Planning Director prior to the issuance of any building permits. CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-8 August 2007 l. In the event that no cultural resources are discovered, a brief letter to that effect shall be sent to the Planning Director by the consulting archaeologist that the grading monitoring activities have been completed. 5.3.4.3 Paleontological Resources Although no paleontological resources have been identified for the project to date, the following measures are proposed to mitigate potential impacts to such resources to a level that is less than significant: Short Term CR-2 Prior to issuance of grading permits and approval of improvement plans pursuant to approval of any map, the applicant shall retain a qualified paleontologist to monitor the site during grading. The applicant shall provide evidence to the satisfaction of the Planning Director of contracting with a paleontologist through a letter prepared by the paleontologist that states he/she has been retained by the applicant. The paleontologist shall attend all pre-grading meetings to consult with grading contractors. A paleontological monitor shall be present onsite during all grading operations to evaluate the presence of fossils. The paleontologist shall have the authority to direct, divert, or halt any grading activity until such time that the sensitivity of the resource can be determined and the appropriate mitigation implemented. Prior to approval of the Final Map, the applicant shall furnish documentary evidence to the satisfaction of the Planning Director that prepared fossils, along with copies of field notes, photos, and maps, have been deposited in a scientific institution, such as the San Diego Natural History Museum. Long Term No mitigation measures are proposed for potential long-term impacts to paleontological resources. As stated, potential impacts to such resources are short-term and will cease upon completion of project grading. Mitigation proposed for short-term impacts will ensure that such resources, if identified onsite during grading, will be identified and preserved for the long-term. Therefore, no mitigation measures are proposed, and long-term impacts to such resources are considered to be less than significant. 5.3.5 Impact After Mitigation The proposed project could potentially result in a significant impact which would result from impacts to undiscovered archaeological resources potentially associated with SDI-11,026 and other areas within the proposed development area, based on the known presence of prehistoric resources within the project boundaries and the high density of known archaeological sites in the Batiquitos Lagoon area. Potential impacts to cultural resources would be reduced to less than significant because, prior to the issuance of any grading permits, a data recovery program for cultural resources would be implemented for construction areas. Qualified archaeological and paleontological monitors would be required to be present onsite during grading activities. The monitors would be responsible for identifying, testing and the proper curation of any sensitive cultural or paleontological CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-9 August 2007 resources discovered during the grading process. Implementation of Mitigation Measures CR-1 and CR-2 would reduce potential impacts to unknown significant archaeological or paleontological resources to less than significant. CULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.3-10 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-1 August 2007 5.4 HAZARDS AND HAZARDOUS MATERIALS The Ponto Area is subject to evaluation for onsite conditions that may represent hazards with respect to human health and safety. The following analysis is based on the Phase I Environmental Site Assessment (ESA) prepared by RBF Consulting in July 2006 to evaluate the potential presence of hazardous materials and the expected nature of the materials that may be within the Ponto Area or that may have entered the site from offsite sources; refer to Appendix E. The scope of the Phase I ESA follows guidance provided in American Standards for Testing and Materials (ASTM) Standard Practice E 1527-00. The ASTM 1527-00 document outlines a procedure for completing ESAs that includes a review of records (historic aerial photographs, city directories, Sanborn Fire Insurance Rate Maps, report review), site reconnaissance, and interviews where possible. Subsurface exploration, geologic mapping, laboratory testing of soil or water samples, lead and asbestos sampling, and operations/inventory review of adjacent uses were not performed. As defined in ASTM Standard Practice E 1527-00, a Recognized Environmental Concern (REC) is "the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water of the property." The term includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include “de minimis” conditions that generally do not present a material risk of harm to public health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Conditions determined to be “de minimis” are not RECs. The ESA is intended to identify such REC’s that would potentially affect the Ponto Area. A “historic recognized environmental condition” (HREC) is defined as a condition which in the past would have been considered a REC, but which may or may not be considered a REC currently. HRECs are generally conditions which have in the past been remediated to the satisfaction of the responsible regulatory agency. 5.4.1 Existing Conditions Onsite roadways include Avenida Encinas (improved roadway; traversing the central portion of the Ponto Area in an east/west direction), Ponto Drive (improved roadway; traversing the site in a north/south direction), and an unnamed roadway (unimproved; traversing the site in a north/south direction). Onsite topography is gently sloping and is approximately 30 to 70 feet amsl and slopes to the southwest. No onsite pits, ponds, or lagoons were noted during a topographical map review. Approximately 24 structures exist in the Ponto Area and include approximately eleven onsite addresses. Structures range from one- to two-story structures in varying degrees of condition. Structures appear to have been constructed of metal, wood, and stucco. Some of the metal structures appear to be rusting. Onsite uses include multiple light industrial uses (including a wood and sheet metal shop, an auto service/storage yard, wood chipping, a salvage yard, heating and air conditioning HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-2 August 2007 manufacturer), commercial uses (dog and cat kennel, storage facility, and an upholstery and antique store), residential uses, and vacant land. Multiple storage areas containing miscellaneous metal debris, plastics, piping, and various solvents, paints, oils, and lubricants were noted throughout the site. Historical uses within the Ponto Area included, but were not limited to, metal shops, paint shops, antique repair, and mirror reconditioning facilities, dipping and stripping operations of materials, auto repair, metal fabrications, agricultural activities, and the San Diego Northern Railroad (SDNR). The direction of groundwater flow onsite is expected to be generally in a southwesterly direction. According to the Environmental Data Resources (EDR) Database search, no water wells are located within the boundaries of the subject site. Depth to ground water is reported at approximately 50 feet below ground surface (bgs). The ESA determined through a review of historical aerial photographs, among other sources, that the Ponto Area historically supported agricultural uses during the 1950’s and 1960’s. As such, the uses of pesticides or other similar substances may have been utilized on the site. 5.4.1.1 Visual Site Survey RBF performed a site visit on July 5, 2006 consisting of a visual examination of the subject site for evidence of potential environmental concerns. The Ponto Area was inspected for existing or potential soil and groundwater contamination (as evidenced by soil or pavement staining or discoloration); stressed vegetation; indications of waste dumping or burial; pits, ponds, or lagoons; containers of hazardous substances or petroleum products; electrical and hydraulic equipment that may contain Polychlorinated Biphenyls (PCB)s, such as electrical transformers and hydraulic hoists; and, underground and aboveground storage tanks. 5.4.1.2 Hazardous Materials The presence of hazardous materials in the Ponto Area that may have been generated from adjacent properties was not visible during the July 5, 2006 site inspection. However, as the Ponto Area presently supports a number of residential, commercial, and light industrial type uses, the potential for hazardous materials to be present onsite (or historically present onsite) is moderate. Such materials may be stored for use in containers or aboveground or underground storage tanks, utilized in operation or production, or physically present due to age of structures or former uses. The following describes hazardous materials identified onsite in the ESA. Above Ground Storage Tanks (ASTs) and Underground Storage Tanks (USTs) During the July 2006 site visit, plastic above ground storage tanks (ASTs), 5-gallon plastic containers, paints, solvents, cleaners, and oils were observed within the automobile repair/storage facilities. These ASTs were not visibly investigated for their content. Available public records were reviewed on May 11, 2006 to determine the past or present existence of above ground storage tanks and underground storage tanks (USTs) on or near the Ponto Area. Two regulatory sites were reported within the boundaries of the Ponto Area. The regulatory sites were listed as the following: Ratan Ram S. (7204 Ponto Drive): This property was listed within the CHMIRS, San Diego Co. HMMD, and SWEEPS UST regulatory databases; refer to Appendix HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-3 August 2007 A of Appendix E for a detailed description of each regulatory database. The address 7204 Ponto Drive reported a release of unknown material on a vacant lot on June 29, 1988, with the incident reported to have been completed on June 29, 1988. This site is also a reported inactive HMMD facility. Seven reported USTs containing gasoline, diesel, and waste were removed. No violations were reported within the HMMD database. No contamination was reported in association with the removed onsite USTs. Although USTs were reported to have been removed, no official removal/closure letter was obtained. A letter verifying removal for the USTs was prepared on December 12, 1988, stating that there was no indication of soil or groundwater contamination at this date. Coast Waste Management Inc. (7204 Ponto Drive): This property was listed within the RCRA-SQG, FINDS, and HIST UST regulatory databases. The address 7204 Ponto Drive is reported to be a small quantity generator. No violations were reported. Six historical USTs onsite are reported to have contained diesel and waste oil. This regulatory site was also reported in the FINDS database. No contamination was reported. Although USTs were reported to have been removed, no official removal/closure letter was obtained. In addition, the County of San Diego Department of Health (DEH) maintains records for the address 7204 Ponto Drive (APNs 214-160-10, -11, -20, and -21; historically the Coast Waste Management facility). Records maintained for 7204 Ponto Drive were searched by RBF and included an application to remove five steel USTs (ranging in capacity from 1,000 to 8,000 gallons) containing an unknown material and two 550-gallon USTs. The current property owner did not use these USTs and was not aware of their presence. After removal on December 912, 1988, of the five USTs found to contain gasoline, diesel, and waste, and the two smaller 550-gallon USTs (contents unknown), all tanks were reported to be in good condition. No indication of soil or groundwater contamination was identified and the site was cleared for excavation and to be backfilled. No odors, ponding, groundwater contamination, or pipeline leaks were noted upon UST removal. All tanks were properly cleaned and disposed of; backfill material consisted of sand. Although the USTs were reported to be removed, no official removal/closure letter was obtained. The backfill material is reported to have no discoloration and no saturation. Waste oil was also reported to be spilled by a cleaning truck at the 7204 Ponto Drive property on December 9, 1988; however, the soil was removed by excavation and the tank was manifested. A spill released lithium hydride to the soil on June 30, 1988. An excavation crew discovered a 3.5-gallon buried/dumped container and the contaminated soils were excavated. A potential REC on the subject site caused by the above-referenced properties is considered to be moderate, due to the status of the identified sites; (no official removal/closure letter was obtained); refer to Appendix E for a detailed discussion of files reviewed at the County of San Diego DEH for the onsite address 7204 Ponto Drive. Twenty-five (25) regulatory sites were also listed in the EDR database within a one-mile radius of the Ponto Area; refer to Figure 5.4-1. A potential REC on the site caused by the above-described properties is considered to be low, due to the groundwater flow direction HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-4 August 2007 and distance from the Ponto Area, and/or the status of potentially hazardous sites identified in the ESA. For the complete EDR list, refer to Appendix A of Appendix E. In addition, one area within the northern portion of the Ponto Area contained a concrete foundation with metal piping, which may have been associated with historic agr icultural uses onsite. Within other areas of the site, multiple unidentified metal pipes were noted extending out of the ground. The pipes appeared to be either capped or filled with soil; however, the terminus of the onsite pipes could not be determined during the July 2006 site visit. Such pipes that extend out of the ground surface may act as ventilation apparatus for USTs. Chemical Storage and Use Based on a review of available historical aerial photographs, onsite agricultural uses appear to be present during the 1950’s and 1960’s. A combination of several commonly used pesticides (i.e., DDD, DDT, DDE), which are now banned, may have been used previously on the Ponto Area. The historical use of agricultural pesticides has the potential to result in pesticide residues in onsite soils at concentrations that are considered to be hazardous, according to established Federal regulatory levels. Historical pesticide residues may represent a human health risk from inadvertent ingestion of contaminated soil, particularly by children. As mentioned previously, plastic ASTs, 5-gallon plastic containers, paints, solvents, cleaners, and oils were observed as being stored onsite during the July 2006 site visit. These ASTs were not visibly investigated for their content. Although access was restricted in various portions of the Ponto Area, stained soils, asphalt, and concrete were noted throughout the developed portions of the site during the July 5, 2006 inspection. Surficial staining was primarily noted within the auto maintenance/storage areas and surrounding machinery associated with the light industrial activities onsite. A sheet metal wood shop and heating/air conditional light industrial use exist onsite. Staining on the concrete was visible in association with onsite machinery, and fume hoods were also visible. The onsite stained soils, asphalt, and concrete are considered to be potential RECs, as the vertical extent of contamination remains undefined and could potentially affect groundwater quality. Multiple large metal storage units are located throughout the Ponto Area. No visible staining was associated with the onsite metal storage units. One metal storage unit had three ventilation pipes extending out of the top of the unit; however, the interior of the metal storage units was not examined. Historically, uses within the Ponto Area included, but were not limited to, metal shops, paint shops, antique repair, and mirror reconditioning facilities, dipping and stripping operations of materials, auto repair, metal fabrications, agricultural activities, and the Southern California Railroad (SCRR). The Coast Waste Management facility was historically located at 7204 Ponto Drive. Past activities associated with creosote dipping operations for railroad ties and railroad uses were also located onsite. A shipping depot for farm products (up to 1975), flower shipping operations, and repair/heavy equipment yards and outside warehousing were reported. Therefore, past and present activities onsite have resulted in chemical storage and use within the Ponto Area. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-5 August 2007 Asbestos and Lead Based Paint Asbestos was used in many commercial products prior to the 1940's and up until the early 1970's. If inhaled, asbestos fibers can result in serious health problems. Based on the year (prior to 1978) the existing onsite structures were built, the potential for asbestos containing materials (ACMs) to be found is considered likely. It is estimated that over 80 percent of all housing built prior to 1978 contains some lead based paint (LBP). In 1978, the U.S. Consumer Product Safety Commission (CPSC) phased out the sale and distribution of residential paint containing lead. In poor condition (flaking or pealing), LBPs can create a potential health hazard, especially in children. Based on the year (prior to 1978) the onsite structures were built, the potential for LBPs to be found onsite is considered likely. Trash and Debris Miscellaneous debris (i.e., wood, concrete, 55-gallon drums, miscellaneous household debris, automobiles, scrap metal, construction equipment, paint cans, batteries, and plastic and metal piping, etc.) was noted throughout the Ponto Area during the July 2006 site survey. Although no land-filling operations were noted, several waste/debris piles were noted within onsite properties that maintained construction equipment and provided auto/metal fabrication services. Stockpiled construction equipment (i.e., paving equipment, construction related tractors and autos), scrap metal (55-gallon drums, miscellaneous equipment, piping), and typical waste debris that contained wood, plastic, and concrete materials, as well as storage of oils, paints, solvents, and lubricants were observed. All of the waste piles observed during site inspection appeared to be on bare soils, gravel, concrete, or asphalt. Multiple onsite soil/dirt piles were also observed. Other Hazardous Materials PCBs. Pole mounted transformers and an automobile service/storage use were noted onsite during the site inspection. Many transformers and other materials (such as hydraulic lifts and associated fluids) contain PCBs. The use of PCBs was banned in 1977 and most production/use in 1979. No evidence of di-electric fluid or staining was noted onsite during the July 5, 2006 site survey. Although automobile service uses exist onsite, no hydraulic lifts were visible. The actual presence of PCBs associated with onsite transformers, nor within the automobile shop, could not be confirmed during the course of the site assessment. Utility Structures, Roads, Disposal Systems, Water Wells. A high-pressure gas line traversing the Ponto Area was identified through signage. Onsite roadways include Avenida Encinas (improved), Ponto Road (improved), and an unnamed roadway (unimproved). Based on interviews with current property owners, the Ponto Area is not connected to sewer and structures onsite may have associated septic tanks. As residential septic systems are possible receivers of household waste, they can represent a potential source for soil and groundwater contamination. No water wells were observed onsite. Electromagnetic Fields (EMFs). Utilities (overhead power lines with transformers) were noted within the boundaries of the Ponto Area during the site inspection. Electromagnetic fields may cause risk to human health, although actual risk levels have not yet been established. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-6 August 2007 Radon. Radon is a radioactive gas found in certain geologic environments and is formed by the natural breakdown of radium, found in the Earth’s crust. Radon is an invisible, odorless, inert gas that emits alpha particles, known to cause lung cancer. Radon levels are highest in basements (areas in close proximity to the soil) that are poorly ventilated. A radon survey was not included within the scope of this investigation. According to the “U.S. EPA Map of Radon Zones,” the County of San Diego is located within Zone 3, which has a predicted average indoor screening level of <2.0 Picocuries per liter (pCi/L). EPA recommends remedial action when radon levels are greater than 4.0 pCi/L. As such, hazards represented by exposure to radon within the Ponto Area are considered to be low. 5.4.1.3 Schools The Ponto Area is located approximately 2.3 miles from the nearest public school. The Aviara Oaks Elementary School and the Aviara Oaks Middle School are located to the east of the project site at 6900 Ambrosia Lane, just off of Aviara Parkway. 5.4.1.4 McClellan-Palomar Airport Comprehensive Land Use Plan The Ponto Area is located approximately 2.5 miles southwest of the McClellan-Palomar Airport (a public airport). The project site is not within the airport’s Flight Activity Zone or Air Runway Protection Zone, as identified in the McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP), and therefore is not subject to land use restrictions given in the Plan for these zones. 5.4.1.5 Emergency Plans The City of Carlsbad Emergency Operation Plan (June 2003) provides guidelines for the City’s response in addressing “extraordinary emergency situations such as natural disasters, human events, and technological incidents, including both peacetime and wartime nuclear defense operations” in order to protect life and property, and the well being of the population. The Ponto Area is not affected by the Plan as being identified as an area of shelter or potential area of refuge to serve the population in the event of an emergency. 5.4.1.6 Fire Hazard Sanborn Maps contain detailed drawings indicating the location and use of structures on a given property during specific years. These maps were originally produced to show buildings in sufficient detail for insurance underwriters to evaluate fire risks and establish premiums, but now are utilized as a source of historical and environmental risk information. No Sanborn Maps were available for the Ponto Area or the immediate vicinity at the time of the ESA. Although the majority of the Ponto Area remains as undeveloped land, the site is within a largely urbanized area, with residential development to the north and east and water bodies to the west and south. As the subject site is not considered to be in a wildland area due to its location within the City, the potential for wildfire to affect the site is considered to be low. 5.4.2 Thresholds for Determining Significance The following thresholds for determining significance are based on Appendix G of the CEQA Guidelines. For the purpose of this EIR, a significant impact related to hazards or hazardous materials would occur if the proposed project would: HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-7 August 2007 Routinely transport, use or dispose of hazardous materials; Release hazardous materials into the environment; Be included on a list of hazardous materials sites; Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school; Be located within an airport land use plan or within two miles of a public airport or public use airport; Be located within the vicinity of a private airstrip that would result in a safety hazard for people residing or working in the project area; Impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan; or, Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. 5.4.3 Environmental Impact 5.4.3.1 Hazardous Materials Existing Hazardous Materials Onsite Impact HM-1 Regulatory lists identified two sites (at 7204 Ponto Drive) within the 50-acre Ponto Area. This address was identified on several regulatory lists as having hazardous materials onsite, including seven USTs. Although tThese tanks have reportedly been removed, no and an official removal/closure letter was obtained; refer to Appendix E. As such, this site may represent the potential to release hazardous materials into the environment. This would be a significant impact and mitigation would be required. The lists identified twenty-five regulatory sites located within a one-mile radius of the Ponto Area. A potential REC caused by these sites is considered to be low, due to the groundwater flow direction from the Ponto Area, distance from site, and/or the status of the sites identified in the ESA. Therefore, these sites are not anticipated to result in a hazardous condition for the Ponto Area. Impacts are considered to be less than significant. Impact HM-2 1 Based on the year (prior to 1978) the onsite structures were built, the potential for ACMs to be found onsite is considered likely. Therefore, future development within the Ponto Area could potentially release hazardous materials into the environment. This would be considered a significant impact and mitigation would be required. Impact HM-3 2 Similarly, based on the year (prior to 1978) the onsite structures were built, the potential for LBPs to be found onsite is considered likely. Therefore, the future development within the Ponto Area could potentially release hazardous materials into the environment. This would be considered a significant impact and mitigation would be required. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-8 August 2007 Transport, Use or Disposal of Hazardous Materials and Potential Accidents The proposed project will ultimately result in development of a variety of future uses in the Ponto Area. Future land uses may require the transport, use or disposal of hazardous materials as an aspect of daily operation. Oil and/or other chemicals released from delivery vehicles or the vehicles of residents or visitors, as well as those used for mechanical equipment or for maintenance purposes, may be present on the site; however, the presence of such materials onsite is not anticipated to be substantial in quantity or to pose substantial risk to human health or safety. The project is, therefore, not anticipated to represent a hazard due to the release of hazardous materials into the environment. Therefore, impacts related to the transport, use or disposal of hazardous materials are considered to be less than significant. Other Hazardous Materials Impact HM-4 3 During the onsite visit, miscellaneous debris piles that included concrete, 55-gallon drums, miscellaneous household debris, automobiles, scrap metal, construction equipment, paint cans, batteries, and plastic and metal piping were observed within the proposed development area. These debris piles can represent a potential hazard, as hazardous materials can seep into the soils below and contaminate underlying groundwater, thereby releasing hazardous materials into the environment. This would be a significant impact and mitigation would be required. In addition, other hazardous materials may pose a potential hazard to future occupants of the Ponto Area. The Phase I ESA identified other potentially hazardous materials or conditions such as stained soils, unidentified pipes, onsite storage units, ASTs and unidentified soil/gravel piles. These conditions may be potentially hazardous and may represent the potential for release of hazardous materials into the environment. This would be considered a significant impact and mitigation would be required. 5.4.3.2 Schools As stated above, the Ponto Area is located approximately 2.3 miles from the nearest public school. As such, the project would not emit hazardous emissions or result in the handling of hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Therefore, future development of the Ponto Area would not result in a safety hazard for school children in the Ponto Area. Impacts would be less than significant. 5.4.3.3 McClellan-Palomar Airport The Ponto Area is located approximately 2.5 miles southwest of the McClellan-Palomar Airport (a public airport). The project site is not within the airport’s Flight Activity Zone or Air Runway Protection Zone as identified in the McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP). As such, the project would not be located within a vicinity of a private airstrip that would result in a safety hazard for people residing or working in the Ponto Area. Therefore, impacts would be less than significant. 5.4.3.4 Emergency Plans The City of Carlsbad Emergency Operations Plan provides guidelines for the City’s response in addressing “extraordinary emergency situations such as natural disasters, human events, HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-9 August 2007 and technological incidents, including both peacetime and wartime nuclear defense operations” in order to protect life and property, and the well-being of the population. The Ponto Area is not identified as a potential shelter or open space area of refuge within the Plan. Therefore, development of the project site would not impair the implementation of or physically interfere with the City’s adopted emergency response plan. Therefore, impacts would be less than significant. 5.4.3.5 Fire Hazard The Ponto Area lies within an urban setting and the surrounding area is largely built-out, with the Batiquitos Lagoon to the south and the Pacific Ocean to the west. As such, the threat for hazards to occur as the result of wildland fires is considered to be low. Therefore, the proposed project would not expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. Impacts would be less than significant. 5.4.4 Mitigation Measures While there is no requirement that agricultural soil (associated with the historic agricultural uses) be tested prior to development, many developers and lenders throughout the United States are requiring that sites proposed for development undergo an evaluation of environmental conditions. The Phase I ESA concluded that, as individual ownerships are developed within the Ponto Area, the City of Carlsbad must determine if they wish to pursue additional environmental review (i.e., Phase II) to identify the absence or presence of pesticide residues, and if present, how these soils would be handled (i.e., Risk Assessment). Based on the records and other data reviewed during the preparation of the Phase I ESA, the following mitigation measures are recommended. Implementation of the appropriate mitigation measures would be the responsibility of the individual property owners within the Ponto Area and would occur prior to any improvement activities on individual properties in the future. Structures HM-1 Prior to the commencement of demolition or renovation activities, the interior of individual onsite structures within the Ponto Area shall be visually inspected. Should hazardous materials be encountered with any onsite structure, the materials shall be tested and properly disposed of offsite in accordance with State and Federal regulatory requirements. Any stained soils or surfaces underneath the removed materials shall be sampled. Results of the sampling would indicate the appropriate level of remediation efforts that may be required. Asbestos Containing Materials HM-2 Prior to the commencement of any remedial or demolition work, building owners shall contract with a certified professional to conduct an asbestos survey, consistent with National Emission Standards for Hazardous Air Pollutants (NESHAP) standards to determine the presence of ACMs. Demolition of or within existing buildings on individual parcels onsite must comply with State law, which requires a certified contractor where there is asbestos-related work involving 100 square feet of more of HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-10 August 2007 ACMs to ensure that certain procedures regarding the removal of asbestos are followed. Lead Based Paints HM-3 If, during demolition of any onsite structures on individual parcels, paint is separated from the building material (e.g., chemically or physically), the paint waste shall be evaluated independently from the building material to determine its proper management. According to the Department of Substances Control, if paint is not removed from the building material during demolition (and is not chipping or peeling), the material could be disposed of as construction debris (a non-hazardous waste). It is recommended that the landfill operator be contacted in advance to determine any specific requirements for the disposal of lead-based paint materials. Other Hazardous Materials Miscellaneous Debris HM-4 Prior to issuance of a grading permit, all miscellaneous debris (i.e., wood, concrete, 55-gallon drums, miscellaneous household debris, automobiles, scrap metal, construction equipment, paint cans, batteries, and plastic and metal piping, etc.) shall be removed offsite and properly disposed of at an approved landfill facility. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. All light industrial equipment associated with hazardous materials storage, mixing, and/or use (i.e., fume-hoods, vents, piping, etc.) shall be properly disposed of in accordance with State and Federal regulations at an approved offsite landfill facility. Septic Tanks HM-5 Prior to the issuance of a grading permit, the specific location of onsite septic tanks shall be determined. Once located, septic tanks shall be removed and properly disposed of at an approved offsite landfill facility. Once the tanks are removed, a visual inspection of the areas beneath and around the removed tanks shall be performed. Any stained soils observed underneath the septic tanks shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. Documented USTs HM-6 Prior to the issuance of a grading permit, the presence/absence of documented USTs located at the assigned address 7204 Ponto Drive shall be confirmed by a qualified Phase II/III hazardous materials consultant. Should a UST(s) be present, the UST(s) shall be removed and properly disposed of at an approved offsite landfill facility. Once removed, a visual inspection of the areas beneath and around the removed UST(s) shall be performed. Any stained soils observed shall be segregated and sampled. As a result of sampling (if necessary), the identified level of remediation shall be required. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-11 August 2007 Unidentified Pipes HM-76 Prior to issuance of a grading permit, the terminus of all existing, unidentified metal pipes within an individual property shall be defined (as applicable). Should a UST be present in association with such pipes, the UST shall be removed and properly disposed of offsite at an approved landfill facility. Once the UST is removed, a visual inspection of the areas beneath and around the removed UST shall be performed. Any stained soils observed underneath the UST shall be sampled. As a result of sampling (if necessary), the identified level of remediation shall be required. Pole-mounted Transformers HM-87 Transformers and/or hydraulic lifts to be relocated during site construction/demolition shall be conducted under the supervision of the local utility purveyor to identify property-handling procedures regarding potential PCBs. Stained Concrete/Asphalt HM-98 Prior to issuance of a grading permit, any stained concrete/asphalt shall be removed and disposed of offsite at an appropriate permitted facility. Once removed, exposed soils shall be visually observed to confirm the presence/absence of staining (an indication of contamination migration into the subsurface). If observed, stained soils shall be segregated and tested to identify appropriate remedial activities if necessary which shall then be implemented. Above Ground Storage Tanks HM-10 9 Prior to issuance of a grading permit, onsite ASTs shall be removed and properly disposed of offsite at an approved landfill facility. Once the ASTs are removed, a visual inspection of the areas beneath and around the removed ASTs shall be performed. Stained soils observed underneath the ASTs shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. Unidentified Soil/Gravel Piles HM-11 10 Prior to issuance of a grading permit, onsite soil/gravel piles shall be removed from each individual property and properly disposed of. Due to the unknown origin of the soil/gravel piles, the piles shall be sampled and tested for hazardous materials. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. High Pressure Gas Line HM-12 11 Prior to any excavation within the Ponto Area, the exact location of the high- pressure gas line shall be defined prior to the commencement of construction. Any activities occurring within the gas line easement shall be conducted pursuant to applicable guidelines and regulations. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-12 August 2007 Storage Units HM-13 12 Prior to demolition, the interior of the onsite storage units shall be visually inspected prior to removal. The storage units shall be removed and properly disposed of offsite at an approved landfill facility. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. Concrete Foundation HM-14 13 Prior to issuance of a grading permit, the affected owner shall remove the existing concrete foundation in the northern portion of the development area and properly dispose of it at an approved offsite landfill facility. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. Soil Sampling HM-15a 14a Prior to the issuance of a grading permit, where surficial staining is visible associated with the automobile and storage areas, soils shall be excavated to determine the exact vertical extent of the contamination (if any). If during soil removal, evidence of petroleum products appears to continue below the ground surface, sampling shall be performed to characterize the extent of contamination and identify appropriate remedial measures that shall be implemented. HM-15b 14b If directed by the City, prior to issuance of a grading permit, individual landowners shall contract with a certified Phase II/III specialist to conduct soil sampling to identify any pesticide residues in the soil related to historic agricultural uses onsite. The sampling will determine if pesticide concentrations exceed established regulatory requirements and will identify proper handling procedures that shall be required. HM-15c 14c Prior to issuance of a grading permit, construction in which the soil around the historic railway alignment is to be disturbed shall be conducted under the purview of the local regulatory agency to identify presence of gasoline, diesel, and/or creosote within the soils and to identify proper handling procedures. A visual inspection of the areas beneath and around the removed area shall be performed. Any stained soils observed underneath the adjacent area shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that shall be required. Construction Activities HM-16 15 If unknown wastes or suspect materials are discovered during construction on individual properties that are believed to involve hazardous waste/materials, the contractor shall: Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area; Notify the Project Engineer of the implementing Agency; HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-13 August 2007 Secure the areas as directed by the Project Engineer; and, Notify the implementing Agency’s Hazardous Waste/Materials Coordinator. 5.4.5 Impact After Mitigation Implementation of Mitigation Measures would reduce potential impacts related to hazards and hazardous materials to less than significant. Removal and/or treatment of hazards or hazardous materials discovered onsite (or offsite) during future site improvement or construction activities would be completed as applicable and in conformance with the proposed Mitigation Measures. Implementation of the appropriate mitigation measures would be the responsibility of the individual property owners within the Ponto Area and would occur prior to any improvement activities on individual properties in the future. Implementation of Mitigation Measures HM-1 to HM-15 would reduce potential impacts related to hazards and hazardous materials to less than significant. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-14 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. HAZARDS AND HAZARDOUS MATERIALS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.4-15 August 2007 Figure 5.4-1 Phase I ESA - Overview Map □ Target Property • Sites at elevations higher than or equal to the target property • Sites at elevations lower than the target property .1 Manufactured Gas Plant& □ National Priority List Sites □ Landfill Sites CJ Dept Defense Sites CONSU LTING 2St0l 951/l 951 uo2,.a1 [/,wOMllll'(tl lmOKt LJ Indian Reservations BIA N Power transmission lines N Oil & Gas pipelines • National Wetland Inventory fflffll Areas of Concern 112 Phase I -ESA Overview Map Ponto Beachfront Village Vision Plan EIR 2 lllles CD Figure 5.4-1 NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-1 August 2007 5.5 NOISE The purpose of this section is to analyze project-related noise source impacts onsite and to surrounding land uses; refer to Appendix F. This section evaluates short-term construction related impacts, as well as future buildout conditions. Mitigation measures are also recommended to avoid or lessen potential noise impacts. Information in this section was obtained from the City of Carlsbad General Plan and the City of Carlsbad Municipal Code. For the purposes of mobile source noise modeling and contour distribution, traffic data contained in the Traffic Impact Analysis was utilized; refer also to Section 5.6 and Appendices G-1 and G-2. 5.5.1 Existing Conditions 5.5.1.1 Noise Scales and Definitions Human response to sound is highly individualized. Annoyance is the most common issue regarding community noise. The percentage of people claiming to be annoyed by noise will generally increase with the environmental sound level. However, many factors will also influence people’s response to noise. The factors can include the character of the noise, the variability of the sound level, the presence of tones or impulses, and the time of day of the occurrence. Additionally, non-acoustical factors, such as the person’s opinion of the noise source, the ability to adapt to the noise, the attitude towards the source and those associated with it, and the predictability of the noise, will all influence people’s response. As such, response to noise varies widely from one person to another and with any particular noise, individual responses will range from “not annoyed” to “highly annoyed.” Sound is described in terms of the loudness (amplitude) of the sound and frequency (pitch) of the sound. The standard unit of measurement of the loudness of sound is the decibel (dB). Many methods have been developed for evaluating community noise to account for, among other things: The variation of noise levels over time; The influence of periodic individual loud events; and, The community response to changes in the community noise environment. Since the human ear is not equally sensitive to sound at all frequencies, a special frequency- dependent rating scale has been devised to relate noise to human sensitivity. The A-weighted decibel scale (dBA) performs this compensation by discriminating against frequencies in a manner approximating the sensitivity of the human ear; refer to Table 5.5-1. Community noise levels can be described in terms of the community noise equivalent level (CNEL). The CNEL is the average A-weighted sound level during a 24-hour day. It is obtained by adding five dBA to sound levels in the evening hours (7 P.M. to 10 P.M.) and by adding 10 dBA to sound levels during the nighttime (10 P.M. to 7 A.M.). The 5- and 10-dBA penalties are applied to take into account for increased noise sensitivity during evening and nighttime hours. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-2 August 2007 Decibels are based on the logarithmic scale. The logarithmic scale compresses the wide range in sound pressure levels to a more usable range of numbers in a manner similar to the Richter scale used to measure earthquakes. In terms of human response to noise, a sound 10 dBA higher than another is judged to be twice as loud, and 20 dBA higher four times as loud, and so forth. Everyday sounds normally range from 30 dBA (very quiet) to 100 dBA (very loud). Examples of various single-event sound levels in different environments are illustrated on Figure 5.5-1. 5.5.1.2 Sensitive Receptors Human response to noise varies widely depending on the type of noise, time of day and sensitivity of the receptor. The effects of noise on humans can range from temporary or permanent hearing loss to mild stress and annoyance due to such things as speech interference and sleep deprivation. Prolonged stress, regardless of the cause, is known to contribute to a variety of health disorders. Noise, or the lack of it, is a factor in the aesthetic perception of some settings, particularly those with religious or cultural significance. Certain land uses are particularly sensitive to noise, including schools, hospitals, rest homes, long- term medical and mental care facilities, and parks and recreation areas. Residential areas are also considered noise sensitive, especially during the nighttime hours. The Ponto Area is surrounded primarily by residential uses to the north and east of the site. To the south of the site is the Batiquitos Lagoon and to the west is the South Carlsbad State Beach. The nearest hospital to the project site is the Kaiser Permanente Medical Center, which is located approximately less than half a mile north of the Ponto Area. There are no additional sensitive receptors within the immediate area of the proposed project. 5.5.1.3 Ambient Noise Measurements In order to quantify existing ambient noise levels in the project area, RBF Consulting conducted noise measurements on July 5, 2006; refer to Table 5.5-2. The noise measurement sites were representative of typical existing noise exposure within and immediately adjacent to the project site; refer to Figure 5.5-2. Fifteen-minute measurements were taken at each site, between 8:15 A.M. and 10:45 A.M. Meteorological conditions were typical, with light wind speeds (0 to 5 miles per hour), low humidity and clear skies. Noise monitoring equipment used for the ambient noise survey consisted of a Larson Davis Laboratories Model LDL 820 sound level analyzer equipped with a Larson Davis Random Incidence Model 2561 microphone. The instrumentation was calibrated prior to use with a Larson Davis Model CAL250 acoustical calibrator to ensure the accuracy of the measurements, and complies with applicable requirements of the American National Standards Institute (ANSI) for Type I (precision) sound level meters. The results of the field measurements are indicated in Appendix D of Appendix F of this EIR. Existing measured noise levels range from approximately 48.3 dBA to 59.8 dBA. Mobile Sources Vehicular Noise In order to assess the potential for mobile source noise impacts, it is necessary to determine the noise currently generated by vehicles traveling through the project area. The existing roadway noise levels in the vicinity of the project site were projected. Noise models were NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-3 August 2007 run using the Federal Highway Administration’s Highway Noise Prediction Model (FHWA RD-77-108) together with several roadway and site parameters. These parameters determine the projected impact of vehicular traffic noise and include the roadway cross-section (e.g., number of lanes), roadway width, average daily traffic (ADT), vehicle travel speed, percentages of auto and truck traffic, roadway grade, angle-of-view and site conditions (“hard” or “soft”). The model does not account for ambient noise levels (i.e., noise from adjacent land uses) or topographical differences between the roadway and adjacent land uses. Noise projections are based on modeled vehicular traffic as derived from the project Traffic Impact Study. A 25 to 50 mile per hour (mph) average vehicle speed was assumed for existing conditions based on empirical observations and posted maximum speeds along the adjacent roadways. ADT estimates were obtained from the project Traffic Impact Study; refer to Appendix G of the EIR. Existing modeled traffic noise levels can be found in Table 5.5-3. As shown in Table 5.5-3, noise within the area from mobile noise ranges from 57.0 dBA to 73.5 dBA. Airport Noise The nearest airport located to the proposed project is the McClellan-Palomar Airport, which is located approximately 2.5 miles northeast of the site. According to City’s Noise Guidelines Manual, the Ponto Area is located outside of the airport’s 60 dBA CNEL; refer to Table 5.5- 1. Therefore, the site would not be significantly impacted by airport operations. Railroad Noise The Ponto Area is bordered to the east by the San Diego Northern Railroad, which runs parallel to the coastline. Currently, AMTRAK operates several daily passenger trains between San Diego and Los Angeles. Additionally, a number of freight trains pass through Carlsbad daily, some after 5:00 P.M. It has been anticipated within the City’s General Plan, up to 20 commuter trains may travel through the City at high speeds on a daily basis. Some trains may also pass during evening and nighttime hours. Stationary Noise Sources The Ponto Area is largely vacant, with the exception of the residential/commercial uses in the northern portion of the Ponto Area. Surrounding uses generally include residential, recreational, and parking uses. The primary sources of stationary noise in the project vicinity are generally urban-related activities (i.e., mechanical equipment, parking areas, conversations and recreational areas). The noise associated with these sources may represent a single event noise occurrence, short-term or long-term/continuous noise. 5.5.1.4 Regulatory Setting It is difficult to specify noise levels that are generally acceptable to everyone; what is annoying to one person may be unnoticed by another. Standards may be based on documented complaints in response to documented noise levels, or based on studies of the ability of people to sleep, talk or work under various noise conditions. All such studies, however, recognize that individual responses vary considerably. Standards usually address the needs of most of the general population. This section summarizes the laws, ordinances, regulations and standards that are applicable to the project. Regulatory requirements related to environmental noise are typically NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-4 August 2007 promulgated at the local level. However, Federal and state agencies provide standards and guidelines to the local jurisdictions. State of California Guidelines California Environmental Quality Act CEQA was enacted in 1970 and requires that all known environmental effects of a project be analyzed, including environmental noise impacts. Under CEQA, a project has a potentially significant impact if the project exposes people to noise levels in excess of standards established in the local general plan or noise ordinance. Additionally, under CEQA, a project has a potentially significant impact if the project creates a substantial increase in the ambient noise levels in the project vicinity above levels existing without the project. If a project has a potentially significant impact, mitigation measures must be considered. If mitigation measures to reduce the impact to less than significant levels are not feasible due to economic, social, environmental, legal or other conditions, the most feasible mitigation measures must be considered. California Government Code California Government Code Section 65302 (f) mandates that the legislative body of each county and city adopt a noise element as part of their comprehensive general plan. The local noise element must recognize the land use compatibility guidelines established by the State Department of Health Services, as shown in Table 5.5-4. The guidelines rank noise land use compatibility in terms of “normally acceptable,” “conditionally acceptable,” “normally unacceptable,” and “clearly unacceptable” noise levels for various land use types. Single-family homes are “normally acceptable” in exterior noise environments up to 60 dBA CNEL and “conditionally acceptable” up to 70 dBA CNEL. Multiple-family residential uses are “normally acceptable” up to 65 dBA CNEL and “conditionally acceptable” up to 70 dBA CNEL. Schools, libraries and churches are “normally acceptable” up to 70 dBA CNEL, as are office buildings and business, commercial and professional uses. City of Carlsbad General Plan The City of Carlsbad has established noise guidelines in the Noise Element of the City's General Plan (City of Carlsbad 1995). These limits are applicable to transportation noise sources. The noise guidelines identify compatible exterior noise levels for various land use types. Residential land uses are considered normally acceptable up to 60 dBA CNEL. Commercial land uses are considered normally acceptable up to 65 dBA CNEL and conditionally acceptable up to 75 dBA CNEL. General industrial and utility uses are considered normally acceptable up to 70 dBA CNEL and conditionally acceptable up to 80 dBA CNEL. The following goals and objectives were taken from the City of Carlsbad General Plan Noise Element: NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-5 August 2007 Land Use A. Goal A.1 A City where land uses are not significantly impacted by noise. A.2 A City with industrial and commercial land uses which do no produce significantly adverse noise impacts. A.3 A City which controls mobile sources of noise to help assure that mobile noise sources do not substantially contribute to the noise environment. B. Objectives B.1 To achieve noise compatibility between industrial/commercial and surrounding land uses and achieve an acceptable noise environment in industrial/commercial areas. B.2 To achieve noise impact compatibility between land uses through the land use planning/development review process. B.3 To actively control mobile noise violations. Circulation A. Goal To provide a roadway system that does not subject surrounding land uses to significantly adverse noise levels. B. Objectives To design and manage all roadways to maintain acceptable noise levels. Airport A. Goal A City that achieves long-term compatibility between the airport and surrounding land use. B. Objectives B.1 To minimize noise impacts on City residents, the City has planned for non- residential land uses within the 65 dBA CNEL Noise Contour of McClellan- Palomar Airport. Rail A. Goal Noise from railroad travel through Carlsbad is not disruptive to adjacent land uses and activities. B. Objectives To develop, maintain and manage a mitigation program for railroad noise. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-6 August 2007 Municipal Code The City of Carlsbad Municipal Code, Section 8.48.010 (Limitation of Hours for Construction) regulates construction noise by limiting the hours of operation. Construction activities are allowed on Monday through Friday between the hours of 7:00 A.M. to sunset and on Saturdays from 8:00 A.M. to sunset, excluding Sundays and legal holidays. The City does not have quantitative noise level limits (i.e., limits based on sound levels) for general nuisance noise, such as that associated with stationary equipment located on private property. Noise Guidelines Manual The City of Carlsbad also provides a Noise Guidelines Manual (dated September 1995), that establishes the noise standards and criteria for analyzing noise impacts within the City. The Noise Guidelines Manual includes policies from the General Plan that focuses on land use and noise compatibility policies of Carlsbad. The proposed project has been analyzed per the guidance and methodologies provided within the Noise Guidelines Manual. 5.5.2 Thresholds for Determining Significance Appendix G of the CEQA Guidelines contains analysis guidelines related to the assessment of noise impacts. These guidelines have been utilized as thresholds of significance for this analysis. As stated in Appendix G, a project would create a significant environmental impact if it would: Expose persons to, or generate, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies; Expose persons to or generate excessive ground borne vibration or ground borne noise levels; Result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project; Result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project; For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels; or, For a project within the vicinity of a private airstrip, expose people residing or working in the project area to excessive noise levels. 5.5.2.1 Carlsbad Noise Criteria According the City of Carlsbad Noise Guidelines Manual, the following criteria is used by the City of Carlsbad to determine if projects would cause significant impacts: Increase existing noise levels, by more than 3 dBA CNEL; Expose people to noise levels above 85 dBA, which are considered hazardous; Establish residential uses in areas within or 500 feet beyond the 60 dBA CNEL noise contour line of the Noise Contour Maps approved as part of the General Plan; and, NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-7 August 2007 Create a noise/land-use conflict pursuant to Figure IV-2 Land Use Compatibility for Community Noise Environments; refer to Table 5.5-4. 5.5.3 Environmental Impact 5.5.3.1 Short-Term (Construction) Impacts As properties within the Ponto Area are all privately owned, development of the area will take place incrementally as individual property owners choose to undertake development or redevelopment activities. Therefore, a scheduled construction-phasing plan has not been established for the project. Construction activities generally have a short and temporary duration, lasting from a few days to a period of several months. Ground-borne noise and other types of construction- related noise impacts would typically occur during the initial site preparation, which can create the highest levels of noise; but is also generally the shortest of all construction phases. High ground-borne noise levels and other miscellaneous noise levels can be created by the operation of heavy-duty trucks, backhoes, bulldozers, excavators, front-end loaders, compactors, scrapers, and other heavy-duty construction equipment. Table 5.5-5 indicates the anticipated equipment noise levels during construction on individual ownerships within the Ponto Area. In order to estimate the “worst case” construction noise levels, the combined construction equipment noise levels have been calculated for the grading/excavation phases; refer to Table 5.5-6. Operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Other primary sources of acoustical disturbance would be random incidents, which would last less than one minute (such as dropping large pieces of equipment or the hydraulic movement of machinery lifts). Impact N-1 The nearest existing noise-sensitive (residential) uses are located approximately 100 feet north of the Ponto Area. According to Table 5.5-6, noise levels could reach approximately 88 dBA at 100 feet from construction equipment. Therefore, proposed construction activities could potentially exceed 85 dBA, which would be considered significant per the Carlsbad Significance Criteria; refer to Section 5.5.2.1. To reduce potential impacts from construction noise, Mitigation Measure N-1 would be implemented, which includes such measures as engine muffling, placement of construction equipment, and strategic stockpiling and staging of construction vehicles. Impact N-2 Future construction within the Ponto Area could also result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above existing levels if construction were to occur outside of hours established by the City for such activities. To reduce such impacts from construction noise, Mitigation Measure N-2 would be implemented, which would require project compliance with the City’s Municipal Code, which limits construction activities to Monday through Friday between the hours of 7:00 A.M. to sunset and on Saturdays from 8:00 A.M. to sunset, excluding Sundays and legal holidays. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-8 August 2007 5.5.3.2 Long-term (Mobile) Impacts Future development within the Ponto Area would result in additional traffic on adjacent roadways, thereby increasing vehicular noise in the vicinity of existing and proposed land uses. Six scenarios were modeled based on the Traffic Impact Analysis: Existing With and Without Project, Year 2010 With and Without Project (see Section 7.0 for additional discussion), and Year 2030 With and Without Project. As previously discussed, an increase of three dBA or greater in noise levels occurring from project-related activities would be significant based upon the City of Carlsbad Noise Guidelines Manual. The noise level (dBA at 100 feet from centerline) depicts what would typically be heard 100 feet perpendicular to the roadway centerline. Existing Conditions As indicated in Table 5.5-7, under the “Existing” scenario, noise levels at a distance of 100 feet from centerline of roadways in the surrounding area (and considered in the noise analysis) range from approximately 56.3 dBA to 73.7 dBA. The highest noise levels under “Existing” conditions would occur along Palomar Airport Road between El Camino Real and El Fuerte. Similar to the “Existing” scenario, under the “Existing With Project” scenario noise levels at a distance of 100 feet from the centerline would range from approximately 56.5 dBA to 73.8 dBA. The highest noise levels under future with project conditions would occur along Palomar Airport Road between El Fuerte Road and Melrose Road. Table 5.5-7 also compares the “Existing” scenario to the “Existing With Project” scenario. With development of the Ponto Area, noise levels along Poinsettia Lane between Carlsbad Boulevard and Avenida Encinas would increase by a maximum of 2.4 dBA. Based on the City of Carlsbad Noise Guidelines, an increase of 3.0 dBA would be considered significant. Therefore, noise levels under the Existing With Project scenario would be less than significant. Year 2010 Conditions Table 5.5-8 provides the anticipated noise levels for the With and Without Project scenarios in Year 2010, which is discussed herein to provide a comparison with Year 2030 conditions (see below). According to Table 5.5-8, under the “2010 Without Project” scenario, noise levels at a distance of 100 feet from centerline of roadways in the surrounding area (and considered in the noise analysis) would range from approximately 59.2 dBA to 74.7 dBA. Similar to “Existing Conditions,” the highest noise levels would occur along Palomar Airport Road between El Camino Real and El Fuerte Road. Table 5.5-8 also illustrates that with development of the Ponto Area, noise levels would increase by a maximum of 10 dBA along Poinsettia Lane between Carlsbad Boulevard and Avenida Encinas. As with the “Existing Conditions” scenarios, impacts associated with this increase would be less than significant. Based on the City of Carlsbad Noise Guidelines Manual, an increase of less than 3.0 dBA would be considered less than significant. Therefore, noise levels resulting from the proposed project during Year 2010 conditions would be less than significant. Year 2030 Conditions As shown in Table 5.5-9, under the “2030 Without Project” scenario, noise levels at a distance of 100 feet from centerline of roadways in the surrounding area (and considered in the noise analysis) would range from approximately 59.6 dBA to 75.0 dBA. The highest NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-9 August 2007 noise levels would occur along Palomar Airport Road, between El Camino Real to El Fuerte and from El Fuerte to Melrose. Year 2030 traffic volumes were developed using the San Diego Association of Governments (SANDAG) travel demand model. Thus, to develop a “Year 2030 No Project” condition, the Ponto Vision Plan trips were subtracted from the “Year 2030 With Project” condition. This leads to an inherent difference in the calculation of projected traffic volumes between the Year 2030 and Year 2010 scenarios (see Section 7.0 for additional discussion), as the Year 2010 background volumes did not include the Ponto Vision Plan trips. Thus, by doing a comparison of the traffic volumes in Tables 5.5-8 and 5.5-9, traffic volumes Year 2030 appear less than Year 2010 for many roadway segments. Under the “2030 With Project” scenario, noise levels at a distance of 100 feet from the centerline of roadways in the surrounding area (and considered in the noise analysis) are forecast to range from approximately 59.6 to 75.1 dBA. In Table 5.5-9, the “2030 With Project” scenario would result in an increase of 3.2 dBA along Poinsettia Lane between Carlsbad Boulevard and Avenida Encinas and Avenida Encinas to Interstate 5 (I-5) freeway, with traffic volumes increasing from 6,278 trips to 13,200 trips for both segments. However, as noted in Table 5.5-8 for Year 2010 conditions, background traffic volumes along these same segments are 40 to 75 percent higher and experience the same increase of 6,822 trips. Yet, under Year 2010 conditions, the noise level increase is 1.1 dBA for Avenida Encinas to the I-5, and 2.2 dBA for Carlsbad Boulevard to Avenida Encinas. A primary reason that the segments increased by 3.2 dBA under Year 2030 conditions is that the acoustical model interpreted the traffic volumes as doubling, which roughly leads to a 3 dBA increase. However, as the model has a margin of error of roughly 0.3 dBA and the higher traffic volumes did not produce a significant impact under Year 2010, impacts are concluded to be less than significant for Year 2030. Onsite Vehicular Noise Impact N-3 Carlsbad Boulevard borders the Ponto Area to the west while Avenida Encinas bisects the Ponto Area in the southern portion. According to Table 5.5-9, Carlsbad Boulevard would result in noise levels ranging from 69.3 dBA CNEL to 68.9 dBA CNEL in Year 2030. Avenida Encinas would result in noise levels ranging from 59.6 dBA CNEL to 63.2 dBA CNEL. According to the Vision Plan, proposed land uses bordering Carlsbad Boulevard would include commercial land uses such as retail and restaurants, live/work areas, townhomes, and hotels. Along Avenida Encinas, residential homes, retail, and hotel uses have been proposed. In addition, noise may be generated by vehicles traveling to and from uses within the Ponto Area. As indicated in the Noise Guidelines Manual, 60 dBA CNEL is the exterior noise level and 45 dBA CNEL is the interior noise level to which residential uses must be mitigated. Therefore, noise impacts from vehicular noise may be potentially significant and mitigation would be required. Noise attenuation such as sound walls and upgraded insulation standards for residential units may be necessary to provide shielding of sensitive receptors from vehicular activity. As stated in Mitigation Measure N-3, prior to the future development of residential units along Carlsbad Boulevard and Avenida Encinas, an acoustical noise analysis shall be required to ensure that exterior and interior noise levels are met. Therefore, noise impacts from onsite vehicular noise may be potentially significant and mitigation would be required. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-10 August 2007 Railroad Operations As previously discussed above, the SDNR borders the Ponto Area to the east. The railroad is used by freight trains and AMTRAK, which operates several daily passenger trains between San Diego and Los Angeles. The surrounding land uses (existing and future) adjacent to the railroad would consist of mixed-use retail, live/work areas, residential neighborhoods, and hotels. Table 5.5-11 divides the Ponto Area into areas A through I and provides the proposed land uses within each area. According to the Vision Plan, Areas A, C, D, and E would be located adjacent to the SDNR; refer to Tabl 5.5-11. Railroad noise levels were calculated using the U.S. Department of Housing and Urban Development Noise Assessment guidelines. Modeling was conducted for freight trains and high-speed trains to determine the noise levels resulting from the types of trains currently utilizing the railroad. Based on the anticipated data from the City’s General Plan, 20 trains were modeled. The following assumptions were utilized in the analysis of rail operations: 20 Trains (15 during the daytime hours, 5 during nighttime hours); 50 miles per hour; 74-foot long power car; and, 63-foot long freight car. Table 5.5-10 illustrates the noise levels that would potentially be experienced within the Ponto Area. Based on the noise modeling performed, the maximum noise level that would be experienced at the project site at 100 feet from the centerline of the tracks is 60 dBA CNEL. In order to calibrate the model, the noise measurements listed in Table 5.5-2 were used. Noise Measurement 5 as shown in Figure 5.5-2 was taken approximately 100 feet from the railroad centerline. As shown in Table 5.5-2, the noise level recorded as a train passed by the project site was 59.8 dBA. Therefore, the noise measurements are consistent with the modeled railroad noise. Noise levels at the project site are below the City of Carlsbad noise standards of 60 dBA CNEL, and therefore would not be considered a significant impact to the proposed residential unit within Plan Area D; refer to Table 5.5-11. No additional mitigation is required. 5.5.3.3 Long-Term (Stationary) Noise Impacts Land uses intended for the area include residential homes, specialty retail, hotel facilities, retail, and a park. Noise associated with operational activities of mixed-use development is typically generated by the following sources: Trucks traveling on the site, to and from loading docks; Mechanical equipment (air conditioners, trash compactors, emergency generators, etc.); Typical parking lot activities (i.e., parking lot traffic and car door slamming); and, Landscape maintenance. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-11 August 2007 Mechanical Equipment Mechanical equipment, such as generators, pool pumps, trash compactors, heating, ventilation and air conditioning (HVAC) units would be included as part of the proposed project. Mechanical equipment would typically be utilized in commercial areas and hotels. However the greatest mechanical noise is anticipated to be generated at the proposed hotels, as they typically require large HVAC units. Noise generated from mechanical equipment could significantly impact residential uses and other sensitive receptors within the project vicinity by exceeding the City’s 60 dBA CNEL exterior noise standard for residential units. Noise levels from mechanical equipment would be minimized with implementation of mitigation requiring the orientation of equipment away from any sensitive receptors, proper selection of equipment, and installation of equipment with proper acoustical shielding. Once development plans are finalized, each individual project would be required to perform further acoustical analysis to ensure City standards are met. Loading Docks & Slowly Moving Trucks (Deliveries) Typically, a medium 2-axle truck used to make deliveries can generate a maximum noise level of 75 dBA at a distance of 50 feet. These are levels generated by a truck operated by an experienced “reasonable” driver with typically applied accelerations. Higher noise levels may be generated by the excessive application of power. Lower levels may be achieved, but would not be considered representative of a nominal truck operation. Future uses within the Ponto Area are not anticipated to require a significant amount of truck deliveries. The balance of deliveries for the entire commercial center would consist of vendor deliveries in vans and would be somewhat infrequent and irregular as the retail center is not a “daily needs” type center. The noise associated with one large truck delivery and smaller cargo vans would not result in a significant amount of truck trips to increase noise within the Ponto Area. Additionally, most deliveries would occur during daytime hours. Therefore, this issue is considered less than significant. Noise sources at loading docks may include maneuvering and idling trucks, truck refrigeration units, fork lifts, banging and clanging of equipment (i.e., hand carts and roll-up doors), noise from public announcement (P.A.) systems, and voices of truck drivers and employees. The maximum noise level associated with loading docks is typically 73 dBA at 75 feet. The Ponto Vision Plan proposes commercial uses, as described above, that may contain loading docks. Noise generated by loading docks could exceed the City’s 60 dBA CNEL noise standard for residential and/or other sensitive noise receptors. However, since future development land uses are not anticipated to require significant truck deliveries, impacts are anticipated to be less than significant. Overall Stationary Noise Impact N-4 Residential neighborhoods are considered sensitive receptors, and noise attenuation would be necessary to ensure that the City’s 60 dBA CNEL exterior and 40 dBA CNEL interior noise standards are met. As previously mentioned, noise attenuation such as sound walls and upgraded insulation standards for residential units may be necessary to provide shielding from noise generated by future hotel, retail or restaurant uses generating stationary noise. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-12 August 2007 Mechanical equipment, such as generators, pool pumps, trash compactors, heating, ventilation and air conditioning (HVAC) units would be included as part of the proposed project. Mechanical equipment would typically be utilized in commercial areas and hotels. However the greatest mechanical noise is anticipated to be generated at the proposed hotels, as they typically require large HVAC units. Noise generated from mechanical equipment could significantly impact residential uses and other sensitive receptors within the project vicinity by exceeding the City’s 60 dBA CNEL exterior noise standard for residential units. Noise levels from mechanical equipment would be minimized with implementation of mitigation requiring the orientation of equipment away from any sensitive receptors, proper selection of equipment, and installation of equipment with proper acoustical shielding. Once development plans are finalized, each individual project would be required to perform further acoustical analysis to ensure City standards are met. Possible mitigation measures to attenuate noise at sensitive receptors would include installation of sound barriers or parapets around HVAC units, provision of a buffer or setback from the property line, or the development of delivery schedules occurring only during daylight hours, to reduce effects of trucks traveling through residential neighborhoods. However, it would be necessary for a qualified acoustical consultant to prepare a focused acoustical report, prior to approval of site plans for any future residential uses within Ponto Area. Impacts resulting from overall stationary noise would be considered potentially significant and mitigation would be required. Parking Areas Traffic associated with parking lots is typically not of sufficient volume to exceed community noise standards, which are based on a time-averaged scale such as the CNEL scale. However, the instantaneous maximum sound levels generated by a car door slamming, engine starting up and car pass-bys may be an annoyance to adjacent noise-sensitive receptors. Typical noise levels generated by parking areas are an estimated 70 dBA at 50 feet from the source during peak events (this is an “instantaneous” or peak noise level). Parking lot noise would also be partially masked by background noise from adjacent roads and typical community noise sources. Conversations in parking areas may also be an annoyance to adjacent sensitive receptors. Sound levels of speech typically range from 33 dBA at 48 feet for normal speech to 50 dBA at 50 feet for very loud speech. As noise generated within parking areas would be single-event and therefore temporary, impacts are considered to be less than significant. Overall Stationary Noise Impact N-4 Residential neighborhoods are considered sensitive receptors, and noise attenuation would be necessary to ensure that the City’s 60 dBA exterior and 40 dBA interior noise standards are met. As previously mentioned, noise attenuation such as sound walls and upgraded insulation standards for residential units may be necessary to provide shielding from noise generated by future hotel, retail or restaurant uses generating stationary noise. Possible mitigation measures to attenuate noise at sensitive receptors would include sound barriers or parapets around HVAC units, development of delivery schedules occurring only during daylight hours, or the establishment of truck routes to avoid truck travel through residential neighborhoods. However, it would be necessary for a qualified acoustical consultant to prepare a focused acoustical report, prior to approval of site plans for any future NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-13 August 2007 residential uses within Ponto Area. Therefore, impacts resulting from overall stationary noise would be considered potentially significant and mitigation would be required. 5.5.4 Mitigation Measures 5.5.4.1 Short-Term (Construction) Impacts N-1 For all projects within 1,000 feet of residential neighborhoods, prior to Grading Permit issuance, future developments shall demonstrate to the City of Carlsbad that the project complies with the following: All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers; Construction noise reduction methods such as shutting off idling equipment, installing temporary acoustic barriers around stationary construction noise sources, maximizing the distance between construction equipment staging areas and occupied residential areas, and use of electric air compressors and similar power tools, rather than diesel equipment, shall be used where feasible; During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers; During construction, stockpiling and vehicle staging areas shall be located as far as practical from noise sensitive receptors; Operate earthmoving equipment on the construction site, as far away from vibration sensitive sites as possible; and, Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the job superintendent receives a complaint, appropriate corrective actions shall be implemented and a report of the corrective action taken to the reporting party. N-2 As provided within the City of Carlsbad Municipal Code, Section 8.48.010, construction activities shall occur Monday through Friday between the hours of 7:00 A.M. to sunset and on Saturdays from 8:00 A.M. to sunset, excluding Sundays and legal holidays. 5.5.4.2 Long-Term (Mobile) Impacts N-3a Prior to Final Development Plan final discretionary development approval, for future developments within the Ponto Area, subsequent noise studies developers within the Ponto Area shall prepare a site-specific noise analysis shall be prepared to the satisfaction of the City of CarlsbadDirector of Planning, which demonstrates that mobile noise sources would not exceed maximum interior noise level criteria established for residential uses in the City General Plan, and that maximum exterior noise levels have been mitigated to the maximum extent feasible. The acoustical reports shall also be prepared pursuant to the City of Carlsbad Noise Guidelines Manual. The analysis shall verify that residences are adequately shielded and/or NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-14 August 2007 located at an adequate distance from mobile noise sources in order to comply with the City’s noise standards. Individual developments shall, to the extent feasible, implement site-planning techniques such as: Increasing the distance between the noise source and the receiver; Using non-noise sensitive structures such as garages to shield noise-sensitive areas; Orienting buildings to shield outdoor spaces from a noise source; Orienting non-noise generating uses toward existing adjacent residential uses; Designating a commercial truck route along Avenida Encinas to minimize Routing potential truck noise along interior roadways by routing such vehicles commercial truck traffic away from more noise-sensitive uses within the Ponto Area. Individual developments shall incorporate architectural design strategies, which reduce the exposure of noise-sensitive spaces to stationary noise sources (i.e., placing bedrooms or balconies on the side of the house facing away from noise sources). These design strategies shall be implemented based on recommendations of acoustical analysis for individual developments as required by the City to comply with City noise standards; Individual developments shall incorporate noise barriers, walls, or other sound attenuation techniques, based on recommendations of acoustical analysis for individual developments as required by the City to comply with City noise standards; and, Elements of building construction (i.e., walls, roof, ceiling, windows, and other penetrations) shall be modified as necessary to provide sound attenuation. This may include sealing windows, installing thicker or double- glazed windows, locating doors on the opposite side of a building from the noise source, or installing solid-core doors equipped with appropriate acoustical gaskets. N-3b Through Site Plan review, and to the satisfaction of the City Director of Planning, the location of driveways and service entrances associated with hotel uses within the Commercial Tourist (CT) zone shall be restricted to locations where such access points are not directly across from existing residential uses. 5.5.4.3 Long-Term (Stationary) Impacts N-4a Electrical and mechanical equipment (i.e., ventilation and air conditioning units) shall be located away from sensitive receptor areas. Additionally, the following considerations should be given prior to installation: proper selection and sizing of equipment, installation of equipment with proper acoustical shielding, and incorporation of the use of parapets into building design. Prior to Final Development Plan approval for future developments within the Ponto Area,final discretionary development approval, developers within the Ponto Area shall prepare a subsequent site-specific noise studies analysis shall be prepared to the satisfaction of the City of NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-15 August 2007 Carlsbad Planning Director, which demonstrates that noise from electrical and mechanical equipment would not exceed maximum interior noise level criteria established for residential uses in the City General Plan and that maximum exterior noise levels have been mitigated to the maximum extent feasible. N-4b A bermed/landscaped buffer shall be provided adjacent to the property boundary between residential uses and commercial uses within areas zoned as Commercial- Tourist (CT) to distance future commercial land uses from existing and future adjacent residential uses. Consistent with the City’s Standard Conditions of Approval, the applicant shall submit, to the satisfaction of the City Planning Director, a Landscape Plan illustrating the buffer and the landscaping proposed. The Landscape Plan shall be consistent with the City’s Landscape Design Manual. 5.5.5 Impact After Mitigation Despite implementation of Mitigation Measures N-1 and N-2, short-term construction activities are anticipated to result in noise levels above 85 dBA. Therefore, per the City’s standards, a significant temporary noise impact could potentially occur during future construction activities. Although Mitigation Measures N-1and N-2 are proposed to reduce noise levels resulting from construction activities, mitigation would not reduce such noise impacts to less than significant. Therefore, this impact would be significant and unavoidable. Mitigation Measure N-3 would reduce long-term (mobile) impacts associated with Impact N- 3 to less than significant. This mitigation measure would ensure that noise levels at residential units remain below the 60 dBA CNEL exterior noise level and the 45 dBA CNEL interior noise level criteria. Mitigation Measure N-3 would require that for future development of residential units along Carlsbad Boulevard or Avenida Encinas, an acoustical noise analysis be prepared to ensure that exterior and interior noise level requirements are met. In addition, to reduce potential noise impacts resulting from vehicles traveling to and from the area designated as Garden Hotel, the location of driveways and service entrances associated with hotel uses within the Commercial Tourist (CT) zone would be restricted to locations where such access points are not directly across from existing residential uses. Through compliance with Mitigation Measure N-3, impacts associated with roadway noise would be mitigated to less than significant. Mitigation Measure N-4 would reduce long-term (stationary) impacts associated with Impact N-4 to less than significant. This mitigation measure would require that design measures be implemented to reduce potential noise impacts from electrical and mechanical equipment (i.e., ventilation and air conditioning units) on sensitive receptor areas. With such measures as consideration for the selection and sizing of equipment or incorporation of the use of parapets into building design, noise impacts resulting from the operation of such equipment would be reduced to less than significant. In addition, to further reduce potential noise impacts to less than significant, a bermed/landscaped buffer would be required within areas zoned as Commercial-Tourist (CT) to distance future land uses (Garden Hotel) from existing adjacent residential uses. The buffer would provide additional separation from proposed development and the existing residential uses across Ponto Road. With such measures as consideration for the selection and sizing of equipment or incorporation of the use of parapets into building design, noise impacts resulting from the operation of such equipment would be reduced to less than significant. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-16 August 2007 If the City of Carlsbad approves the EIR for the Ponto Beachfront Village Vision Plan, the City shall be required to cite their findings in accordance with Section 15091 of CEQA and prepare a Statement of Overriding Considerations in accordance with Section 15093 of CEQA. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-17 August 2007 Table 5.5-1 Noise Descriptors Term Definition Decibel (dB) The unit for measuring the volume of sound equal to 10 times the logarithm (base 10) of the ratio of the pressure of a measured sound to a reference pressure (20 micropascals). A-Weighted Decibel (dBA) A sound measurement scale that adjusts the pressure of individual frequencies according to human sensitivities. The scale accounts for the fact that the region of highest sensitivity for the human ear is between 2,000 and 4,000 cycles per second (hertz). Equivalent Sound Level (Leq) The sound level containing the same total energy as a time varying signal over a given time period. The Leq is the value that expresses the time averaged total energy of a fluctuating sound level. Maximum Sound Level (Lmax) The highest individual sound level (dBA) occurring over a given time period. Minimum Sound Level (Lmin) The lowest individual sound level (dBA) occurring over a given time period. Community Noise Equivalent Level (CNEL) A rating of community noise exposure to all sources of sound that differentiates between daytime, evening, and nighttime noise exposure. These adjustments are +5 dBA for the evening, 7:00 P.M. to 10:00 P.M., and +10 dBA for the night, 10:00 P.M. to 7:00 A.M. The CNEL is a calculated average over a 24-hour period. Day/Night Average (Ldn) The Ldn is a measure of the 24-hour average noise level at a given location. It was adopted by the U.S. Environmental Protection Agency (EPA) for developing criteria for the evaluation of community noise exposure. It is based on a measure of the average noise level over a given time period called the Leq. The Ldn is calculated by averaging the Leq’s for each hour of the day at a given location after penalizing the “sleeping hours” (defined as 10:00 P.M. to 7:00 A.M.), by 10 dBA to account for the increased sensitivity of people to noises that occur at night. Source: Cyril M. Harris, Handbook of Noise Control, 1979. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-42 August 2007 BLANK PAGE PLACEHOLDER NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-18 August 2007 Table 5.5-2 Noise Measurements Site No. Location Leq (dBA) Time 1 Whitewater Drive 54.1 8:15 A.M. 2 South end of Ponto Drive 56.4 9:00 A.M. 3 Dory Lane and Portage Way 49.1 9:20 A.M. 4 San Luis Drive near San Ramon 48.3 10:15 A.M. 5 Near train tracks, southeast portion of Ponto Area 59.8 10:45 A.M. Source: RBF Consulting, July 5, 2006. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-19 August 2007 Table 5.5-3 Existing Noise Levels Distance from Roadway Centerline to: (Feet) Roadway Segment ADT DBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Carlsbad Boulevard Palomar Airport Rd. to Island Way 14,220 66.9 602 190 60 Island Way to Breakwater 18,134 68.0 768 243 77 Breakwater to Poinsettia 18,641 68.1 789 250 79 Poinsettia to Avenida Encinas 18,853 68.2 988 252 80 Avenida Encinas to La Costa 24,061 69.2 1019 322 102 La Costa to Leucadia 15,900 67.7 673 213 67 South of Leucadia 16,000 67.7 678 214 68 Avenida Encinas Cannon Road to Palomar Airport Road 7,667 61.4 161 51 16 South of Palomar Airport Road 14,220 64.1 299 95 30 North of Poinsettia 4,748 56.3 49 15 5 South of Poinsettia 14,354 62.6 215 68 22 East of Ponto 3,777 57.0 57 18 6 College Blvd./ Aviara Pkwy. North of Palomar Airport Rd. 12,287 66.0 46.3 146 46 Palomar Airport Rd. to Poinsettia 10,524 64.1 300 95 30 Poinsettia to Batiquitos 15,557 64.4 327 104 33 Paseo del Norte North of Palomar Airport Rd. 10,558 61.2 159 50 16 Palomar Airport Rd. to Camino de Las Ondas 10,558 62.8 222 70 22 Camino de Las Ondas to Poinsettia Lane 10,558 62.8 222 70 22 Palomar Airport Road Carlsbad Blvd. to Avenida Encinas 12,203 63.0 226 72 23 Ave Encinas to Paseo del Norte 48,294 68.8 898 284 90 Paseo del Norte to Armada Dr. 52,208 71.5 1715 542 171 Armada Dr. to Hidden Valley Rd. 46,998 73.2 2519 796 252 Hidden Valley Rd. to College Blvd. 46,052 73.1 2467 780 247 College Blvd. to Camino Vida Roble 37,013 72.1 1982 627 198 Camino Vida Roble to El Camino Real 32,878 71.6 1763 557 176 NOISE Table 5.5-3 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-20 August 2007 Distance from Roadway Centerline to: (Feet) Roadway Segment ADT DBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour El Camino Real to El Fuerte 50,438 73.5 2705 855 270 El Fuerte to Melrose 53,603 73.7 2872 908 287 El Camino Real North of Palomar Airport Rd. 33,148 67.0 615 195 62 Palomar Airport Rd. to Camino Vida Roble 32,148 66.9 597 189 60 Camino Vida Roble to Cassia 30,825 66.7 573 181 57 Cassia to La Costa 46,017 73.1 2467 780 247 La Costa to Leucadia 35,932 72.0 1924 608 192 Poinsettia Lane Carlsbad to Avenida Encinas 9,092 60.8 136 43 14 Avenida Encinas to I-5 17,800 63.6 267 84 27 I-5 to Paseo del Norte 20,762 64.3 312 99 31 Paseo del Norte to Batiquitos 29,467 65.7 442 140 44 Batiquitos to Aviara 22,702 67.4 647 205 65 La Costa Avenue Carlsbad to Vulcan 11,200 61.8 168 53 17 Vulcan to I-5 14,981 63.1 225 71 22 I-5 to Piraeus 33,921 66.4 509 161 51 Piraeus to El Camino Real 33,330 71.3 1619 512 162 East of El Camino Real 10,015 63.9 286 90 29 ADT = average daily trips; dBA = A-weighted decibels; CNEL = community noise equivalent level Notes: 1. Traffic data was based upon ADT counts per the Traffic Impact Analysis provided by RBF Consulting, October 2006. 2. Based on the City of Carlsbad Noise Guidelines Manual, the following vehicle mix was utilized: Non Truck Route: 97.89 % Automobiles, 1.83% Medium Trucks, 0.28% Heavy Trucks; and Designated Truck Route: 95.24 % Automobiles, 3.52% Medium Trucks, 0.83% Heavy Trucks. Only Carlsbad Boulevard and Palomar Airport Road were modeled as Designated Truck Routes. All other roadways were modeled as Non Truck Routes. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-21 August 2007 Table 5.5-4 Land Use Compatibility for Community Noise Environments 55 60 65 70 75 80 Land Use Category INTERPRETATION Residential – (all) Single Family, Duplex, Mobile Home, Multi-Family, etc. Transient Lodging – Motel, Hotel School, Library, Church, Hospital, Nursing Home Auditorium, Concert Hall, Amphitheater Sports Arena, Outdoor Spectator Sports Playground, Neighborhood Park Golf Course, Riding Stable, Water Recreation, Cemetery Office Building, Business Commercial, Planned Industrial and Professional General Industrial, Manufacturing, Utilities, Agriculture Normally Acceptable Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements. Conditionally Acceptable New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning sill normally suffice. Normally Unacceptable New construction or development should generally be discouraged. If a new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design. Land Use Discouraged New construction or development should generally not be undertaken. NOTE: McClellan Palomar Airport Noise is regulated by the Airport Comprehensive Land Use Plan (CLUP). See the CLUP for airport noise compatibility guidelines. Source: City of Carlsbad, Noise Guidelines Manual, September 1995. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-22 August 2007 Table 5.5-5 Typical Construction Equipment Noise Levels Equipment Type Typical Average Equipment Noise Level at 100 ft. in dB(A)1 Air Compressor 75 Backhoe 75 Concrete Mixer 75 Concrete Pump 75 Crane 75 Dozer 75 Generator 75 Grader 75 Jackhammer 75 Loader 75 Paver 80 Pneumatic Tools 80 Pump 75 Saws 75 Scraper 80 Tractor 75 Trucks 75 Notes: 1. With noise controls applied. Obtainable by selecting quieter procedures or machines and implementing noise control features such as improved mufflers, use of silencers, shields, shrouds, ducts and engine enclosures. Source: U. S. Environmental Protection Agency, 1971. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-23 August 2007 Table 5.5-6 Combined Construction Equipment Noise Levels Construction Phase & Equipment Avg. Equipment Noise Level @ 100’ Usage Factor1 Avg. Equipment Noise Level @ 100’ with Usage Factor Grading and Excavation 1 Excavator 75 dB(A) 0.08 64 dB(A) 1 Trencher 75 dB(A) 0.4 71 dB(A) 2 Off Highway Trucks 78 dB(A) 0.4 74 dB(A) 1 Tractor/Loader/Backhoe 81 dB(A) 0.4 77 dB(A) Combined 88 dB(A) Notes: 1 Percentage of time equipment is operating at noisiest mode in most used phase on site. Source: U. S. Environmental Protection Agency, 1971. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-24 August 2007 Table 5.5-7 Existing and Existing Plus Project Noise Levels1 Existing Existing Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway Carlsbad Boulevard Palomar Airport Rd. to Island Way 14,220 66.9 602 190 60 15,433 67.2 653 206 65 0.3 Island Way to Breakwater 18,134 68.0 768 243 77 19,347 68.3 819 259 82 0.3 Breakwater to Poinsettia 18,641 68.1 789 250 79 19,854 68.4 840 266 84 0.3 Poinsettia to Avenida Encinas 18,853 68.2 988 252 80 26,888 69.7 1138 360 114 1.5 Avenida Encinas to La Costa 24,061 69.2 1019 322 102 30,883 70.3 1307 413 131 1.1 La Costa to Leucadia 15,900 67.7 673 213 67 17,416 68.1 738 233 74 0.4 South of Leucadia 16,000 67.7 678 214 68 16,910 68.0 716 226 72 0.3 Avenida Encinas Cannon Road to Palomar Airport Road 7,667 61.4 161 51 16 7,667 61.4 161 51 16 0 NOISE Table 5.5-7 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-25 August 2007 Existing Existing Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway South of Palomar Airport Road 14,220 64.1 299 95 30 14,372 64.1 303 96 30 0 North of Poinsettia 4,748 56.3 49 15 5 4,900 56.5 50 16 5 0.2 South of Poinsettia 14,354 62.6 215 68 22 14,506 62.6 218 69 22 0 East of Ponto 3,777 57.0 57 18 6 4,080 57.6 61 19 6 0.6 College Blvd./ Aviara Pkwy. North of Palomar Airport Rd. 12,287 66.0 46.3 146 46 12,742 66.2 481 152 48 0.2 Palomar Airport Rd. to Poinsettia 10,524 64.1 300 95 30 11,737 64.6 335 106 33 0.5 Poinsettia to Batiquitos 15,557 64.4 327 104 33 15,709 64.4 330 104 33 0 Paseo del Norte North of Palomar Airport Rd. 10,558 61.2 159 50 16 10,710 61.3 161 51 16 0.1 Palomar Airport Rd. to Camino de Las Ondas 10,558 62.8 222 70 22 11,164 63.0 235 74 23 0.2 NOISE Table 5.5-7 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-26 August 2007 Existing Existing Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway Camino de Las Ondas to Poinsettia Lane 10,558 62.8 222 70 22 11,164 63.0 235 74 23 0.2 Palomar Airport Road Carlsbad Blvd. to Avenida Encinas 12,203 63.0 226 72 23 12,506 63.1 232 73 23 0.1 Ave Encinas to Paseo del Norte 48,294 68.8 898 284 90 48,597 68.8 902 285 90 0 Paseo del Norte to Armada Dr. 52,208 71.5 1715 542 171 52,511 71.5 1726 546 173 0 Armada Dr. to Hidden Valley Rd. 46,998 73.2 2519 796 252 47,604 73.2 2548 806 255 0 Hidden Valley Rd. to College Blvd. 46,052 73.1 2467 780 247 46,658 73.1 2501 791 250 0 College Blvd. to Camino Vida Roble 37,013 72.1 1982 627 198 38,377 72.3 2057 650 206 0.2 Camino Vida Roble to El Camino Real 32,878 71.6 1763 557 176 34,091 71.8 1825 577 182 0.2 NOISE Table 5.5-7 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-27 August 2007 Existing Existing Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway El Camino Real to El Fuerte 50,438 73.5 2705 855 270 51,196 73.5 2743 867 274 0 El Fuerte to Melrose 53,603 73.7 2872 908 287 54,361 73.8 2912 921 291 0.1 El Camino Real North of Palomar Airport Rd. 33,148 67.0 615 195 62 33,300 67.1 618 196 62 0.1 Palomar Airport Rd. to Camino Vida Roble 32,148 66.9 597 189 60 32,451 67.0 603 191 60 0.1 Camino Vida Roble to Cassia 30,825 66.7 573 181 57 31,128 66.8 578 183 58 0.1 Cassia to La Costa 46,017 73.1 2467 780 247 46,320 73.1 2484 786 248 0 La Costa to Leucadia 35,932 72.0 1924 608 192 36,084 72.0 1933 611 193 0 Poinsettia Lane Carlsbad Blvd. to Avenida Encinas 9,092 60.8 136 43 14 15,914 63.2 239 75 24 2.4 Avenida Encinas to I-5 17,800 63.6 267 84 27 24,622 65.0 370 117 37 1.4 NOISE Table 5.5-7 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-28 August 2007 Existing Existing Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway I-5 to Paseo del Norte 20,762 64.3 312 99 31 23,036 64.7 346 109 35 0.4 Paseo del Norte to Batiquitos 29,467 65.7 442 140 44 31,135 65.9 467 148 47 0.2 Batiquitos to Aviara 22,702 67.4 647 205 65 24,066 67.6 687 217 69 0.2 La Costa Avenue Carlsbad to Vulcan 11,200 61.8 168 53 17 16,203 63.4 243 77 24 1.6 Vulcan to I-5 14,981 63.1 225 71 22 19,984 64.3 300 95 30 1.2 I-5 to Piraeus 33,921 66.4 509 161 51 35,134 66.6 527 167 53 0.2 Piraeus to El Camino Real 33,330 71.3 1619 512 162 34,391 71.5 1672 529 167 0.2 East of El Camino Real 10,015 63.9 286 90 29 10,318 64.0 294 98 29 0.1 ADT = average daily trips; dBA = A-weighted decibels; CNEL = community noise equivalent level Notes: 1. Traffic data was based upon ADT counts per the Traffic Impact Analysis provided by RBF Consulting, October 2006. 2. Based on the City of Carlsbad Noise Guidelines Manual, the following vehicle mix was utilized: Non Truck Route: 97.89 % Automobiles, 1.83% Medium Trucks, 0.28% Heavy Trucks; and Designated Truck Route: 95.24 % Automobiles, 3.52% Medium Trucks, 0.83% Heavy Trucks. Only Carlsbad Boulevard and Palomar Airport Road were modeled as Designated Truck Routes. All other roadways were modeled as Non Truck Routes. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-29 August 2007 Table 5.5-8 Year 2010 Noise Levels1 Year 2010 Year 2010 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway Carlsbad Boulevard Palomar Airport Rd. to Island Way 20,600 68.5 873 276 87 21,813 68.7 924 292 92 0.2 Island Way to Breakwater 20,600 68.6 871 276 87 21,813 68.3 923 929 92 -0.3 Breakwater to Poinsettia 21,100 68.7 894 283 89 22,313 68.9 944 299 94 0.2 Poinsettia to Avenida Encinas 20,700 68.6 875 277 88 28,735 70.0 1217 385 122 1.4 Avenida Encinas to La Costa 27,500 69.8 1165 368 116 34,322 70.8 1453 459 145 1.0 La Costa to Leucadia 25,500 69.8 1079 341 108 27,016 70.0 1143 361 114 0.2 South of Leucadia 22,800 69.3 966 305 97 23,710 69.5 1005 318 100 0.2 Avenida Encinas Cannon Road to Palomar Airport Road 15,200 64.4 320 101 32 15,200 64.4 320 101 32 0 NOISE Table 5.5-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-30 August 2007 Year 2010 Year 2010 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway South of Palomar Airport Road 12,200 63.4 257 81 26 12,352 63.5 260 82 26 0.1 North of Poinsettia 9,200 59.2 95 30 9 9,352 59.3 96 30 10 0.1 South of Poinsettia 16,300 63.1 244 77 24 16,452 63.2 247 78 25 0.1 East of Ponto 6,100 59.0 91 29 9 6,403 59.3 96 30 10 0.3 College Blvd. / Aviara Pkwy. North of Palomar Airport Rd. 28,000 69.6 1056 334 106 28,455 69.6 1073 339 107 0.0 Palomar Airport Rd. to Poinsettia 12,700 64.9 363 115 36 13,913 65.3 397 126 40 0.4 Poinsettia to Batiquitos 19,100 65.3 402 127 40 19,252 65.3 405 128 40 0 Paseo del Norte North of Palomar Airport Rd. 20,100 64.0 301 95 30 20,252 64.1 303 96 30 0.1 Palomar Airport Rd. to Camino de Las Ondas 20,600 65.7 433 137 43 21,206 65.8 446 141 45 0.1 NOISE Table 5.5-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-31 August 2007 Year 2010 Year 2010 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway Camino de Las Ondas to Poinsettia Lane 20,600 65.7 433 137 43 21,206 65.8 446 141 45 0.1 Palomar Airport Road Carlsbad Blvd. to Avenida Encinas 16,000 64.2 297 94 30 16,303 64.2 303 96 30 0 Ave Encinas to Paseo del Norte 44,500 68.4 826 261 83 44,803 68.4 832 263 83 0 Paseo del Norte to Armada Dr. 62,200 72.3 2042 646 204 62,503 72.3 2052 649 205 0 Armada Dr. to Hidden Valley Rd. 61,300 74.3 3282 1038 328 61,906 74.4 3320 1050 332 0.1 Hidden Valley Rd. to College Blvd. 57,000 74.0 3056 966 306 57,606 74.0 3084 975 308 0 College Blvd. to Camino Vida Roble 41,900 72.7 2245 710 224 43,264 72.8 2318 733 232 0.1 Camino Vida Roble to El Camino Real 39,500 72.4 2114 669 211 40,713 72.5 2184 690 218 0.1 NOISE Table 5.5-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-32 August 2007 Year 2010 Year 2010 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway El Camino Real to El Fuerte 67,100 74.7 3599 1138 360 67,858 74.8 3632 1149 363 0.1 El Fuerte to Melrose 61,800 74.4 3312 1047 331 62,558 74.4 3351 1060 335 0 El Camino Real North of Palomar Airport Rd. 47,300 68.6 879 278 88 47,452 68.6 881 279 88 0 Palomar Airport Rd. to Camino Vida Roble 41,300 68.0 768 243 77 41,603 68.7 773 244 77 0.7 Camino Vida Roble to Cassia 48,200 68.7 896 283 90 48,503 68.7 902 284 90 0 Cassia to La Costa 59,700 74.2 3200 1012 320 60,003 74.2 3215 1017 321 0 La Costa to Leucadia 50,100 73.4 2686 849 269 50,252 73.5 2693 851 269 0.1 Poinsettia Lane Carlsbad Blvd. to Avenida Encinas 10,500 61.4 157 50 16 17,322 63.6 260 82 26 2.2 Avenida Encinas to I-5 24,800 65.0 372 118 37 31,622 66.1 474 150 47 1.1 NOISE Table 5.5-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-33 August 2007 Year 2010 Year 2010 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway I-5 to Paseo del Norte 30,600 66.0 459 145 46 32,874 66.3 493 156 49 0.3 Paseo del Norte to Batiquitos 28,700 65.6 431 136 43 30,368 65.8 455 144 46 0.2 Batiquitos to Aviara 22,900 67.4 653 207 65 24,264 67.6 692 219 69 0.2 La Costa Avenue Carlsbad to Vulcan 15,600 63.2 234 74 23 20,603 64.4 309 98 31 1.2 Vulcan to I-5 17,400 63.7 261 83 26 22,403 64.8 336 106 34 1.1 I-5 to Piraeus 22,500 64.6 338 107 34 23,713 64.8 355 122 36 0.2 Piraeus to El Camino Real 31,400 71.1 1528 483 153 32,461 71.2 1578 499 158 0.1 East of El Camino Real 19,300 66.7 551 174 55 19,603 66.8 560 177 56 0.1 ADT = average daily trips; dBA = A-weighted decibels; CNEL = community noise equivalent level Notes: 1. Traffic data was based upon ADT counts per the Traffic Impact Analysis provided by RBF Consulting, October 2006. 2. Based on the City of Carlsbad Noise Guidelines Manual, the following vehicle mix was utilized: Non Truck Route: 97.89 % Automobiles, 1.83% Medium Trucks, 0.28% Heavy Trucks; and Designated Truck Route: 95.24 % Automobiles, 3.52% Medium Trucks, 0.83% Heavy Trucks. Only Carlsbad Boulevard and Palomar Airport Road were modeled as Designated Truck Routes. All other roadways were modeled as Non Truck Routes. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-34 August 2007 Table 5.5-9 Year 2030 Noise Levels1 Year 2030 Year 2030 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway3 Carlsbad Boulevard Palomar Airport Rd. to Island Way 23,387 69.0 990 313 99 24,600 69.2 1042 329 104 0.2 Island Way to Breakwater 23,387 69.1 989 313 99 24,600 69.3 1040 329 104 0.2 Breakwater to Poinsettia 23,387 69.1 989 313 99 24,600 69.3 1040 329 104 0.2 Poinsettia to Avenida Encinas 14,065 66.9 596 188 60 22,100 68.9 936 296 94 2.0 Avenida Encinas to La Costa 26,078 69.6 1104 349 110 32,900 70.6 1394 441 139 1.0 La Costa to Leucadia 31,384 70.7 1327 420 133 32,900 70.9 1393 441 139 0.2 South of Leucadia 31,990 70.8 1355 429 136 32,900 70.9 1393 441 139 0.1 Avenida Encinas Cannon Road to Palomar Airport Road 9,900 62.5 208 66 21 9,900 62.5 208 66 21 0.0 NOISE Table 5.5-9 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-35 August 2007 Year 2030 Year 2030 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway3 South of Palomar Airport Road 10,048 62.6 211 67 21 10,200 62.7 215 68 21 0.1 North of Poinsettia 10,048 59.6 103 33 10 10,200 59.6 105 33 10 0 South of Poinsettia 15,748 63.0 236 75 24 15,900 63.0 238 75 24 0 East of Ponto 15,597 63.1 234 74 23 15,900 63.2 239 75 24 0.1 College Blvd./ Aviara Pkwy. North of Palomar Airport Rd. 27,045 69.4 1018 322 102 27,500 69.5 1037 328 104 0.1 Palomar Airport Rd. to Poinsettia 9,387 63.6 268 85 27 10,600 64.1 303 96 30 0.5 Poinsettia to Batiquitos 19,848 65.4 417 132 42 20,000 65.5 421 133 42 0.1 Paseo del Norte North of Palomar Airport Rd. 23,648 64.7 355 112 36 23,800 64.8 357 113 36 0.1 Palomar Airport Rd. to Camino de Las Ondas 17,994 65.1 378 120 38 18,600 65.3 392 124 39 0.2 NOISE Table 5.5-9 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-36 August 2007 Year 2030 Year 2030 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway3 Camino de Las Ondas to Poinsettia Lane 17,994 65.1 378 83 38 18,600 65.3 392 124 39 0.2 Palomar Airport Road Carlsbad Blvd. to Avenida Encinas 14,197 63.6 264 83 26 14,500 63.7 269 85 27 0.1 Ave Encinas to Paseo del Norte 72,197 70.5 1340 424 134 72,500 70.5 1346 426 135 0 Paseo del Norte to Armada Dr. 67,197 72.6 2209 698 221 67,500 72.6 2219 702 222 0 Armada Dr. to Hidden Valley Rd. 64,794 74.6 3469 1097 347 65,400 74.6 3501 1107 350 0 Hidden Valley Rd. to College Blvd. 61,094 74.3 3275 1036 327 61,700 74.3 3505 1045 330 0 College Blvd. to Camino Vida Roble 39,236 72.4 2100 664 210 40,600 72.5 2173 687 217 0.1 Camino Vida Roble to El Camino Real 39,387 72.4 2109 667 211 40,600 72.5 2173 687 217 0.1 NOISE Table 5.5-9 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-37 August 2007 Year 2030 Year 2030 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway3 El Camino Real to El Fuerte 72,342 75.0 3874 1225 387 73,100 75.1 3919 1239 392 0.1 El Fuerte to Melrose 72,342 75.0 3874 1225 387 73,100 75.1 3919 1239 392 0.1 El Camino Real North of Palomar Airport Rd. 49,648 68.8 923 292 92 49,800 68.8 925 293 92 0 Palomar Airport Rd. to Camino Vida Roble 52,997 69.1 984 311 98 53,300 69.1 989 313 99 0 Camino Vida Roble to Cassia 49,797 68.8 925 293 92 50,100 68.8 931 295 93 0 Cassia to La Costa 61,597 74.3 3297 1043 330 61,900 74.4 3312 1047 331 0.1 La Costa to Leucadia 46,948 73.2 2513 795 251 47,100 73.2 2524 798 252 0 Poinsettia Lane Carlsbad to Avenida Encinas 6,278 59.2 94 30 9 13,100 62.4 196 62 20 3.2 Avenida Encinas to I-5 6,278 59.1 94 30 9 13,100 62.3 197 62 20 3.2 NOISE Table 5.5-9 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-38 August 2007 Year 2030 Year 2030 Plus Project Distance from Roadway Centerline to: (Feet) Distance from Roadway Centerline to: (Feet) Roadway Segment2 ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour ADT dBA CNEL @ 100 Feet from Roadway Centerline 60 CNEL Noise Contour 65 CNEL Noise Contour 70 CNEL Noise Contour Difference in dBA @ 100 Feet from Roadway3 I-5 to Paseo del Norte 33,826 66.4 508 161 51 36,100 66.7 542 171 54 0.3 Paseo del Norte to Batiquitos 34,432 66.4 517 163 52 36,100 66.6 541 171 54 0.2 Batiquitos to Aviara 16,936 66.1 483 153 48 18,300 66.4 523 165 52 0.3 La Costa Avenue Carlsbad to Vulcan 13,297 62.5 199 63 20 18,300 63.9 275 87 27 1.4 Vulcan to I-5 16,097 63.4 241 76 24 21,100 64.5 317 100 32 1.1 I-5 to Piraeus 39,187 67.0 589 186 59 40,400 67.2 606 192 61 0.2 Piraeus to El Camino Real 39,339 72.1 1911 604 191 40,400 72.0 1964 621 196 0.1 East of El Camino Real 20,497 67.0 585 185 58 20,800 67.1 594 188 59 0.1 ADT = average daily trips; dBA = A-weighted decibels; CNEL = community noise equivalent level Notes: 1. Traffic data was based upon ADT counts per the Traffic Impact Analysis provided by RBF Consulting, October 2006. 2. Based on the City of Carlsbad Noise Guidelines Manual, the following vehicle mix was utilized: Non Truck Route: 97.89 % Automobiles, 1.83% Medium Trucks, 0.28% Heavy Trucks; and Designated Truck Route: 95.24 % Automobiles, 3.52% Medium Trucks, 0.83% Heavy Trucks. Only Carlsbad Boulevard and Palomar Airport Road were modeled as Designated Truck Routes. All other roadways were modeled as Non Truck Routes. 3. Increases highlighted in BOLD would result in a significant impact. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-39 August 2007 Table 5.5-10 Railroad Noise Levels Trains Per day dBA CNEL @ 100 feet from the Railroad Centerline Without Shielding 20 60 Source: Modeling based on HMMH Inc, Federal Railroad Administration Rail High Speed Rail Initial Noise Evaluation, HSRNOISE, 1998. Table 5.5-11 Proposed Land Uses Plan Area Land Use A Hotel Restaurant Conference Facility B Specialty Retail C Hotel Units D Apartments Live/work Units E Resort Hotel & Banquet Facilities F Townhomes (Condos) Specialty Retail Restaurant/Retails G Passive Park H Hotel Specialty Retail Restaurant I Specialty Retail Source: RBF Consulting, Traffic Impact Analysis, October 2006. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-40 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-41 August 2007 Figure 5.5-1 Levels of Environmental Noise Shotgun Aring Thunderclap Hannfully Loud Pain Threshold Rock Music Band Gartlage Trudi: u Regular exposure over 1 minute rlsl<s permanent hearing loss ~Lawn-er ~ Average City Traffic Noise ,c ~ Varuum Oeaner ,., No more than 15 minute exposure recommended Annoying Annoying • interferes with conversation Telephone use Difficult )t,;; ~ Normal Conversation ~~ r. • 50 Comfortable Whisper \j ~ Rustling Leaves ~ Normal Breathing Noise Source Source: 40 30 20 10 Quiet Very Quiet Just Audible dB(A) Noise Level Response Melville C. Branch and R. Dale Beland, Outdoor Noise in the Metropolitan Environment, 1970. Environmental Protection Agency, lnfonnation on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (EPAIONAC 550/9-74-004), March 1974. CONSU LTING 25l019Sl/19Sl•.1052.• (n¥M'Oflffllfll1llmpa(I Levels of Environmental Noise Ponto Beachfront Village Vision Plan EIR Figure 5.5-1 NOISE Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.5-43 August 2007 Figure 5.5-2 Noise Measurement Locations I CONSULTING 25l0l95l/19Slex053.11 EIMf'OM'ltf'ltal lmoli:t Noise Measurement Locations Ponto Beachfront Village Vision Plan EIR Figure 5.5-2 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-1 August 2007 5.6 TRAFFIC AND CIRCULATION This section of the EIR is an analysis of potential traffic impacts associated with future development that could occur with implementation of the proposed Ponto Beachfront Village Vision Plan. The analysis evaluates the existing and future traffic and circulation patterns and conditions that would occur with and without implementation of the proposed Vision Plan. The information provided in this section is based on the Traffic Constraints Study prepared for the Vision Plan, which was prepared by RBF Consulting in March 2007 and revised in August 2007; refer to Appendix G-1. The analysis was prepared in compliance with the following local, regional and state agencies and guidelines. City of Carlsbad, Growth Management Plan; San Diego Traffic Engineering Council/Institution of Transportation Engineers (SANTEC/ITE); County of San Diego; and, San Diego Association of Governments (SANDAG). The methodology used to evaluate traffic impacts is described in detail in the traffic analysis; refer to Appendix G. Below is a brief summary of the methodology: Travel forecasts and trip generation for the proposed project was based on SANDAG trip generation rates in accordance with SANTEC/ITE traffic study guidelines. Traffic forecasts for the year 2030 were modeled from the North County Subarea Model, based on the SANDAG Series 10 model. Intersection Capacity Utilization (ICU) method described in the Carlsbad Growth Management Plan and the 2000 Highway Capacity Manual (HCM) were the basis for evaluating existing and future Level of Service (LOS) of the roadway intersections within the study area. SANTEC/ITE guidelines for road classifications and capacity thresholds were used to determine existing and future LOS for local and regional roadway segments. San Diego Association of Governments (SANDAG) It should be noted that the San Diego Association of Governments (SANDAG) has prepared the Regional Comprehensive Plan (RCP), which serves as the long-term planning framework for the San Diego region. The Ponto Area is included as part of the Smart Growth Concept Map. Therefore, development of the Ponto Area according to smart growth principles would be consistent with SANDAG’s anticipated growth within the San Diego region. The RCP provides a broad context in which local and regional decisions can be made that move the region toward a sustainable future. The RCP contains an incentive-based approach to encourage and channel growth into existing and future urban areas and smart growth communities. According to SANDAG, a smart growth community would be a compact, efficient, and environmentally sensitive pattern of development that provides people with TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-2 August 2007 additional travel, housing, and employment choices by focusing future growth away from rural areas and closer to existing and planned job centers. Some principles of smart growth include reducing sprawl, encouraging using public transportation and walking, and providing jobs/housing balance. As part of the RCP, SANDAG has prepared a Draft Smart Growth Concept Map, which contains almost 200 existing, planned, or potential smart growth locations. The map was circulated for review and comment at public workshops and city council presentations during April 2006, and accepted by the SANDAG Board of Directors for planning purposes for the Regional Transportation Plan (RTP) in June 2006. 5.6.1 Existing Conditions 5.6.1.1 Roadway Network The major freeways and streets that would serve the Ponto Area include Interstate 5 (I-5), Carlsbad Boulevard, Aviara Parkway, Paseo Del Norte, Avenida Encinas, Palomar Airport Road, Poinsettia Lane, La Costa Avenue, and Ponto Drive. These roadways are described below: Interstate 5 (I-5) provides regional access to the City of Carlsbad and to the Ponto Beachfront Village as a major freeway facility, generally oriented in a north-south direction. Regional access is provided at the Poinsettia Lane and La Costa Avenue interchanges with I- 5. Additional interchanges to I-5 that could serve the project to the north include Palomar Airport Road and Cannon Road. Carlsbad Boulevard is designated as a four-lane major arterial in the City Circulation Element and is generally oriented in a north-south direction. Carlsbad Boulevard provides a parallel alternative to Interstate 5 and is the western boundary of the Ponto Beachfront Village. As part of the Ponto Beachfront Village Vision Plan, Carlsbad Boulevard will be realigned. Carlsbad Boulevard will remain a four-lane roadway with a raised median and on street parking. Carlsbad Boulevard will provide direct access to the proposed Ponto Beachfront Village Vision Plan at two locations: Beach Way and Ponto Drive. Both intersections are forecast to be signalized and may have u-turn capabilities to accommodate beach traffic. Aviara Parkway is designated as a four-lane secondary arterial south of Poinsettia Lane in the City Circulation Element. Aviara Parkway extends from Palomar Airport Road to El Camino Real and provides access to the Four Seasons Resort and Aviara Golf course east of the Ponto Beachfront Village Vision Plan site. Both are major attractors within in the study area. North of Palomar Airport Road, Aviara Parkway transitions to College Boulevard, which is classified as a major arterial. East of El Camino Real, Aviara Parkway transitions to Alga Road, which is classified as a major arterial. Paseo Del Norte is designated as a two- to four-lane secondary arterial in the City Circulation Element that extends from Cannon Road to Poinsettia Lane parallel to Interstate 5. Avenida Encinas is designated as a secondary roadway within the City Circulation Element and is oriented in a north-south direction. Between Cannon Road and Palomar Airport Road, TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-3 August 2007 Avenida Encinas is a four-lane roadway. South of Palomar Airport Road, Avenida Encinas is a two-lane roadway to Poinsettia Lane. South of Poinsettia Lane to Windrose Circle, four lanes are currently provided along Avenida Encinas, which again tapers to two lanes south of Windrose Circle to Carlsbad Boulevard. Access to the Ponto Beachfront Village will be provided at Ponto Drive/Avenida Encinas. Both Ponto Drive and Avenida Encinas will pass the through the property and connect to Carlsbad Boulevard at signalized intersections. Palomar Airport Road is a six-lane divided roadway, generally oriented in an east-west direction. Palomar Airport Road is a Regionally Significant Arterial (RSA) as classified by the County of San Diego Congestion Management Program. It extends from Carlsbad Boulevard through Carlsbad where it transitions to San Marcos Boulevard, terminating at Mission Avenue in San Marcos. According to the City Circulation Element, Palomar Airport Road is classified as a six-lane prime arterial. Poinsettia Lane is a four-lane major arterial located south of Palomar Airport Road and is oriented in an east-west direction. It extends from Carlsbad Boulevard to the west to Cassia Road, and is discontinuous to Skimmer Court. This segment of Poinsettia Lane is anticipated to be complete by the year 2010. La Costa Avenue is classified as a four-lane major arterial west of El Camino Reala two-lane local roadway from North Coast Highway 101 to the Interstate 5 interchange. West of El Camino Real, La Costa Avenue is classified as a four-lane major arterial. East of El Camino Real it is a 2-lane secondary arterial to Camino de los Coches. Ponto Drive is designated as a two-lane collector and is oriented in a north-south direction. Although Ponto Drive is not currently a through street from Carlsbad Boulevard to Avenida Encinas, it does intersect at both streets. Ponto Drive currently intersects with Carlsbad Boulevard on the northern Ponto Beachfront Village boundary and is a signalized intersection. The intersection of Ponto Drive and Avenida Encinas is unsignalized, but is recommended for signalization with the proposed Ponto Beachfront Village Vision Plan. 5.6.1.2 Study Area The study area was defined based on the distribution of trips associated with land use intensity as described in the Ponto Beachfront Village Vision Plan on the roadway network. Distribution data was obtained by modeling a select zone assignment using North County Subarea model based on the SANDAG Series 10 traffic model. The study area for the project consists of 34 35 intersections and 20 roadway segments located within the vicinity of the proposed Vision Plan. The list of study intersections for the traffic analysis was determined based on discussions with City staff and SANTEC/ITE and San Diego County Congestion Management Plan (CMP) guidelines. All CMP intersections with more than 50 peak hour trips and/or other intersections known to be at risk of future failing operations were included in the study area. The study intersections are provided on Figure 5.6-1. 5.6.1.3 Data Collection To determine the existing conditions, peak hour intersection movement counts were obtained from the City of Carlsbad through the 2006 City of Carlsbad Traffic Monitoring Program TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-4 August 2007 (TMP). In addition to the TMP data, intersection turning movement counts were collected in July 2006 at 10 additional intersections. The intersection movement counts were taken on a typical weekday during the AM (7:00 to 9:00 a.m.) and PM (4:00 to 6:00 p.m.) peak periods. Detailed count data is contained in Appendix A of Appendix G. In addition, weekday daily traffic counts were collected at 13 locations. Existing ADT volumes are provided in Figure 5.6-2. Figures 5.6-3 and 5.6-4 show existing AM and PM peak one-hour volumes at each of the study intersections. The Carlsbad community voiced concerns that summer weekend traffic typically exceeded weekday peak hour volumes, particularly along the coast where tourism has an impact on traffic flow. Therefore, a preliminary assessment of weekend versus weekday traffic volumes was conducted. Weekend daily traffic counts were collected at 11 locations, and it was found that weekday traffic volumes collected during the summer were consistently higher than summer weekend traffic volumes both over a 24-hour period and during the peak periods. Weekday intersection operations typically reported worse levels of service when compared to weekend levels of service. Weekend versus weekday comparison worksheets are provided in Appendix B of Appendix G. 5.6.1.4 Level of Service Traffic conditions are generally described in terms of Level of Service (LOS). LOS is measured in a scale ranging from LOS A to LOS F. LOS A is characterized by free-flow traffic conditions where drivers are virtually unaffected by the presence of other drivers on the road. LOS F is characterized by stop-and-go traffic, poor travel times, low comfort and convenience, and increased accident exposure. The City of Carlsbad classifies LOS in terms of acceptable (LOS A and B), marginal (LOS C and D) and failing (LOS E and F). 5.6.1.5 Existing Conditions Intersection Levels of Service A total of 34 study area intersections were analyzed in the analysis for the proposed project. The study intersection operations were analyzed using the Intersection Capacity Utilization (ICU) method. The ICU method uses intersection movement volumes and per lane capacity to determine the volume-to-capacity (V/C) ratio of the intersection. Intersection movement volumes for each intersection were determined by current traffic data in the 2006 City of Carlsbad Traffic Monitoring Program and additional traffic counts collected in July of 2006. The existing peak hour movement volumes for the study intersections are provided in Exhibit 4 of the traffic analysis; refer to Appendix G. The capacities of the intersection movements were determined based on the following standards: 1,800 vehicles-per-hour (vph) for each left turn lane; 2,000 vph for each through-lane; and, 1,800 vph for each right-turn lane. Based on the above standards and the existing intersection geometries, the capacities of the intersection movements were calculated. The V/C ratio was then calculated by dividing the intersection movement volumes by the intersection movement capacities. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-5 August 2007 The intersection LOS is based on the sum of the critical movements or the total intersection V/C ratio. The following V/C ratios are used to determine the LOS of the intersection: V/C of 0.00 to 0.60: LOS A V/C of 0.61 to 0.70: LOS B V/C of 0.71 to 0.80: LOS C V/C of 0.81 to 0.90: LOS D V/C of 0.91 to 1.00: LOS E V/C over 1.00: LOS F The existing LOS of the study intersections for the AM and PM peak hours is summarized in Table 5.6-1. The results of the analysis show that all study intersections currently operate at an acceptable LOS (LOS A or B) or a marginal LOS (LOS C or D), based on the ICU methodology; refer to Table 5.6-1. The existing AM and PM LOS of the study intersections is graphically illustrated on Figures 5.6-3 and 5.6-4. 5.6.1.6 Existing Conditions Street Segment Analysis The existing conditions Street Segment Analysis included a Peak Hour Segment Analysis. The LOS of the street segments within the study area were determined by calculating volume-to-capacity ratio (V/C) of the street segments. The V/C of a street segment is calculated by dividing the peak hour traffic volume (or average daily traffic volume) of the street segment by the peak hour capacity (or daily capacity) of the street segment. The following V/C ratios determine the LOS of the street segment: V/C of 0.00 to 0.60: LOS A V/C of 0.61 to 0.70: LOS B V/C of 0.71 to 0.80: LOS C V/C of 0.81 to 0.90: LOS D V/C of 0.91 to 1.00: LOS E V/C over 1.00: LOS F The results of the Peak Hour Roadway Segment Analysis are provided in Table 5.6-2. All roadway segments included within the study area currently operate at an LOS of B or better. The peak hour capacity of a street segment is determined by multiplying the number of vehicle lanes by 1,800 vehicles per hour. The daily capacity of a street segment is based upon the classification of the roadway and capacity thresholds defined in the SANTEC/ITE Guidelines. Peak hour and daily traffic volumes were determined by current traffic data in the 2006 City of Carlsbad TMP and additional traffic counts collected in July of 2006. 5.6.2 Thresholds for Determining Significance Based upon Appendix G of the CEQA Guidelines, a project would normally have a significant adverse traffic impact if it results in any of the following evaluation criteria: TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-6 August 2007 Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections); or, Exceed, either individually or cumulatively, a level of service standard established by the County congestion management agency for designated roads or highways. In addition to the threshold measures stated above, the following guidelines and standards specified by the City of Carlsbad and SANTEC/ITE were also considered to identify significant impacts resulting from the proposed project: The addition of trips generated by the land uses proposed in the Vision Plan results in a change in operating conditions from acceptable to deficient; or, When an intersection or roadway segment is operating at deficient service levels, the addition of trips generated by the proposed land use in the Vision Plan results in a change in V/C ratio of more than 2% (0.02) when compared to the no-build Vision Plan condition for roadway segments or intersections evaluated using the ICU methodology. For future year scenarios, an increase in delay of more than 2.0 seconds at a deficient intersection would result in a significant impact. 5.6.3 Environmental Impact The potential traffic impacts associated with the proposed Vision Plan were evaluated under the following six scenarios in compliance with the City of Carlsbad and SANTEC/ITE guidelines. 1. Existing Conditions – Existing traffic volumes evaluated with the existing intersection geometry (refer to Section 5.6.1.5 and 5.6.1.6). 2. Existing plus Vision Plan Conditions – Forecast Ponto Beachfront Village traffic volumes added to the existing conditions traffic and evaluated with the existing intersection geometry (refer to Section 5.6.3.3). 3. Near Term (2010) without Vision Plan – Forecast year 2010 traffic volumes evaluated with 2010 future intersection geometry (refer to Cumulative Impact Analysis in Section 7.1.7). 4. Near Term (2010) with Vision Plan – Forecast year 2010 traffic volumes with proposed Ponto Beachfront Village forecast trips. Evaluated with 2010 future intersection geometry (refer to Cumulative Impact Analysis in Section 7.1.7). 5. Horizon Year (2030) without Vision Plan Conditions – Forecast 2030 traffic volumes with existing Ponto Area land uses evaluated with 2030 future intersection geometry (Traffic Impact Fee improvements). Refer to Section 5.6.3.4. 6. Horizon Year (2030) with Vision Plan Conditions – Forecast 2030 traffic volumes with proposed Ponto Vision Plan evaluated with 2030 future intersection geometry (Traffic Impact Fee improvements). Refer to Section 5.6.3.4. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-7 August 2007 5.6.3.1 Trip Generation To determine the trips forecast to be generated by future development of the Ponto Area, as described in the proposed Ponto Beachfront Village Vision Plan, SANDAG trip generation rates (April 2002) were utilized in accordance with SANTEC/ITE Traffic Study Guidelines; refer to Table 5.6-3. Under the Ponto Beachfront Village Vision Plan, all existing land uses would gradually be replaced by a mixture of compatible land uses including hotel and resort uses, live/work condominium units, townhomes, apartments, office, retail and restaurants. Access to the Ponto Area would be provided along Carlsbad Boulevard, Ponto Drive and Avenida Encinas. Beach Way is proposed between Ponto Drive and Avenida Encinas. A summary of the anticipated land use types by acreage and number of units is listed in Table 5.6-4. Based on rates provided by SANDAG, the amount of traffic generated by these uses is also provided in Table 5.6-4. As shown in Table 5.6-4, development of the Ponto Area as described in the Ponto Beachfront Village Vision Plan is forecast to generate approximately 15,161 vehicle trips daily, which includes approximately 964 AM peak hour trips (split 502 inbound and 462 outbound) and approximately 1,244 PM peak hour trips (split 729 inbound and 518 outbound). It should be noted that the trip generation factors and final forecast generated conservative estimates that did not account for the following reduction factors recommended by SANDAG. The land uses included in the Ponto Beachfront Village Vision Plan lend themselves to both pass-by and diverted trips. Pass-by trips correspond to traffic that is currently on the roadway network that will make a stop within the Ponto Beachfront Village. They do not represent new trips on the roadway network, but an interim stop between an existing origin and destination. Diverted trips correspond to traffic currently on the roadway network that may shift from one origin or designation to the Ponto Beachfront Village based on the change of land use planned for this area. Once again, diverted trips are not new trips but redirected trips. Although SANDAG recommends trip reduction factors to account for both diverted and pass-by trips for the land uses, these factors were not applied in the traffic analysis in oreder to maintain a conservative analysis. Many uses planned within the Ponto Area as part of the Vision Plan are also consistent with the County of San Diego’s Smart Growth program by balancing residential and commercial uses within a walkable distance. SANDAG recommends a 10 percent reduction in traffic for mixed-use projects that are consistent with the Smart Growth principles and can feasibly demonstrate that alternate modes such as walking, bicycling or transit are available. No trip reduction factors were applied to account for smart growth in order to maintain a conservative approach in the traffic analysis. The forecast daily traffic based upon the land uses proposed in the Ponto Beachfront Village Vision Plan is consistent within the range of ADT allowed under the existing General Plan. The existing General Plan allows between approximately 12,700 and 15,400 daily trips, as shown in Table 5.6-3. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-8 August 2007 5.6.3.2 Trip Distribution and Assignment Study intersections for the Ponto Beachfront Village Vision Plan were determined based on the SANTEC/ITE and County threshold of 50 peak-hour project-generated trips (5% of total forecast PM peak hour volume). To determine trip distribution and assignments, a select zone model run of the Vision Plan traffic analysis zone (TAZ) was performed using the North County Sub-Area traffic model, which is based on the SANDAG Series 10 model. The results of the model run were used to determine the trip distribution percentages throughout the study area. The Vision Plan trip distributions are shown on Figure 5.6-5. Based on the trip distribution shown on Figure 5.6-5, the trips that would be generated by the land uses proposed by the Vision Plan were assigned to the roadway network. Figures 5.6-6 and 5.6-7 illustrate the AM and PM peak hour traffic volumes associated with the Ponto Beachfront Village Vision Plan for each intersection. 5.6.3.3 Existing Plus Vision Plan Conditions This section includes an evaluation of the street segments and intersections within the study area under a scenario that combines existing traffic volumes with traffic volumes anticipated to be generated by land uses envisioned by the Vision Plan. Under this analysis, no offsite future improvements were assumed for the existing street and intersection system. Existing Plus Vision Plan Intersection Level of Service To conduct the Existing Plus Vision Plan Intersection Level of Service analysis, the peak hour intersection traffic volumes generated by the proposed Vision Plan were combined with the existing peak hour intersection traffic volumes to determine the Existing Plus Vision Plan Peak Hour Volumes. The Existing Plus Vision Plan volumes were then evaluated using the ICU methodology. Detailed ICU calculations are provided in Appendix G. Table 5.6-5 summarizes the results of the analysis and determines the LOS of each study area intersection during the peak hours. As shown in Table 5.6-5 and Figures 5.6-6 and 5.6-7, most intersections are forecast to operate at an acceptable LOS (LOS A or B) under Existing Plus Vision Plan traffic conditions, and the addition of the Ponto Beachfront Village Vision Plan would not result in a significant change in operating conditions when compared to existing conditions. However, the following intersection would operate at a deficient or “failing” LOS (LOS E or F) during the AM and PM peak hours with the proposed Vision Plan: La Costa Avenue / Vulcan Avenue To determine if the Vision Plan’s contribution to the traffic impacts at this intersection is significant, the following threshold applies: When an intersection or roadway segment is operating at deficient service levels, the addition of trips generated by the proposed land use in the Vision Plan results in a change in V/C ratio of more than 2% (0.02) when compared to the Without Vision Plan condition for roadway segments or intersections evaluated using the ICU methodology. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-9 August 2007 Impact T-1 Based on Table 5.6-5, the Vision Plan would not result in a change in the V/C ratio of more than 2% when compared to the existing conditions. However, the proposed Vision Plan would result in significant impacts to the following intersection because traffic volumes associated with the Vision Plan would cause the LOS of the intersection to change from an acceptable/marginal LOS to a deficient (failing) LOS: La Costa Avenue / Vulcan Avenue Street Segment Peak Hour Segment Analysis The results of the Existing Peak Hour Segment Analysis under Existing Plus Vision Plan conditions are provided in Table 5.6-6. All of the roadway segments are forecast to operate at an acceptable LOS during the peak hour segment analysis. Therefore, the existing roadway network has sufficient capacity to meet the forecast peak hour traffic associated with the land use designations as proposed in the Ponto Beachfront Village Vision Plan. Impacts would be considered less than significant. 5.6.3.4 Horizon Year (2030) Conditions This section includes an evaluation of the intersections and street segments within the study area under 2030 conditions. The Series 10 SANDAG North County Subarea model was used to forecast daily traffic volumes for the Horizon Year 2030 Conditions with the proposed land uses included in the Ponto Beach front Village Vision Plan. Turns reports provided by SANDAG were used in combination with daily forecast volumes to forecast peak hour intersection volumes; refer to Section 7.1.7 for the year 2010 analysis. The Subarea model assumes full build out of the City’s Circulation Element roadway network by year 2030, with the following major improvements assumed to be in place in the City of Carlsbad in the near term (prior to 2010): Extension of El Fuerte from Palomar Airport Road to Faraday Avenue (2007) Construction of Faraday Avenue from El Camino to Melrose Drive (2007) Completion of Poinsettia Lane (2010) The SANDAG 2030 model land use data set was modified to include the Ponto Beachfront Village Vision Plan proposed land use designations. The post-processed peak hour intersection and roadway segment volumes therefore include the Vision Plan. To determine the “without Vision Plan conditions for 2030,” traffic associated with the Ponto Beachfront Village Vision Plan was extracted from the traffic model. The City of Carlsbad collects fees from developments that support the improvements to existing infrastructure. Fees are collected based on the traffic volumes added by project. Through the City of Carlsbad Traffic Impact Fee (TIF) program, collected fees are used to construct roadway improvements and Capital Improvement Program (CIP) projects that benefit the circulation throughout the City. Improvements identified in the TIF are based on forecast intersection operations for Year 2030. Analysis of the study intersections and TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-10 August 2007 roadway segments for the without and with Ponto Vision Plan take into consideration the improvements planned through the TIF. Under the 2030 analysis, two scenarios were analyzed. The first scenario analyzed 2030 traffic without the land uses proposed by the Vision Plan. For this scenario, it was assumed that the Ponto Area would be developed with uses as defined by the existing General Plan land use designations for the site. The project would generate within a range of approximately 15,161 12,708 to 15,408 daily trips if the site were developed under the existing General Plan land use designations. Based on a trip distribution and assignment model, peak hour traffic volumes and average daily trip volumes were calculated for the study area intersections and street segments for this scenario (2030 Without Vision Plan); refer to Figures 5.6-8. The second scenario analyzed 2030 traffic with the land uses proposed by the Vision Plan. The land uses proposed by the Vision Plan would generate approximately 15,161 daily trips. Based on a trip distribution and assignment model, peak hour traffic volumes and average daily trip volumes were calculated for the study area intersections and street segments for this scenario (2030 With Vision Plan); refer to Figure 5.6-9. For both scenarios, the LOS for the study area intersections was analyzed using the delay- based 2000 Highway Capacity Manual (HCM) methodology for all future conditions. The HCM methodology describes the operation of an intersection using a range of levels of service (LOS) from LOS A (free-flow conditions) to LOS F (severely congested conditions), based on corresponding average stopped delay per vehicle. The results are discussed below. Horizon Year (2030) Intersection Level of Service Table 5.6-7 summarizes the results of the Horizon Year (2030) Peak Hour Intersection LOS - HCM analysis for both scenarios (Without the Vision Plan and With the Vision Plan). As shown on Table 5.6-7 most intersections would operate at an acceptable (LOS A or B) or marginal LOS (LOS C or D) in the year 2030 under both scenarios (Without the Vision Plan and With the Vision Plan); refer to Figures 5.6-8 through 5.6-11. The following intersections are forecast to operate at a failing or deficient LOS (LOS E or F) under both scenarios (2030 Without Vision Plan and 2030 With the Vision Plan): Palomar Airport Road / I-5 Northbound Ramps; Palomar Airport Road / El Camino Real; Palomar Airport Road / El Fuerte Street; Palomar Airport Road / Melrose Drive; El Camino Real / Camino Vida Roble; La Costa Avenue / Carlsbad Boulevard; La Costa Avenue / El Camino Real; and, La Costa Avenue / Vulcan Avenue. To determine if the Vision Plan’s contribution to the above impacts are significant, the following threshold applies: TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-11 August 2007 When an intersection or roadway segment is operating at deficient service levels, the addition of trips generated by the proposed land use in the Vision Plan results in an increase in delay of more than 2.0 seconds when compared to the Without Vision Plan condition. Impact T-2 As shown in Table 5.6-7, the traffic generated by the Vision Plan would result in a change in delay of more than 2.0 seconds when compared to the 2030 Without the Vision Plan analysis at two intersections: La Costa Avenue / Carlsbad BoulevardNorth Coast Highway 101; and, La Costa Avenue / Vulcan Avenue. Therefore, the Vision Plan’s impact on the above intersections would be considered significant and mitigation measures would be required. Horizon Year (2030) Peak Hour Road Segment Analysis The results of the 2030 Peak Hour Segment Analysis and Daily Segment Analysis are discussed below. Peak Hour Street Segments Peak hour segment LOS was calculated by taking the greatest one-way traffic volume in either direction and dividing that volume by the segment peak hour capacity. A maximum capacity of 1,800 vehicles per hour per lane (vphpl) was used in this calculation, regardless of roadway classification. The LOS thresholds based on V/C ratios for segments are given in Section 5.6.1.6. Impact T-3 Table 5.6-8 summarizes the results of the Horizon Year (2030) Peak Hour Roadway Segment analysis without and with land use designations as described in the Ponto Beachfront Village Vision Plan. The segment capacities are based on the buildout of the City Circulation Element roadway network. Most roadway segments are forecasted to operate at acceptable levels of service by year 2030 without and with the proposed land uses included in the Ponto Beachfront Village Vision Plan. However, the segment of La Costa Avenue from Vulcan Avenue to I-5 is forecast to operate at LOS F in the westbound direction in the PM peak hour. This condition is forecasted to occur without or with the land uses identified in the Ponto Beachfront Village Vision Plan. The change in V/C ratio exceeds the LOS threshold of 0.02 and is considered significant. The City of Encinitas Circulation Element identifies La Costa Avenue as a four-lane arterial through this segment, but has no immediate or long term plans to construct the widening. The widening was made a condition of approval for the North 101 Corridor Specific Plan. Widening by one lane in the westbound direction, in coordination with planned intersection improvements at Vulcan Avenue and La Costa Avenue (see Section 5.6.5), would reduce the V/C ratio to an acceptable operating condition based on City of Carlsbad thresholds; refer to Appendix G. Caltrans ILV Analysis Because of the project’s proximity to Interstate 5 (I-5), a state-owned facility, six Caltrans ramps were evaluated using the Intersection Lane Volume (ILV) methodology in accordance with Caltrans traffic study requirements. The results of the analysis show that of the six TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-12 August 2007 ramps evaluated, five are forecast to operate within the available capacity through 2030 without or with the proposed land use designations included in the Ponto Beachfront Village Vision Plan. The intersection of Palomar Airport Road/I-5 Northbound Ramps is forecasted to operate above capacity in the AM peak hour without or with the land uses identified in the Vision Plan; refer to Table 5.6-9. 5.6.3.5 Carlsbad Boulevard Realignment Access to the Ponto Area will be provided by Avenida Encinas, Ponto Drive and Carlsbad Boulevard. Signalized access will be provided at Avenida Encinas/Ponto Drive (new signal), Carlsbad Boulevard/Ponto Drive (existing signal) and the future signalized intersection of Carlsbad Boulevard/Beach Way. As mentioned previously, a realignment study was conducted for Carlsbad Boulevard. Four alternatives were evaluated for potential effects to biology, visual resources, parking, signal operations and bridge requirements, as well as for their potential to achieve the goals of the Vision Plan. The alternatives for realigning Carlsbad Boulevard would involve relocation of either the northbound or southbound lanes between Ponto Drive and Avenida Encinas to create additional area on either side of Carlsbad Boulevard that will allow for improved bicycle lanes, additional trails and/or wider sidewalks and parking. In most cases, the realignment of Carlsbad Boulevard would allow for a pedestrian undercrossing from the Ponto Beachfront Village Vision Plan area to the Carlsbad State Beach. This would significantly reduce pedestrian traffic crossing Carlsbad Boulevard. Alternative #2 is the alignment of Carlsbad Boulevard analyzed as part of the project in the EIR with respect for potential environmental impacts. With Alternative #2, the southbound lanes would be shifted to the east, thereby providing additional area on the west side of Carlsbad Boulevard for on-street parking and an enhanced multi-purpose trail. Two traffic lanes (12 feet each) would be provided in each direction along with northbound and southbound dedicated left turn lanes (12 feet each). The median would be 18 feet allowing for adequate width for u-turning movements along Carlsbad Boulevard to access the beachfront parking. The wide median would also allow for enhanced landscaping that would be cohesive with the landscaping and design to the north, completed as part of the Hanover Colony. Parking along Carlsbad Boulevard would be maintained with a total of 61 proposed diagonal parking spaces and 48 parallel parking spaces. Diagonal parking spaces would be separated from the flow of traffic along Carlsbad Boulevard by a raised median. 5.6.4 Mitigation Measures According to the peak hour roadway segment operating conditions, all roadway segments are forecast to operate at acceptable levels of service without or with the proposed land uses included in the Ponto Beachfront Village Vision Plan. Therefore, no mitigation is required. As analyzed in Section 5.6.3, implementation of the proposed Ponto Beachfront Village Vision Plan would significantly impact two intersections under Existing Plus Vision Plan and 2030 With Vision Plan conditions and La Costa Avenue roadway segment. The intersections that would be significantly impacted include: TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-13 August 2007 La Costa Avenue / Vulcan Avenue; and, La Costa Avenue / Carlsbad BoulevardNorth Coast Highway 101. 5.6.4.1 Mitigation Measures for Significantly Impacted Intersections The following mitigation measures are required to mitigate the significant intersection impacts of the proposed project: T-1: Impacts to the affected intersections shall be mitigated by implementation of the following improvements: La Costa Avenue / Vulcan Avenue: Alternative 1: Install traffic signal (with La Costa widening to four lanes) or Alternative 2: Restrict left turn access.to facilitate intersection improvements. The City of Carlsbad shall update the City’s Capital Improvement Program (CIP) to include the improvements listed in Mitigation Measure T-1. The CIP shall determine the timing of the intersection improvements, which shall be based on triggering mechanisms and/or thresholds to be identified in the CIP. Future developers within the Ponto Beachfront Village shall be required to make a proportionate fair share contribution towards the improvements listed in Mitigation Measure T-1. The payment of fees shall be secured and recorded by the City Engineer prior to issuance of demolition, grading, and/or building permits and to the satisfaction of the City of Carlsbad Director of Public Works. Prior to the issuance of a building permit, developers within the Ponto Area shall pay a pro- rata fair share contribution to the La Costa Avenue / Vulcan Avenue improvement. The pro-rata fair share contribution shall be paid to the City of Carlsbad City Engineer prior to the issuance of building permits. The pro-rata fair share contribution may be adjusted by the City of Carlsbad to reflect any changes in estimated construction and land costs (as described in Appendix G-2). The City of Carlsbad will retain the Ponto developers’ allocated pro-rata fair share contribution until the City of Encinitas is required to collect said contributions. Developers with existing ADT credits within their Ponto property will be given offsets against their projected ADT’s. This intersection is located within the jurisdiction of the City of Encinitas and the improvements to this intersection are already required mitigation as part of the City of Encinitas adopted North 101 Corridor Specific Plan and have been included in the City of Encinitas Capital Improvement Program (CIP). Future developers within the Ponto Beachfront Village shall be required to make a proportionate fair share contribution towards the improvements listed in Mitigation Measure T-1. Based on cost estimates from the City of Carlsbad, the proposed road improvements associated with improving La Costa Avenue from Highway 101 through Vulcan Avenue, including the La Costa Avenue / Highway 101 and La Costa Avenue / Vulcan Avenue intersections, would cost approximately $5,335,000. This dollar amount is an estimate based on current information. Annual adjustments shall be made as described in Appendix G-2. As shown in Figures 5.6-8 and 5.6-9, the project would contribute 5,003 ADT to this intersection. Based on 2030 traffic volumes of 18,300 ADT, the future development within the Vision Plan area shall contribute 27 percent (5,003 ADT / 18,300 ADT = 27%) of the TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-14 August 2007 total cost, or $1,440,450 ($5,335,000 x 0.27 = $1,440,450). This amount would be divided up among the future developments within the Ponto Beachfront Village Vision Plan area based on the traffic they contribute to the intersection. T-2: Impacts to the affected intersections shall be mitigated by implementation of the following improvements: La Costa Avenue / Carlsbad BoulevardNorth Coast Highway 101: Widen north leg to include two left turn lanes and two through lanes, and widen east leg to include two left turn lanes and one right turn lane. The City of Carlsbad shall update the City’s Capital Improvement Program (CIP) to include the improvements listed in Mitigation Measure T-2. The CIP shall determine the timing of the intersection improvements, which shall be based on triggering mechanisms and/or thresholds to be identified in the CIP. Future developers within the Ponto Beachfront Village shall be required to make a proportionate fair share contribution towards the improvements listed in Mitigation Measure T-2. The payment of fees shall be secured and recorded by the City Engineer prior to issuance of demolition, grading, and/or building permits and to the satisfaction of the City of Carlsbad Director of Public Works. Prior to the issuance of a building permit, developers within the Ponto Area shall pay a pro- rata fair share contribution to the La Costa Avenue / North Coast Highway 101 improvement. The pro-rata fair share contribution shall be paid to the City of Carlsbad City Engineer prior to the issuance of building permits. The pro-rata fair share contribution may be adjusted by the City of Carlsbad to reflect any changes in estimated construction and land costs (as described in Appendix G-2). The City of Carlsbad will retain the Ponto developers’ allocated pro-rata fair share contribution until the City of Encinitas is required to collect said contributions. Developers with existing ADT credits within their Ponto property will be given offsets against their projected ADT’s. This intersection is located within the jurisdiction of the City of Encinitas. The improvements to this intersection are already required as mitigation as part of the City of Encinitas adopted North 101 Corridor Specific Plan, and other development projects located within the City of Encinitas and are included in the City of Encinitas CIP. Future developers within the Ponto Beachfront Village shall be required to make a proportionate fair share contribution to the City of Encinitas towards the improvements listed in Mitigation Measure T-2. Based on cost estimates from the City of Carlsbad, the proposed road improvements associated with improving La Costa Avenue from Highway 101 through Vulcan Avenue, including the La Costa Avenue / Highway 101 and La Costa Avenue / Vulcan Avenue intersections, would cost approximately $5,335,000. This dollar amount is an estimate only based on current information. Annual adjustments shall be made as described in Appendix G- 2. As shown in Figures 5.6-8 and 5.6-9, the project would contribute 5,003 ADT to this intersection. Based on 2030 traffic volumes of 18,300 ADT, the future development within the Vision Plan area shall contribute 27 percent (5,003 ADT / 18,300 ADT = 27%) of the total cost, or $1,440,450 ($5,335,000 x 0.27 = $1,440,450). This amount would be divided up among the future developments within the Ponto Beachfront Village Vision Plan area based on the traffic they contribute to the intersection. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-15 August 2007 5.6.4.2 Mitigation Measures for Significantly Impacted Peak Hour Roadway Segments As analyzed in Section 5.6.3, potential peak hour impacts would occur to La Costa Avenue under 2030 traffic volumes. T-3: Potential impacts to La Costa Avenue between Vulcan Avenue and Interstate 5 are mitigated to less than significant with the implementation of mitigation measures T-1 and T-2. 5.6.5 Impact After Mitigation 5.6.5.1Impact after Mitigation for Significantly Impacted Intersections With the implementation of the mitigation measures T-1 and T-2, the proposed project would have less than significant impacts on the study area intersections. Table 5.6-10 demonstrates that the proposed mitigation would reduce the anticipated delay at the impacted intersections. The LOS associated with the deficient intersections would meet the LOS criteria established by the City of Carlsbad Growth Improvement Management Plan and the regional requirements set by SANTEC/ITE. Therefore, direct impacts to intersections would be considered less than significant with mitigation. The improvements are within the jurisdiction and the responsibility of the City of Encinitas. The City of Encinitas adopted an Addendum to the previously certified North 101 Corridor Specific Plan EIR on April 23, 2007, with Resolution 97-24 (Please see Appendix G-2). The resolution incorporated the mitigation measure to complete improvements at the Highway 101 / La Costa / Carlsbad Boulevard intersection and to widen La Costa Avenue to four lanes through the Vulcan Avenue intersection. With the approval of Resolution 97-24, the City adopted the finding that the mitigation measures identified were feasible and binding on the City and future applicants within the Specific Plan area. The City of Encinitas Engineering Services Department is required to implement these mitigation measures when the traffic conditions exceed LOS D, which the City of Encinitas determined would occur with the implementation of the North 101 Corridor Specific Plan. The City of Encinitas has included these improvements in their CIP. Furthermore, the City of Encinitas approved the Shoreline Resort Timeshare Hotel (00-201 DR/CDP/MUP/EIR), Coral Cove (00-090 TM/DR/CDP/MUP), and the Encinitas Resort Hotel (89-014 TPM/MUP/DR/V and 99-001TE) developments which are required to construct improvements to the Highway 101 / La Costa / Carlsbad Boulevard intersection and the La Costa Avenue / Vulcan Avenue intersection. Through Resolution No. 2005-34, the City of Encinitas adopted the mitigation measure for the Shoreline Resort to make improvements to the La Costa Avenue / Highway 101 intersection in accordance with the ultimate lane configurations for Highway 101 and La Costa Avenue. Through Resolutions 2006-25 and 2006-29, the City of Encinitas adopted the mitigation measure and street condition for the Coral Cove residential project to make improvements to the La Costa Avenue / Vulcan Avenue intersection. Through Resolutions 91-38 and 99-19, the City of Encinitas adopted street conditions for the Encinitas Resort Hotel to include “traffic signal re-work, Highway 101 and La Costa Avenue, median pockets and turning lanes on Highway 101, curb and sidewalk along frontage of Highway 101.” TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-16 August 2007 Additionally, the street conditions require “the developer shall pay a pro-rata share for the installation or modification of the traffic signals at Highway 101 and La Costa Avenue prior to building permit issuance.” The conditions of approval are included in Appendix G-2. In addition, the fair share contributions made by developers within the Ponto Beachfront Village Vision Plan would be used to assist in the funding of these improvements. Based on the adopted findings and mitigation measures in the Resolutions listed above, the City of Encinitas is required to complete these improvements (improvements at the Highway 101 / La Costa / Carlsbad Boulevard intersection and to widen La Costa Avenue to four lanes through the Vulcan Avenue intersection) with or without the Ponto Beachfront Village Vision Plan project. Local traffic models used by the City of Encinitas and regional traffic models used by SANDAG are based on existing General Plan land use designations for the Vision Plan area. The Ponto Beachfront Village Vision Plan does not propose to change any existing General Plan Land Use designations in the Ponto Beachfront Village Vision Plan area. Therefore, traffic projections based off existing General Plan designations used at the time the North 101 Corridor Specific Plan traffic analysis was prepared remain accurate as the General Plan Land Use designations in the Vision Plan area have not changed since that time and, as previously mentioned, are not proposed for change with the project. In addition, the City of Carlsbad will pay a pro-rata share of the estimated construction costs of the improvements to the North Highway 101 / La Costa Avenue / Carlsbad Avenue intersection and La Costa Avenue roadway and bridge improvements from North Highway 101 (Carlsbad Boulevard) to Vulcan Avenue and a transition back to two lanes east of Vulcan Avenue. The total pro-rata share of the Ponto Beachfront Vision Plan developments will total $1,440,450. The total cost of the roadway and bridge estimates were based upon a cost estimate prepared by the City of Carlsbad. The cost estimate was based upon a preliminary design, professional appraisals, and current construction costs. Cost estimates shall be adjusted on an annual basis as described in Appendix G-2. The City of Encinitas determined that the required improvements to the Highway 101 / La Costa / Carlsbad Boulevard intersection and to La Costa Avenue from the intersection through Vulcan Avenue would improve driving conditions to an acceptable level of service (LOS D or better). The improvements at the Highway 101 / La Costa Avenue intersection would add capacity to the intersection by adding additional left turn lanes, which provide more storage for cars waiting to make left turns through the intersection. The additional storage reduces the congestion at the intersection from cars waiting to make a left turn, which would otherwise block through traffic. Therefore, as shown in Table 5.6-10, potential impacts are reduced to less than significant. In the adopted mitigation language for the North 101 Corridor Specific Plan, the City of Encinitas determined the required improvements to widen La Costa Avenue to four lanes through the Vulcan Avenue intersection would improve driving conditions on La Costa Avenue to acceptable levels of service. The mitigation language states the roadway improvements are to occur through the intersection. At the time the roadway width is increased from two to four lanes the intersection improvements will need to occur as well to match the new roadway configuration. The improvements to La Costa Avenue would increase the capacity of the roadway segment and reduce drive times and congestion on this segment. Furthermore, the congestion on the La Costa Avenue segment between Vulcan Avenue and Interstate 5 occurs at the La Costa Avenue/Vulcan Avenue intersection. By TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-17 August 2007 reducing delays at that intersection, congestion on the roadway will be reduced and the segment will operate at an acceptable level of service (LOS D or better). The improvements will allow cars to get to and from Interstate 5 and the La Costa Avenue/North Coast Highway 101 intersection faster and as a result, increase the LOS to acceptable levels, as shown in Table 5.6-10. The proposed mitigation reduces the proposed project’s contribution to potential impacts under the projected 2030 traffic volumes. Therefore, potential impacts to the La Costa Avenue segment are reduced to less than significant. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-18 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-19 August 2007 Table 5.6-1 Existing Conditions – Peak Hour Intersection LOS (ICU Methodology) Existing AM PM INTERSECTION V/C LOS V/C LOS Palomar Airport Road / Avenida Encinas 0.614 B 0.790 C Palomar Airport Road / I-5 SB Ramps 0.529 A 0.503 A Palomar Airport Road / I-5 NB Ramps 0.752 C 0.736 C Palomar Airport Road / Paseo Del Norte 0.711 C 0.859 D Palomar Airport Road / Armada Drive 0.505 A 0.772 C Palomar Airport Road / Hidden Valley Road 0.507 A 0.729 C Palomar Airport Road / College Boulevard 0.491 A 0.786 C Palomar Airport Road / Camino Vida Roble 0.596 A 0.622 B Palomar Airport Road / El Camino Real 0.680 B 0.857 D Palomar Airport Road / El Fuerte St. 0.871 D 0.723 C Palomar Airport Road / Melrose Drive 0.685 B 0.831 D Carlsbad Boulevard / Island Way 0.316 A 0.399 A Carlsbad Boulevard / Breakwater Road 0.318 A 0.391 A Carlsbad Boulevard / Poinsettia Lane 0.510 A 0.492 A Poinsettia Lane / Avenida Encinas 0.431 A 0.646 B Poinsettia Lane / I-5 SB Ramps 0.476 A 0.654 B Poinsettia Lane / I-5 NB Ramps 0.639 B 0.582 A Poinsettia Lane / Paseo Del Norte 0.552 A 0.796 C Paseo Del Norte / Camino del las Ondas 0.483 A 0.412 A Poinsettia Lane / Batiquitos Drive 0.625 B 0.553 A Poinsettia Lane / Aviara Parkway 0.453 A 0.595 A El Camino Real / Cassia Road 0.533 A 0.539 A El Camino Real / Camino Vida Roble 0.413 A 0.539 A Carlsbad Boulevard / Ponto Drive 0.377 A 0.378 A Carlsbad Boulevard / Beach Way (Future) -- -- -- -- Carlsbad Boulevard / Avenida Encinas 0.400 A 0.395 A Ponto Drive / Avenida Encinas -- -- -- -- La Costa Avenue / N. Coast Highway 101 0.581 A 0.629 B La Costa Avenue / Vulcan Avenue 27.8 D 21.0 C La Costa Avenue / I-5 SB Ramps 0.539 A 0.571 A La Costa Avenue / I-5 NB Ramps 0.606 B 0.594 A La Costa Avenue / Piraeus St. 0.542 A 0.533 A El Camino Real / La Costa Avenue 0.866 D 0.711 C N. Coast Highway 101 / Leucadia Avenue 0.555 A 0.610 B La Costa Ave / Sheridan Rd 10.8 B 15.0 C Italic - Unsignalized Intersection. Deficient intersections shown in BOLD. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-20 August 2007 Table 5.6-2 Existing Conditions – Peak Hour Roadway Segment LOS A.M. P.M. Location Direction (Lanes) Capacity Volume V/C LOS Volume V/C LOS NB (2) 3,600 357 0.10 A 836 0.23 A Palomar Airport Road to Island Way SB (2) 3,600 801 0.22 A 801 0.22 A NB (2) 3,600 362 0.10 A 842 0.23 A Island Way to Breakwater Road SB (2) 3,600 786 0.22 A 760 0.21 A NB (2) 3,600 354 0.10 A 888 0.25 A Breakwater Road to Poinsettia Lane SB (2) 3,600 783 0.22 A 789 0.22 A NB (2) 3,600 364 0.10 A 905 0.25 A Poinsettia Lane to Ponto Drive SB (2) 3,600 791 0.22 A 780 0.22 A NB (2) 3,600 280 0.08 A 903 0.25 A Ponto Drive to Beach Way SB (2) 3,600 854 0.24 A 723 0.20 A NB (2) 3,600 367 0.10 A 849 0.24 A Beach Way to Avenida Encinas SB (2) 3,600 915 0.25 A 714 0.20 A NB (2) 3,600 493 0.14 A 1,012 0.28 A Avenida Encinas to La Costa Avenue SB (2) 3,600 1,102 0.31 A 902 0.25 A NB (2) 3,600 346 0.10 A 949 0.26 A Carlsbad Blvd. La Costa Avenue to Leucadia Boulevard SB (2) 3,600 1,372 0.38 A 750 0.21 A NB (2) 3,600 462 0.13 A 495 0.14 A Cannon Road to Palomar Airport Road SB (2) 3,600 247 0.07 A 475 0.13 A NB (1) 1,800 178 0.10 A 549 0.31 A Palomar Airport to Poinsettia Lane SB (1) 1,800 370 0.21 A 306 0.17 A NB (2) 3,600 326 0.09 A 612 0.17 A Poinsettia Lane to Windrose Circle SB (2) 3,600 456 0.13 A 554 0.15 A NB (1) 1,800 147 0.08 A 197 0.11 A Avenida Encinas Windrose Circle to Carlsbad Boulevard SB (1) 1,800 208 0.11 A 222 0.12 A NB (2) 3,600 895 0.25 A 364 0.10 A College Blvd. El Camino Real to Palomar Airport Road SB (2) 3,600 204 0.06 A 868 0.24 A NB (2) 3,600 723 0.20 A 385 0.11 A Palomar Airport Road to Poinsettia Lane SB (2) 3,600 201 0.06 A 705 0.20 A NB (2) 3,600 524 0.15 A 549 0.15 A Aviara Pkwy. Poinsettia Lane to Batiquitos Drive SB (2) 3,600 387 0.11 A 855 0.24 A NB (2) 3,600 459 0.13 A 714 0.20 A Paseo del Norte Cannon Road to Palomar Airport Road SB (2) 3,600 287 0.08 A 684 0.19 A TRAFFIC AND CIRCULATION Table 5.6-2 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-21 August 2007 A.M. P.M. Location Direction (Lanes) Capacity Volume V/C LOS Volume V/C LOS NB (1) 1,800 411 0.23 A 595 0.33 A Camino Del Parque to Camino del Las Ondas SB (1) 1,800 271 0.15 A 507 0.28 A NB (1) 1,800 46 0.03 A 27 0.02 A Paseo del Norte Camino del Las Ondas to Poinsettia Lane SB (1) 1,800 28 0.02 A 61 0.03 A NB (3) 5,400 1,488 0.28 A 1,433 0.27 A Faraday Avenue to Palomar Airport Road SB (3) 5,400 1,279 0.24 A 1,751 0.32 A NB (3) 5,400 1,029 0.19 A 1,480 0.27 A Palomar Airport Road to Camino Vida Roble SB (3) 5,400 1,336 0.25 A 1,267 0.23 A NB (2) 3,600 1,242 0.35 A 1,168 0.32 A Camino Vida Roble to Cassia Road SB (3) 5,400 1,178 0.22 A 1,396 0.26 A NB (3) 5,400 1,352 0.25 A 2,038 0.38 A El Camino Real Cassia Road to La Costa Avenue SB (2) 3,600 1,843 0.51 A 1,972 0.55 A EB (3) 5,400 591 0.11 A 1,089 0.20 A Avenida Encinas to I-5 WB (3) 5,400 842 0.16 A 817 0.15 A EB (3) 5,400 2,428 0.45 A 1,708 0.32 A I-5 to Paseo del Norte WB (3) 5,400 1,075 0.20 A 2,598 0.48 A EB (3) 5,400 2,365 0.44 A 1,662 0.31 A Paseo del Norte to Armada Drive WB (3) 5,400 1,044 0.19 A 2,494 0.46 A EB (3) 5,400 2,366 0.44 A 1,544 0.29 A Armada Drive to Hidden Valley Road WB (3) 5,400 1,306 0.24 A 2,211 0.41 A EB (3) 5,400 2,321 0.43 A 1,493 0.28 A Hidden Valley Road to College Boulevard WB (3) 5,400 1,299 0.24 A 2,145 0.40 A EB (3) 5,400 1,509 0.28 A 1,407 0.26 A College Boulevard to Camino Vida Roble WB (3) 5,400 1,017 0.19 A 1,632 0.30 A EB (3) 5,400 1,122 0.21 A 1,469 0.27 A Camino Vida Roble to El Camino Real WB (3) 5,400 1,209 0.22 A 1,260 0.23 A EB (3) 5,400 1,620 0.30 A 3,141 0.58 A El Camino Real to El Fuerte Street WB (3) 5,400 2,612 0.48 A 1,630 0.30 A EB (3) 5,400 1,127 0.21 A 3,360 0.62 B Palomar Airport Road El Fuerte Street to Melrose Drive WB (3) 5,400 2,681 0.50 A 1,517 0.28 A EB (2) 3,600 198 0.06 A 329 0.09 A Poinsettia Lane Carlsbad Boulevard to Avenida Encinas WB (2) 3,600 534 0.15 A 397 0.11 A TRAFFIC AND CIRCULATION Table 5.6-2 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-22 August 2007 A.M. P.M. Location Direction (Lanes) Capacity Volume V/C LOS Volume V/C LOS EB (2) 3,600 483 0.13 A 882 0.25 A Avenida Encinas to I-5 WB (2) 3,600 1,015 0.28 A 795 0.22 A EB (2) 3,600 1,010 0.28 A 1,440 0.40 A I-5 to Paseo del Norte WB (2) 3,600 1,092 0.30 A 1,243 0.35 A EB (2) 3,600 871 0.24 A 1,109 0.31 A Paseo Del Norte to Batiquitos Drive WB (2) 3,600 824 0.23 A 970 0.27 A EB (2) 3,600 767 0.21 A 807 0.22 A Batiquitos Drive to Aviara Parkway WB (2) 3,600 419 0.12 A 793 0.22 A EB (2) 3,600 54 0.02 A 110 0.03 A Poinsettia Lane Aviara Parkway to Cassia Road WB (2) 3,600 91 0.03 A 82 0.02 A EB (1) 1,800 356 0.20 A 475 0.26 A Carlsbad Boulevard to Vulcan Avenue WB (1) 1,800 528 0.29 A 465 0.26 A EB (1) 1,800 434 0.24 A 515 0.29 A Vulcan Avenue to I-5 WB (1) 1,800 632 0.35 A 523 0.29 A EB (2) 3,600 1,388 0.39 A 1,379 0.38 A I-5 to Piraeus Street WB (2) 3,600 1,102 0.31 A 1,250 0.35 A EB (2) 3,600 1,081 0.30 A 1,356 0.38 A Piraeus Street to El Camino Real WB (2) 3,600 1,109 0.31 A 1,153 0.32 A EB (2) 3,600 377 0.10 A 850 0.24 A La Costa Ave. East of El Camino Real WB (2) 3,600 729 0.20 A 644 0.18 A EB (1) 1,800 37 0.02 A 27 0.01 A Ponto Drive Carlsbad Boulevard to Avenida Encinas WB (1) 1,800 19 0.01 A 41 0.02 A Note: Deficient roadway segment operation shown in bold. (#) Number of lanes. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-23 August 2007 Table 5.6-3 Existing General Plan Land Use Trip Generation GP Land Use Units Amount ADT T-R Travel/Recreation Commercial1 ac 1.24 372 RMH/T-R Residential Medium High OR Travel/Recreation Commercial Travel/Recreation Commercial2 ac 8.75 3,500 Residential Medium High3 du 100 800 RMH Residential Medium High3 du 48 384 UA Unplanned Area Travel/Recreation Commercial4 sf 58,000 2320 NC Neighborhood Commercial4 sf 61,000 7,320 RMH Residential Medium High4 du 44 352 T-R Travel/Recreation Commercial5 ac 11.6 1160 from 12,708 Total Daily Trips to 15,408 1Hotel w/ conference facilities 2Specialty Retail 311.5 dwelling units/acre per Growth Management control point 4Per LFMP Zone 9 5Resort Hotel TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-24 August 2007 Table 5.6-4 Ponto Beachfront Village Vision Plan Forecast Traffic AM Peak PM Peak Land Use Units Amount ADT Total In Out Total In Out Hotel w/conference facilities/restaurant ROOM 215 2,150 129 77 52 172 103 69 Specialty Retail KSF 6 240 7 4 3 22 11 11 Hotel Units ROOM 216 2,160 130 78 52 173 104 69 Apartments DU 24 144 12 2 9 13 9 4 Live/work Units DU 9 72 6 1 5 7 5 2 Resort ROOM 126 1,008 50 30 20 71 28 43 Hotel w/ 5,000 sf banquet facilities ROOM 180 1,800 108 65 43 144 86 58 Town homes (Condos) DU 128 1,024 82 16 66 102 72 31 Specialty Retail KSF 9.25 370 11 7 4 33 17 17 Flex Restaurant/Retail KSF 23.3 3,728 298 149 149 298 179 119 Park (Developed) ACRE 0.75 15 2 1 1 1 1 1 Hotel ROOM 53 530 32 19 13 42 25 17 Specialty Retail KSF 12 480 14 9 6 43 22 22 Restaurant - Sit-Down, high turnover KSF 5 800 64 32 32 64 38 26 Specialty Retail KSF 16 640 19 12 8 58 29 29 TOTAL 15,161 964 502 462 1,244 729 518 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-25 August 2007 Table 5.6-5 Existing Plus Vision Plan Peak Hour Intersection LOS (ICU) Existing Existing + Vision Plan Change in V/C AM PM AM PM INTERSECTION V/C LOS V/C LOS V/C LOS V/C LOS AM PM Palomar Airport Rd / Avenida Encinas 0.614 B 0.790 C 0.623 B 0.800 C 0.009 0.010 Palomar Airport Rd / I-5 SB Ramps 0.529 A 0.503 A 0.530 A 0.504 A 0.001 0.001 Palomar Airport Rd / I-5 NB Ramps 0.752 C 0.736 C 0.753 C 0.742 C 0.001 0.006 Palomar Airport Rd / Paseo Del Norte 0.711 C 0.859 D 0.711 C 0.863 D 0.000 0.004 Palomar Airport Rd / Armada Dr 0.505 A 0.772 C 0.505 A 0.772 C 0.000 0.000 Palomar Airport Rd / Hidden Valley Rd 0.507 A 0.729 C 0.529 A 0.730 C 0.022 0.001 Palomar Airport Rd / College Blvd 0.491 A 0.786 C 0.491 A 0.801 D 0.000 0.015 Palomar Airport Rd / Camino Vida Roble 0.596 A 0.622 B 0.596 A 0.622 B 0.000 0.000 Palomar Airport Rd / El Camino Real 0.680 B 0.857 D 0.680 B 0.861 D 0.000 0.004 Palomar Airport Rd / El Fuerte St 0.871 D 0.723 C 0.873 D 0.725 C 0.002 0.002 Palomar Airport Rd / Melrose Dr 0.685 B 0.831 D 0.686 B 0.833 D 0.001 0.002 Carlsbad Blvd / Island Way 0.316 A 0.399 A 0.328 A 0.407 A 0.012 0.008 Carlsbad Blvd / Breakwater Rd 0.318 A 0.391 A 0.331 A 0.399 A 0.013 0.008 Carlsbad Blvd / Poinsettia Ln 0.510 A 0.492 A 0.641 B 0.749 C 0.131 0.257 Poinsettia Ln / Avenida Encinas 0.431 A 0.646 B 0.519 A 0.747 C 0.088 0.101 Poinsettia Ln / I-5 SB Ramps 0.476 A 0.654 B 0.625 B 0.844 D 0.149 0.190 Poinsettia Ln / I-5 NB Ramps 0.639 B 0.582 A 0.730 C 0.705 C 0.091 0.123 Poinsettia Ln / Paseo Del Norte 0.552 A 0.796 C 0.577 A 0.847 D 0.025 0.051 Paseo Del Norte / Camino del las Ondas 0.483 A 0.412 A 0.506 A 0.440 A 0.023 0.028 Poinsettia Ln / Batiquitos Dr 0.625 B 0.553 A 0.640 B 0.570 A 0.015 0.017 Poinsettia Ln / Aviara Parkway 0.453 A 0.595 A 0.463 A 0.624 B 0.010 0.029 El Camino Real / Cassia Rd 0.533 A 0.539 A 0.538 A 0.600 B 0.005 0.061 El Camino Real / Camino Vida Roble 0.413 A 0.539 A 0.415 A 0.541 A 0.002 0.002 Carlsbad Blvd / Ponto Dr 0.377 A 0.378 A 0.479 A 0.618 B 0.135 0.240 Carlsbad Blvd / Beach Way (Future) -- -- -- -- 0.232 A 0.273 A 0.232 0.273 Carlsbad Blvd / Avenida Encinas 0.400 A 0.395 A 0.460 A 0.522 A 0.060 0.127 Ponto Dr / Avenida Encinas -- -- -- -- 11.9 B 14.6 B -- -- La Costa Ave / N. Coast Highway 101 0.581 A 0.629 B 0.599 A 0.753 C 0.018 0.124 La Costa Ave / Vulcan Ave 27.8 D 21.0 C 67.7 F 43.0 E 39.9 22.0 La Costa Ave / I-5 SB Ramps 0.539 A 0.571 A 0.579 A 0.618 B 0.040 0.047 La Costa Ave / I-5 NB Ramps 0.606 B 0.594 A 0.606 B 0.596 A 0.000 0.002 La Costa Ave / Piraeus St 0.542 A 0.533 A 0.553 A 0.544 A 0.011 0.011 El Camino Real / La Costa Ave 0.866 D 0.711 C 0.877 D 0.711 C 0.011 0.000 N. Coast Highway 101/ Leucadia Blvd 0.555 A 0.610 B 0.525 A 0.637 B 0.010 0.027 La Costa Ave / Sheridan Road 10.8 B 15.0 C 129 B 20.2 C 2.1 5.2 Italic - Unsignalized Intersection. Deficient intersections shown in bold. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-26 August 2007 Table 5.6-6 Existing Plus Vision Plan Peak Hour Roadway Segment LOS Existing Plus Vision Plan Existing V/C AM Peak Hour PM Peak Hour Street Location Direction (Lanes) Capacity AM PM Volume V/C LOS Volume V/C LOS NB (2) 3,600 0.10 0.23 381 0.11 A 863 0.24 A Palomar Airport Road to Island Way SB (2) 3,600 0.22 0.22 845 0.23 A 867 0.24 A NB (2) 3,600 0.10 0.23 386 0.11 A 869 0.24 A Island Way to Breakwater Road SB (2) 3,600 0.22 0.21 830 0.23 A 826 0.23 A NB (2) 3,600 0.10 0.25 378 0.11 A 915 0.25 A Breakwater Road to Poinsettia Lane SB (2) 3,600 0.22 0.22 827 0.23 A 855 0.24 A NB (2) 3,600 0.10 0.25 388 0.11 A 932 0.26 A Poinsettia Lane to Ponto Drive SB (2) 3,600 0.22 0.22 835 0.23 A 846 0.24 A NB (2) 3,600 0.08 0.25 488 0.14 A 1138 0.32 A Ponto Drive to Beach Way SB (2) 3,600 0.24 0.20 1078 0.30 A 1059 0.29 A NB (2) 3,600 0.10 0.24 448 0.12 A 966 0.27 A Beach Way to Avenida Encinas SB (2) 3,600 0.25 0.20 984 0.27 A 813 0.23 A NB (2) 3,600 0.14 0.28 713 0.20 A 1342 0.37 A Avenida Encinas to La Costa Avenue SB (2) 3,600 0.31 0.25 1299 0.36 A 1120 0.31 A NB (2) 3,600 0.10 0.26 406 0.11 A 1040 0.29 A Carlsbad Blvd. La Costa Avenue to Leucadia Boulevard SB (2) 3,600 0.38 0.21 1427 0.40 A 811 0.23 A NB (2) 3,600 0.13 0.14 464 0.13 A 497 0.14 A Cannon Road to Palomar Airport Road SB (2) 3,600 0.07 0.13 249 0.07 A 479 0.13 A NB (1) 1,800 0.10 0.31 181 0.10 A 552 0.31 A Palomar Airport to Poinsettia Lane SB (1) 1,800 0.21 0.17 373 0.21 A 311 0.17 A NB (2) 3,600 0.09 0.17 383 0.10 A 672 0.19 A Avenida Encinas Poinsettia Lane to Windrose Circle SB (2) 3,600 0.13 0.15 514 0.14 A 641 0.17 A TRAFFIC AND CIRCULATION Table 5.6-6 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-27 August 2007 Existing Plus Vision Plan Existing V/C AM Peak Hour PM Peak Hour Street Location Direction (Lanes) Capacity AM PM Volume V/C LOS Volume V/C LOS NB (1) 1,800 0.08 0.11 321 0.18 A 462 0.26 A Avenida Encinas Windrose Circle to Carlsbad Boulevard SB (1) 1,800 0.11 0.12 371 0.21 A 393 0.22 A NB (2) 3,600 0.25 0.10 909 0.25 A 379 0.11 A College Boulevard El Camino Real to Palomar Airport Road SB (2) 3,600 0.06 0.24 219 0.06 A 891 0.25 A NB (2) 3,600 0.20 0.11 723 0.20 A 385 0.11 A Palomar Airport to Poinsettia Lane SB (2) 3,600 0.06 0.20 201 0.06 A 705 0.20 A NB (2) 3,600 0.15 0.15 529 0.15 A 557 0.15 A Aviara Parkway Poinsettia Lane to Batiquitos Drive SB (2) 3,600 0.11 0.24 392 0.11 A 860 0.24 A NB (2) 3,600 0.13 0.20 461 0.13 A 717 0.20 A Cannon Road to Palomar Airport Road SB (2) 3,600 0.08 0.19 290 0.08 A 688 0.19 A NB (1) 1,800 0.23 0.33 411 0.23 A 595 0.33 A Camino Del Parque to Camino del Las Ondas SB (1) 1,800 0.15 0.28 271 0.15 A 507 0.28 A NB (1) 1,800 0.03 0.02 46 0.03 A 27 0.02 A Paseo del Norte Camino del Las Ondas to Poinsettia Lane SB (1) 1,800 0.02 0.03 28 0.02 A 61 0.03 A NB (3) 5,400 0.28 0.27 1,488 0.28 A 1,433 0.27 A Faraday Avenue to Palomar Airport Road SB (3) 5,400 0.24 0.32 1,279 0.24 A 1751 0.32 A NB (3) 5,400 0.19 0.27 1,038 0.19 A 1,490 0.28 A Palomar Airport Road to Camino Vida Roble SB (3) 5,400 0.25 0.23 1,346 0.25 A 1,281 0.24 A NB (2) 3,600 0.35 0.32 1,251 0.35 A 1,178 0.33 A Camino Vida Roble to Cassia Road SB (3) 5,400 0.22 0.26 1,188 0.22 A 1,410 0.26 A NB (3) 5,400 0.25 0.38 1,352 0.25 A 2,038 0.38 A El Camino Real Cassia Road to La Costa Avenue SB (2) 3,600 0.51 0.55 1,843 0.51 B 1,972 0.55 A TRAFFIC AND CIRCULATION Table 5.6-6 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-28 August 2007 Existing Plus Vision Plan Existing V/C AM Peak Hour PM Peak Hour Street Location Direction (Lanes) Capacity AM PM Volume V/C LOS Volume V/C LOS EB (3) 5,400 0.11 0.20 602 0.11 A 1,101 0.20 A Avenida Encinas to I-5 WB (3) 5,400 0.16 0.15 872 0.16 A 861 0.16 A EB (3) 5,400 0.45 0.32 2,430 0.45 A 1,712 0.32 A I-5 to Paseo del Norte WB (3) 5,400 0.20 0.48 1,079 0.20 A 2,603 0.48 A EB (3) 5,400 0.44 0.31 2,365 0.44 A 1,663 0.31 A Paseo del Norte to Armada Drive WB (3) 5,400 0.19 0.46 1,045 0.19 A 2,495 0.46 A EB (3) 5,400 0.44 0.29 2,366 0.44 A 1,545 0.29 A Armada Drive to Hidden Valley Road WB (3) 5,400 0.24 0.41 1,307 0.24 A 2,212 0.41 A EB (3) 5,400 0.43 0.28 2,339 0.43 A 1,514 0.28 A Hidden Valley Road to College Boulevard WB (3) 5,400 0.24 0.40 1,320 0.24 A 2,176 0.40 A EB (3) 5,400 0.28 0.26 1,509 0.28 A 1,408 0.26 A College Boulevard to Camino Vida Roble WB (3) 5,400 0.19 0.30 1,018 0.19 A 1,633 0.30 A EB (3) 5,400 0.21 0.27 1,122 0.21 A 1,470 0.27 A Camino Vida Roble to El Camino Real WB (3) 5,400 0.22 0.23 1,210 0.22 A 1,261 0.23 A EB (3) 5,400 0.30 0.58 1,629 0.30 A 3,151 0.58 A Palomar Airport Road El Camino Real to El Fuerte Street WB (3) 5,400 0.48 0.30 2,622 0.49 A 1,645 0.30 A EB (3) 5,400 0.21 0.62 1,136 0.21 A 3,370 0.62 B Palomar Airport Road El Fuerte Street to Melrose Drive WB (3) 5,400 0.50 0.28 2,691 0.50 A 1,532 0.28 A EB (2) 3,600 0.06 0.09 382 0.11 A 536 0.15 A Carlsbad Boulevard to Avenida Encinas WB (2) 3,600 0.15 0.11 714 0.20 A 666 0.19 A EB (2) 3,600 0.13 0.25 717 0.20 A 1,141 0.32 A Avenida Encinas to I-5 WB (2) 3,600 0.28 0.22 1,246 0.35 A 1,141 0.32 A EB (2) 3,600 0.28 0.40 1,078 0.30 A 1,516 0.42 A Poinsettia Lane I-5 to Paseo del Norte WB (2) 3,600 0.30 0.35 1,167 0.32 A 1,355 0.38 A TRAFFIC AND CIRCULATION Table 5.6-6 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-29 August 2007 Existing Plus Vision Plan Existing V/C AM Peak Hour PM Peak Hour Street Location Direction (Lanes) Capacity AM PM Volume V/C LOS Volume V/C LOS EB (2) 3,600 0.24 0.31 921 0.26 A 1,165 0.32 A Paseo Del Norte to Batiquitos Drive WB (2) 3,600 0.23 0.27 879 0.24 A 1,052 0.29 A EB (2) 3,600 0.21 0.22 818 0.23 A 863 0.24 A Batiquitos Drive to Aviara Parkway WB (2) 3,600 0.12 0.22 474 0.13 A 876 0.24 A EB (2) 3,600 0.02 0.03 100 0.03 A 161 0.04 A Poinsettia Lane Aviara Parkway to Cassia Road WB (2) 3,600 0.03 0.02 141 0.04 A 157 0.04 A EB (1) 1,800 0.20 0.26 497 0.28 A 631 0.35 A Carlsbad Boulevard to Vulcan Avenue WB (1) 1,800 0.29 0.26 688 0.38 A 705 0.39 A EB (1) 1,800 0.24 0.29 575 0.32 A 671 0.37 A Vulcan Avenue to I-5 WB (1) 1,800 0.35 0.29 792 0.44 A 763 0.42 A EB (2) 3,600 0.39 0.38 1,425 0.40 A 1,420 0.39 A I-5 to Piraeus Street WB (2) 3,600 0.31 0.35 1,142 0.32 A 1,310 0.36 A EB (2) 3,600 0.30 0.38 1,118 0.31 A 1,397 0.39 A Piraeus Street to El Camino Real WB (2) 3,600 0.31 0.32 1,149 0.32 A 1,213 0.34 A EB (2) 3,600 0.10 0.24 414 0.12 A 891 0.25 A La Costa Avenue East of El Camino Real WB (2) 3,600 0.20 0.18 769 0.21 A 704 0.20 A EB (1) 1800 0.02 0.01 178 0.10 A 184 0.10 A Ponto Drive Carlsbad Boulevard to Avenida Encinas WB (1) 1800 0.01 0.02 162 0.09 A 255 0.14 A TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-30 August 2007 Table 5.6-7 Horizon Year (2030) Peak Hour Intersection LOS - HCM Without Vision Plan With Vision Plan AM PM AM PM Change in Delay Intersections Delay LOS Delay LOS Delay LOS Delay LOS AM PM Palomar Airport Road / Avenida Encinas 35.6 D 40.7 D 35.7 D 41.0 D 0.1 0.3 Palomar Airport Road / I-5 SB Ramps 20.9 C 16.1 B 20.9 C 16.4 B 0.0 0.3 Palomar Airport Road / I-5 NB Ramps 59.1 E 47.1 D 59.7 E 48.4 D 0.6 1.3 Palomar Airport Road / Paseo Del Norte 36.7 D 44.7 D 36.7 D 44.9 D 0.0 0.2 Palomar Airport Road / Armada Drive 23.7 C 54.3 D 23.7 C 54.3 D 0.0 0 Palomar Airport Road / Hidden Valley Road 16.9 B 16.0 B 17.0 B 16.1 B 0.1 0.1 Palomar Airport Road / College Boulevard 37.8 D 47.7 D 38.7 D 49.5 D 0.8 1.8 Palomar Airport Road / Camino Vida Roble 31.9 C 34.9 C 31.9 C 34.9 C 0.0 0.0 Palomar Airport Road / El Camino Real 64.6 E 119.9 F 64.9 E 121.2 F 0.3 1.3 Palomar Airport Road / El Fuerte St. 65.6 E 45.8 D 66.2 E 46.2 D 0.6 0.4 Palomar Airport Road / Melrose Drive 116.8 F 82.9 F 117.3 F 83.6 F 0.5 0.7 Carlsbad Boulevard / Island Way 8.1 A 7.6 A 8.0 A 7.6 A -0.1 0.0 Carlsbad Boulevard / Breakwater Road 8.2 A 6.6 A 8.1 A 6.7 A -0.1 0.1 Carlsbad Boulevard / Poinsettia Lane 20.0 C 26.4 C 27.1 C 53.8 D 7.1 27.4 Poinsettia Lane / Avenida Encinas 32.4 C 37.7 D 34.1 C 41.6 D 2.3 3.9 Poinsettia Lane / I-5 SB Ramps 26.2 C 31.4 C 33.2 C 44.3 D 7.0 12.9 Poinsettia Lane / I-5 NB Ramps 28.7 C 29.0 C 36.9 D 38.8 D 8.2 9.8 Poinsettia Lane / Paseo Del Norte 31.6 C 37.5 D 33.3 C 43.2 D 2.1 5.7 Paseo Del Norte / Camino del las Ondas 31.1 C 27.2 C 32.4 C 28.0 C 1.3 0.8 Poinsettia Lane / Batiquitos Drive 25.3 C 25.2 C 24.7 C 25.0 C -0.6 -0.2 Poinsettia Lane / Aviara Parkway 30.2 C 33.9 C 30.4 C 34.6 C 0.2 0.7 El Camino Real / Cassia Road 25.3 C 11.8 B 26.5 C 13.7 B 1.2 1.9 El Camino Real / Camino Vida Roble 24.2 C 93.8 F 24.2 C 94.8 F 0.0 1.0 Carlsbad Boulevard / Ponto Drive 7.3 A 5.8 A 16.9 B 19.8 B 9.6 14.0 Carlsbad Boulevard / Beach Way 1.3 A 0.8 A 13.7 B 13.3 B 12.4 12.5 Carlsbad Boulevard / Avenida Encinas 6.7 A 8.0 A 17.2 B 17.0 B 10.5 9.0 Ponto Drive / Avenida Encinas 8.5 A 14.7 B 31.6 C 32.8 C 20.5 17.0 La Costa Avenue / N. Coast Highway 101 83.1 F 44.9 D 86.1 F 64.4 E 3.0 19.5 TRAFFIC AND CIRCULATION Table 5.6-7 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-31 August 2007 Without Vision Plan With Vision Plan AM PM AM PM Change in Delay Intersections Delay LOS Delay LOS Delay LOS Delay LOS AM PM La Costa Avenue / Vulcan Avenue Overflow F Overflow F Overflow F Overflow F Overflow Overflow La Costa Avenue / I-5 SB Ramps 27 C 32.1 C 26.1 C 33.0 C -0.9 0.9 La Costa Avenue / I-5 NB Ramps 26.8 C 24.4 C 26.9 C 25.0 C 0.1 0.6 La Costa Avenue / Piraeus St. 20.6 C 23.1 C 20.9 C 23.9 C 0.3 0.8 El Camino Real / La Costa Avenue 88.5 F 42.0 D 88.4 F 44.3 D -0.1 2.3 N. Coast Highway 101 / Leucadia Avenue 35.3 D 34.5 C 38.7 D 36.5 D 3.4 2.0 La Costa Avenue / Sheridan Road 11.0 B 21.6 C 13.2 B 34.4 D 2.2 12.8 Italic - Unsignalized Intersection. Deficient Intersections shown in BOLD. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-32 August 2007 Table 5.6-8 Horizon Year (2030) Peak Hour Roadway Segment LOS 2030 No Vision Plan A.M. 2030 No Vision Plan P.M. 2030 With Vision Plan A.M. 2030 With Vision Plan P.M. Change in Delay Location Direction (# lanes) Capacity Volume V/C LOS Volume V/C LOS Volume V/C LOS Volume V/C LOS AM PM NB (2) 3,600 497 0.14 A 1,261 0.35 A 521 0.14 A 1,288 0.36 A 0.00 0.01 Palomar Airport Road to Island Way SB (2) 3,600 1,198 0.33 A 1,428 0.40 A 1,242 0.35 A 1,494 0.42 A 0.02 0.02 NB (2) 3,600 486 0.14 A 1,279 0.36 A 510 0.14 A 1,306 0.36 A 0.00 0.00 Island Way to Breakwater Road SB (2) 3,600 1,176 0.33 A 1,364 0.38 A 1,220 0.34 A 1,430 0.40 A 0.01 0.02 NB (2) 3,600 419 0.12 A 1,220 0.34 A 443 0.12 A 1,247 0.35 A 0.00 0.01 Breakwater Road to Poinsettia Lane SB (2) 3,600 1,011 0.28 A 1,158 0.32 A 1,055 0.29 A 1,224 0.34 A 0.01 0.02 NB (2) 3,600 416 0.12 A 1,248 0.35 A 440 0.12 A 1,275 0.35 A 0.00 0.00 Poinsettia Lane to Ponto Drive SB (2) 3,600 1,034 0.29 A 1,176 0.33 A 1,078 0.30 A 1,242 0.35 A 0.01 0.02 NB (2) 3,600 1,332 0.37 A 1,212 0.34 A 1,540 0.43 A 1,447 0.40 A 0.06 0.06 Ponto Drive to Beach Way SB (2) 3,600 1,104 0.31 A 1,930 0.54 A 1,328 0.37 A 2,266 0.63 A 0.06 0.09 NB (2) 3,600 1,266 0.35 A 913 0.25 A 1,347 0.37 A 1,030 0.29 A 0.02 0.04 Beach Way to Avenida Encinas SB (2) 3,600 1,445 0.40 A 1,741 0.48 A 1,514 0.42 A 1,840 0.51 A 0.02 0.03 NB (2) 3,600 1,634 0.45 A 1,124 0.31 A 1,854 0.52 A 1,454 0.40 A 0.07 0.09 Avenida Encinas to La Costa Avenue SB (2) 3,600 1,640 0.46 A 1,930 0.54 A 1,837 0.51 A 2,148 0.60 A 0.05 0.06 NB (2) 3,600 548 0.15 A 1,533 0.43 A 608 0.17 A 1,624 0.45 A 0.02 0.02 Carlsbad Blvd. La Costa Avenue to Leucadia Boulevard SB (2) 3,600 2,428 0.67 B 1,035 0.29 A 2,483 0.69 B 1,096 0.30 A 0.02 0.01 NB (2) 3,600 506 0.14 A 534 0.15 A 508 0.14 A 536 0.15 A 0.00 0.00 Avenida Encinas Cannon Road to Palomar Airport Road SB (2) 3,600 271 0.08 A 747 0.21 A 273 0.08 A 751 0.21 A 0.00 0.00 TRAFFIC AND CIRCULATION Table 5.6-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-33 August 2007 2030 No Vision Plan A.M. 2030 No Vision Plan P.M. 2030 With Vision Plan A.M. 2030 With Vision Plan P.M. Change in Delay Location Direction (# lanes) Capacity Volume V/C LOS Volume V/C LOS Volume V/C LOS Volume V/C LOS AM PM NB (1) 1,800 289 0.16 A 636 0.35 A 292 0.16 A 639 0.36 A 0.00 0.01 Palomar Airport Road to Poinsettia Lane SB (1) 1,800 579 0.32 A 415 0.23 A 582 0.32 A 420 0.23 A 0.00 0.00 NB 2) 3,600 685 0.19 A 666 0.19 A 742 0.21 A 726 0.20 A 0.02 0.01 Poinsettia Lane to Windrose Circle SB (2) 3,600 396 0.11 A 630 0.18 A 454 0.13 A 717 0.20 A 0.02 0.02 EB (1) 1,800 176 0.10 A 206 0.11 A 351 0.20 A 471 0.26 A 0.10 0.15 Avenida Encinas Windrose Circle to Carlsbad Boulevard WB (1) 1,800 169 0.09 A 136 0.08 A 331 0.18 A 307 0.17 A 0.09 0.09 NB (2) 3,600 1,498 0.42 A 641 0.18 A 1,512 0.42 A 656 0.18 A 0.00 0.00 College Boulevard El Camino Real to Palomar Airport Road SB (2) 3,600 578 0.16 A 1,405 0.39 A 593 0.16 A 1,428 0.40 A 0.00 0.01 NB (2) 3,600 1,151 0.32 A 554 0.15 A 1,151 0.32 A 554 0.15 A 0.00 0.00 Palomar Airport Road to Poinsettia Lane SB (2) 3,600 292 0.08 A 1,146 0.32 A 292 0.08 A 1,146 0.32 A 0.00 0.00 NB (2) 3,600 912 0.25 A 633 0.18 A 917 0.25 A 641 0.18 A 0.00 0.00 Aviara Parkway Poinsettia Lane to Batiquitos Drive SB (2) 3,600 351 0.10 A 1,158 0.32 A 356 0.10 A 1,163 0.32 A 0.00 0.00 NB (2) 3,600 771 0.21 A 707 0.20 A 773 0.21 A 710 0.20 A 0.00 0.00 Cannon Road to Palomar Airport Road SB (2) 3,600 356 0.10 A 927 0.26 A 359 0.10 A 931 0.26 A 0.00 0.00 NB (1) 1,800 812 0.45 A 561 0.31 A 812 0.45 A 561 0.31 A 0.00 0.00 Camino del Parque to Camino del Las Ondas SB (1) 1,800 355 0.20 A 1,243 0.69 B 355 0.20 A 1,243 0.69 B 0.00 0.00 NB (1) 1,800 143 0.08 A 35 0.02 A 143 0.08 A 35 0.02 A 0.00 0.00 Paseo del Norte Camino del Las Ondas to Poinsettia Lane SB (1) 1,800 31 0.02 A 156 0.09 A 31 0.02 A 156 0.09 A 0.00 0.00 NB (3) 5,400 2,781 0.52 A 1,965 0.36 A 2,781 0.52 A 1,965 0.36 A 0.00 0.00 El Camino Real Faraday Avenue to Palomar Airport Road SB (3) 5,400 2,034 0.38 A 2,479 0.46 A 2,034 0.38 A 2,479 0.46 A 0.00 0.00 TRAFFIC AND CIRCULATION Table 5.6-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-34 August 2007 2030 No Vision Plan A.M. 2030 No Vision Plan P.M. 2030 With Vision Plan A.M. 2030 With Vision Plan P.M. Change in Delay Location Direction (# lanes) Capacity Volume V/C LOS Volume V/C LOS Volume V/C LOS Volume V/C LOS AM PM NB (3) 5,400 2,192 0.41 A 1,756 0.33 A 2,201 0.41 A 1,766 0.33 A 0.00 0.00 Palomar Airport Road to Camino Vida Roble SB (3) 5,400 1,425 0.26 A 2,206 0.41 A 1,435 0.27 A 2,220 0.41 A 0.00 0.00 NB (3) 5,400 2,819 0.52 A 1,488 0.28 A 2,828 0.52 A 1,498 0.28 A 0.00 0.00 Camino Vida Roble to Cassia Road SB (3) 5,400 1,306 0.24 A 2,930 0.54 A 1,316 0.24 A 2,944 0.55 A 0.00 0.01 NB (3) 5,400 3,467 0.64 B 2,594 0.48 A 3,467 0.64 B 2,594 0.48 A 0.00 0.00 El Camino Real Cassia Road to La Costa Avenue SB (3) 5,400 2,261 0.42 A 3,058 0.57 A 2,261 0.42 A 3,058 0.57 A 0.00 0.00 EB (3) 5,400 1,079 0.20 A 1,152 0.21 A 1,090 0.20 A 1,164 0.22 A 0.00 0.01 Avenida Encinas to I-5 WB (3) 5,400 975 0.18 A 1,165 0.22 A 1,005 0.19 A 1,209 0.22 A 0.01 0.00 EB (3) 5,400 2,704 0.50 A 2,151 0.40 A 2,706 0.50 A 2,155 0.40 A 0.00 0.00 I-5 to Paseo del Norte WB (3) 5,400 1,313 0.24 A 3,149 0.58 A 1,317 0.24 A 3,154 0.58 A 0.00 0.00 EB (3) 5,400 2,741 0.51 A 1,615 0.30 A 2,741 0.51 A 1,616 0.30 A 0.00 0.00 Paseo del Norte to Armada Drive WB (3) 5,400 1,308 0.24 A 3,075 0.57 A 1,309 0.24 A 3,076 0.57 A 0.00 0.00 EB (3) 5,400 3,242 0.60 B 2,129 0.39 A 3,242 0.60 B 2,130 0.39 A 0.00 0.00 Armada Drive to Hidden Valley Road WB (3) 5,400 1,766 0.33 A 3,029 0.56 A 1,767 0.33 A 3,030 0.56 A 0.00 0.00 EB (3) 5,400 3,166 0.59 A 2,028 0.38 A 3,184 0.59 A 2,049 0.38 A 0.00 0.00 Hidden Valley Road to College Boulevard WB (3) 5,400 1,781 0.33 A 2,928 0.54 A 1,802 0.33 A 2,959 0.55 A 0.00 0.01 EB (3) 5,400 1,906 0.35 A 1,497 0.28 A 1,906 0.35 A 1,498 0.28 A 0.00 0.00 College Boulevard to Camino Vida Roble WB (3) 5,400 1,168 0.22 A 1,547 0.29 A 1,169 0.22 A 1,548 0.29 A 0.00 0.00 EB (3) 5,400 1,442 0.27 A 1,475 0.27 A 1,442 0.27 A 1,476 0.27 A 0.00 0.00 Palomar Airport Road Camino Vida Roble to El Camino Real WB (3) 5,400 1,239 0.23 A 1,090 0.20 A 1,240 0.23 A 1,091 0.20 A 0.00 0.00 TRAFFIC AND CIRCULATION Table 5.6-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-35 August 2007 2030 No Vision Plan A.M. 2030 No Vision Plan P.M. 2030 With Vision Plan A.M. 2030 With Vision Plan P.M. Change in Delay Location Direction (# lanes) Capacity Volume V/C LOS Volume V/C LOS Volume V/C LOS Volume V/C LOS AM PM EB (3) 5,400 2,341 0.43 A 3,384 0.63 B 2,350 0.44 A 3,394 0.63 A 0.01 0.00 El Camino Real to El Fuerte Street WB (3) 5,400 3,307 0.61 B 2,332 0.43 A 3,317 0.61 B 2,347 0.43 A 0.00 0.00 EB (3) 5,400 1,921 0.36 A 3,501 0.65 B 1,930 0.36 A 3,511 0.65 A 0.00 0.00 Palomar Airport Road El Fuerte Street to Melrose Drive WB (3) 5,400 3,332 0.62 B 2,277 0.42 A 3,342 0.62 B 2,292 0.42 A 0.00 0.00 EB (2) 3,600 250 0.07 A 485 0.13 A 434 0.12 A 692 0.19 A 0.05 0.06 Carlsbad Boulevard to Avenida Encinas WB (2) 3,600 384 0.11 A 581 0.16 A 564 0.16 A 850 0.24 A 0.05 0.08 EB (2) 3,600 801 0.22 A 1,152 0.32 A 1,035 0.29 A 1,411 0.39 A 0.07 0.07 Poinsettia Lane Avenida Encinas to I-5 WB (2) 3,600 830 0.23 A 1,019 0.28 A 1,061 0.29 A 1,365 0.38 A 0.06 0.10 EB (2) 3,600 1,466 0.41 A 1,656 0.46 A 1,534 0.43 A 1,732 0.48 A 0.02 0.02 I-5 to Paseo del Norte WB (2) 3,600 1,463 0.41 A 1,644 0.46 A 1,538 0.43 A 1,756 0.49 A 0.02 0.03 EB (2) 3,600 877 0.24 A 1,190 0.33 A 927 0.26 A 1,246 0.35 A 0.02 0.02 Paseo Del Norte to Batiquitos Drive WB (2) 3,600 1,110 0.31 A 1,199 0.33 A 1,165 0.32 A 1,281 0.36 A 0.01 0.03 EB (2) 3,600 1,198 0.33 A 994 0.28 A 1,249 0.35 A 1,050 0.29 A 0.02 0.01 Batiquitos Drive to Aviara Parkway WB (2) 3,600 751 0.21 A 1,286 0.36 A 806 0.22 A 1,369 0.38 A 0.01 0.02 EB (2) 3,600 564 0.16 A 495 0.14 A 610 0.17 A 546 0.15 A 0.01 0.01 Poinsettia Lane Aviara Parkway to El Camino Real WB (2) 3,600 415 0.12 A 720 0.20 A 465 0.13 A 795 0.22 A 0.01 0.02 EB (1) 1,800 850 0.47 A 1,000 0.56 A 991 0.55 A 1,156 0.64 B 0.08 0.08 Carlsbad Boulevard to Vulcan Avenue WB (1) 1,800 945 0.53 A 798 0.44 A 1,105 0.61 B 1,038 0.58 A 0.08 0.14 EB (1) 1,800 945 0.53 A 922 0.51 A 1,086 0.60 A 1,078 0.60 A 0.07 0.09 La Costa Ave. Vulcan Avenue to I-5 WB (1) 1,800 1,256 0.70 B 2,156 1.20 F 1,416 0.79 C 2,396 1.33 F 0.09 0.13 TRAFFIC AND CIRCULATION Table 5.6-8 continued Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-36 August 2007 2030 No Vision Plan A.M. 2030 No Vision Plan P.M. 2030 With Vision Plan A.M. 2030 With Vision Plan P.M. Change in Delay Location Direction (# lanes) Capacity Volume V/C LOS Volume V/C LOS Volume V/C LOS Volume V/C LOS AM PM EB (2) 3,600 2,002 0.56 A 2,100 0.58 A 2,039 0.57 A 2,141 0.59 A 0.01 0.01 I-5 to Piraeus Street WB (2) 3,600 2,042 0.57 A 2,148 0.60 A 2,082 0.58 A 2,208 0.61 A 0.01 0.01 EB (2) 3,600 1,822 0.51 A 1,523 0.42 A 1,859 0.52 A 1,564 0.43 A 0.01 0.01 Piraeus Street to El Camino Real WB (2) 3,600 1,370 0.38 A 1,412 0.39 A 1,410 0.39 A 1,472 0.41 A 0.01 0.02 EB (2) 3,600 536 0.15 A 1,035 0.29 A 573 0.16 A 1,076 0.30 A 0.01 0.01 La Costa Ave. East of El Camino Real WB (2) 3,600 1,065 0.30 A 809 0.22 A 1,105 0.31 A 869 0.24 A 0.01 0.02 NB (1) 1,800 27 0.02 A 15 0.01 A 167 0.09 A 172 0.10 A 0.07 0.09 Ponto Drive Carlsbad Boulevard to Avenida Encinas SB (1) 1,800 23 0.01 A 43 0.02 A 166 0.09 A 257 0.14 A 0.08 0.12 Note: Deficient roadway segment operation shown in bold. (#) Number of lanes. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-37 August 2007 Table 5.6-9 ILV Operation Analysis PAR/ I-5 SB Ramps PAR/ I-5 NB Ramps Poinsettia Ln/I-5 SB Ramps Poinsettia Ln/ I-5 NB Ramps La Costa Ave/ I-5 SB Ramps La Costa Ave/ I-5 NB Ramps a.m. 731 Stable 1232 Unstable 722 Stable 794 Stable 717 Stable 881 Stable Existing Conditions p.m. 743 Stable 1186 Stable 1016 Stable 917 Stable 744 Stable 893 Stable a.m. 732 Stable 1241 Unstable 913 Stable 973 Stable 797 Stable 899 Stable Existing with Vision Plan p.m. 745 Stable 1196 Stable 1364 Unstable 1125 Stable 810 Stable 913 Stable a.m. 940 Stable 1333 Unstable 1002 Stable 1003 Stable 705 Stable 964 Stable 2010 p.m. 891 Stable 1271 Unstable 1065 Stable 1156 Stable 912 Stable 983 Stable a.m. 942 Stable 1342 Unstable 1193 Stable 1182 Stable 785 Stable 983 Stable 2010 with Vision Plan p.m. 897 Stable 1282 Unstable 1413 Unstable 1364 Unstable 932 Stable 1078 Stable a.m. 1011 Stable 1531 Capacity 1052 Stable 1031 Stable 623 Stable 1118 Stable 2030 p.m. 1057 Stable 1409 Unstable 1147 Stable 1193 Stable 1144 Stable 1287 Unstable a.m. 1012 Stable 1540 Capacity 1243 Unstable 1210 Unstable 703 Stable 1137 Stable 2030 with Vision Plan p.m. 1063 Stable 1420 Unstable 1387 Unstable 1401 Unstable 1165 Stable 1308 Unstable Note: PAR – Palomar Airport Road. TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-38 August 2007 Table 5.6-10 Recommended Mitigation Measures Forecast Deficient Intersections Worst Case Mitigated Intersection Significantly Impacted Scenarios Delay LOS Recommended Mitigation Delay LOS La Costa Ave / Carlsbad Blvd 2030 33.4 F Widen North Leg to Include: 2 Left Turn Lanes and 2 Thru Lanes, and Widen East Leg to Include: 2 Left Turn Lanes and 1 Right Turn Lane 44.8 D La Costa Ave / Vulcan Ave Existing, 2010 & 2030 711.1 F Alternative 1: Install Traffic Signal (with La Costa Widening to 4 lanes) Alternative 2: Restrict Left Turn Access 35.0 C Forecast Deficient Roadway Segments WB La Costa Avenue east of Vulcan Avenue 2030 1.33 F Widen Westbound Approach beginning east of Vulcan Avenue to accommodate intersection improvements identified above (dual eastbound left turn lanes at N. Coast Highway 101 and dedicated left turn lane at Vulcan Avenue). Improvement consistent with improvements approved with Highway 101 Corridor Specific Plan (City of Encinitas) 0.67 C TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-39 August 2007 Figure 5.6-1 Study Intersections -..------------------------------------------""' .. -... .. -.. -... .. ... ... ... .. ... .. .. -.. ... .. ---.. --.. --------- \ __ .. -·············· ·· .. ' \..,a, Costa Ave. Leucadia Blvd. -------------------------------------- CONSULTING 25 !Ol 9Sl/l 951 .. a33,a• Emllf'Onmontal lm,,act Study Intersections Figure 5.6-1 Ponto Beachfront Village Vision Plan EIR TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-41 August 2007 Figure 5.6-2 Existing ADT Volumes .. 1111 -.. - 11111 .. 11111 ... 11111 ... 11111 ... -... ... ... 11111 - 11111 ---... ... --11111 ---------- Breakwater Rd. 6,100·---- Avenida Encinas LEGEND: X,XXX Average Daily Traffic 0 NOTTO SCALE P:N.if CONSULTING 25L0l 95l/l 951••034.a, r .... ,onmen111 lm~•ct <•' __ ... •···· .. ·-. ·· ...... . 7 013 1 3,330 10,015 5,10 Existing ADT Volumes Figure 5.6-2 Ponto Beachfront Village Vision Plan EIR TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-43 August 2007 Figure 5.6-3 Existing AM Level of Service LEGEND • Acceptable (LOS A or B) Q · Marginal (LOS C or D) • • Failure (LOS E or F) CONl!IULTINl3 2510l~l/1951t •0J~ II (nff~m),C-1 ... -. Existing AM Level of Service Ponto Beachfront Village Vision Plan EIR Figure 5.6-3 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-45 August 2007 Figure 5.6-4 Existing PM Level of Service LEGEND -Acceptable (LOS A or B) Q -Marginal (LOS C or D) • -Failure (LOS E or F) 0 CON S ULTING 2510I9Sl/19~1•~036 a. (!'IYll'onmentallrril)a(t Existing PM Level of Service Ponto Beachfront Village Vision Plan EIR Figure 5.6-4 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-47 August 2007 Figure 5.6-5 Trip Distribution .. ... .. .. -... .. ... .. ... .. ---... .. .. .. -.. .. ... .. -... ... ---.. ------- LEGEND XX% -Trip Percent Distribution 0 NOTTO SCALE CCNSULTINQ 2510! 95!/I 95 le>037 .II En•110nmen1a1mp1ct Trip Distribution Ponto Beachfront Village Vision Plan EIR 8% Figure 5.6-5 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-49 August 2007 Figure 5.6-6 Existing with Vision Plan AM Level of Service LEGEND -Acceptable (LOS A or B) Q -Marginal (LOS C or D) • -Failure (LOS E or F) NOTTO SCALE ... - C ONS U LTING 2; 101951/19!1 I t•0l8.11 £A¥•~1n'c>KI Existing with Vision Plan AM Level of Service Ponto Beachfront Village Vision Plan EIR Figure 5.6-6 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-51 August 2007 Figure 5.6-7 Existing with Vision Plan PM Level of Service LEGEND • Acceptable (LOS A or 8) Q -Marginal (LOS C or 0) • -Failure (LOS E or F) 0 NOT TO Sr.At I= . . -..... CONSULTING ZS LO I ')!)I/I l,l~l♦k039.ai £1'WOM!Mt .. Wll)iCI Existing with Vision Plan PM Level of Service Ponto Beachfront Village Vision Plan EIR Figure 5.6-7 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-53 August 2007 Figure 5.6-8 Horizon Year (2030) ADT Volumes -.. -----.. -.. ----... -.. -------.. -,.. -.. ------- 8,600 LEGEND: x,xxx Breakwater Rd. 6,097·---- 6,278 Average Daily Traffic 0 NOTTO SCALE CONSULTING 25101951/l 951••046.a, £,.,,ronml!nlol lm~act 9236 39,33 2,50 ' Horizon Year (2030) ADT Volumes Ponto Beachfront Village Vision Plan EIR 72,342 72 2 20.497 Figure 5.6-8 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-55 August 2007 Figure 5.6-9 Horizon Year (2030) with Vision Plan ADT Volumes -.. ... .. --... ---... .. ... -... --.. -- -.. 1111 -------------- LEGEND: x,xxx Breakwater Rd . 6,097··--- Avenida Encinas Average Daily Traffic () NOTTO SCALE 73100 73 100 3 Costa Ave. 40,4 0,800 12, CON!SULTINl3 25101 95l/l 951••D47.a, tov.,onmental 1m~•ct Horizon Year (2030) With Vision Plan ADT Volumes Ponto Beachfront Village Vision Plan EIR Figure 5.6-9 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-57 August 2007 Figure 5.6-10 Horizon Year (2030) with Vision Plan AM Level of Service LEGEND • Acceptable (LOS A or 8) Q · Marginal (LOS C or D) • • Failure (LOS E or F) NOT TO Sr.Al I= Horizon Year (2030) With Vision Plan AM Level of Service C O N8ULTINl3 25101951/l9~1u64 II [nwor,,nt11lll lmpa(:I Ponto Beachfront Village Vision Plan EIR Figure 5.6-10 TRAFFIC AND CIRCULATION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.6-59 August 2007 Figure 5.6-11 Horizon Year (2030) with Vision Plan PM Level of Service LEGEND -Acceptable (LOS A or 8) Q · Marginal (LOS C or D) • -Failure (LOS E or F) (_] NOT TO ~r.AI F Horizon Year (2030) With Vision Plan PM Level of Service CONSULTING 2Sl019Sl/19Slt•6J 11 El'IW'onmtnt.iwnoM:t Ponto Beachfront Village Vision Plan EIR Figure 5.6-11 VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-1 August 2007 5.7 VISUAL AESTHETICS AND GRADING The purpose of this section is to describe the existing aesthetic environment onsite and in the site vicinity, and to analyze potential project impacts to the existing aesthetic character of the site and the surrounding community. Consideration of public scenic vistas and views, impacts to scenic resources and the introduction of new sources of light and glare are also included in this section. 5.7.1 Existing Conditions 5.7.1.1 Visual Setting/Character Onsite The project development area is located on a westerly sloping series of well-defined coastal terraces above the Pacific Ocean. Topography in the Ponto Area is generally gently sloping, although there are some areas with greater elevational change. Onsite elevations generally range from approximately 30 feet amsl in the southern portion of the property to approximately 70 feet amsl in the central portion. The area south of Avenida Encinas is a bluff area with excellent views out to the Batiquitos Lagoon and the Pacific Ocean. A high point in elevation occurs onsite at the intersection of Ponto Drive and Avenida Encinas. Ponto Drive slopes down into the area of lowest onsite elevation, where the former off-ramps and underpass for Old Highway 101 were located. The southern two-thirds of the site are undeveloped and dominated by grasses and herbaceous annuals. Ornamental landscaping is generally present in the developed areas within private yards. A 572-foot long drainage, approximately three feet wide, originates just east of Carlsbad Boulevard at Ponto Drive. The drainage runs to the south through an empty lot to a concrete ditch, which connects to a drain that then ultimately drains to the Pacific Ocean. Overhead utilities are also present in areas of the site. An estimated twenty-four structures exist onsite and range from one to two stories in height, in varying degrees of condition. Structures appear to be of metal, wood, and stucco construction. Onsite uses include single-family residential, multiple light industrial, and commercial uses. Historical uses within the subject site included, but were not limited to, metal shops, paint shops, antique repair, and mirror reconditioning facilities, dipping and stripping operations of materials, auto repair, metal fabrications, agricultural activities, and the San Diego Northern Railroad. Offsite The project site is located within the urban context of the City of Carlsbad. Land uses in the vicinity of the Ponto Area are predominately residential. To the north of the project area is the Hanover Beach Colony residential neighborhood, and to the northeast is Lakeshore Gardens, a mobile home park. To the east is the SDNR and single-family residential VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-2 August 2007 development, with shopping and services for the residential neighborhoods located along Avenida Encinas, east of the residential areas. The Batiquitos Lagoon is to the south of the project development area. Directly west of the project area on the oceanfront bluffs and adjacent to Carlsbad Boulevard are the campsites of South Carlsbad State Beach, with the beach and Pacific Ocean below. 5.7.1.2 Applicable Plans, Policies, and Regulations City of Carlsbad Scenic Corridor Guidelines To complement the City’s Landscape Guidelines Manual and the General Plan Circulation Element, the City adopted its Scenic Corridor Guidelines in July 1988 to provide additional guidance in preserving and enhancing the character of roadways within the City with unique views or visual characteristics. The guidelines generally apply to development that occurs within or adjacent to the right-of-way of identified scenic corridors. Carlsbad Boulevard is identified as a “Community Theme Corridor” within the Scenic Corridor Guidelines. As this roadway parallels the Pacific Ocean in the vicinity of the Ponto Area, it affords views of the Pacific Ocean, stretches of beach, Batiquitos Lagoon, and recreational activities such as camping and surfing. According to the Circulation Element, Community Theme Corridors are considered to “connect Carlsbad with adjacent communities and present the City of Carlsbad to persons entering and passing through the community.” The designation is intended to preserve and enhance the visual, environmental, and historical characteristics of the City and along the route through planning and design measures. Goals included in the Guidelines that apply specifically to Carlsbad Boulevard include establishing a natural beach-oriented theme; enhancing visual quality through theme-oriented landscaping and street furniture; preserving natural quality of the lagoon areas by limiting landscaping adjacent to the lagoon; and, encouraging landscape setbacks to achieve a sense of openness along developed segments the roadway. Other Scenic Theme Corridors include El Camino Real, Palomar Airport Road, La Costa Avenue and Melrose Drive. In addition to scenic corridors, certain locations have been identified as major entry points into the City. Carlsbad Boulevard is identified as a major entryway where Carlsbad Boulevard enters the City just to the southwest of the proposed Ponto Area; refer to Figure 5.1-1. The location is identified as a “Major Entry Monumentation” which signifies the major southern entry point into the City and is considered a “visual transition zone” that will identify and enhance the City’s unique character. Monumentation, combined with landscaping and/or signage, is suggested in the Guidelines for this highly visible, high-use location. In addition, the SDNR is identified as a scenic railroad corridor with the Scenic Corridor Guidelines. This railway is identified as a “special condition” corridor which provides views to rail passengers traveling through the City. The Guidelines suggest improvements along the railroad right-of-way to upgrade the image of Carlsbad and to inform passengers that they have arrived in the City. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-3 August 2007 City of Carlsbad Final Master EIR, General Plan Update The City of Carlsbad Final Master EIR for the General Plan Update discusses the potential for visual impacts to occur within the City as landform modification takes place with future development. To minimize such impacts, all future development would be subject to compliance with the following policies, guidelines, and ordinances, as applicable: Planned Development Ordinance and Design Guidelines Manual; Landscape Guidelines Manual; Zoning Regulations; Growth Management Ordinance; City Council Policy 44 – Architectural Guidelines for the Development of Liveable Neighborhoods; Planned Development Ordinance; Hillside Development Ordinance; and, Carlsbad Municipal Code Title 21.53 and CEQA. In addition, mitigation measures are given in the EIR to reduce the potential for visual impacts to occur as the result of site development. These mitigation measures address architectural review, grading of hillsides, and land use development standards to preserve natural features and characteristics, among other measures. City of Carlsbad Landscape Manual The City’s Landscape Manual provides guidelines for landscaping, irrigation requirements, wildfire prevention, streetscape, slope revegetation, water conservation, and erosion control. In an effort to reduce water demands resulting from irrigation and to maintain the visual environment, all proposed development within the City is subject to the requirements of the Landscape Manual. 5.7.1.3 Existing Public Viewpoints Carlsbad Boulevard Carlsbad Boulevard generally runs north/south and parallels the Ponto Area to the west. The roadway is identified as a Major Roadway within the City and, as mentioned above, is designated as a Community Theme Corridor within the City Scenic Corridor Guidelines. Topography along the roadway is generally flat as it crosses the Batiquitos Lagoon to the south, then ascends gradually as it passes along the frontage of the project area. The roadway is a two-lane roadway in the north and south directions along the site, with a left-turn lane provided into the site at Avenida Encinas. In addition, a right turn-lane is provided off of Carlsbad Boulevard at Ponto Drive to allow access to the northern portion of the project site, as well as to the other residential areas to the north of the project area. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-4 August 2007 Views to the site from Carlsbad Boulevard occur from both the northbound and southbound lanes. The longest views are from the northbound lanes approaching the site, across Batiquitos Lagoon. Avenida Encinas As Avenida Encinas crosses the Ponto Area, views looking to the north and south across the site are afforded from this public roadway. In addition, east of the railroad tracks, views looking west from the roadway also occur from the existing residential neighborhood. Ponto Drive The Hanover Beach Colony residential neighborhood is located to the north of the proposed project development area, with access taken along Ponto Drive. From Ponto Drive, views into the site would generally be afforded looking south and southwest. South Carlsbad State Beach and Campground South Carlsbad State Beach and Campground is located to the west of the Ponto Area, across Carlsbad Boulevard. The beach and campground serve as public recreational areas, with parking for day tourists and overnight camping for recreational vehicles. Views to the Ponto Area from these locations are generally limited, due to topography and existing landscaping, as well as distance from the site across Carlsbad Boulevard. Batiquitos Lagoon Limited views of the Ponto Area occur from locations adjacent to or within the Batiquitos Lagoon, due to elevational differences and natural landforms (i.e., coastal bluffs). Views from the Lagoon looking north to the site would be limited due to the approximate 40-foot elevational difference between the southern portion of the development area and the elevation of the Lagoon. Views of the Ponto Area would be afforded at a distance from the site looking north from within the Lagoon, crossing the Lagoon on Carlsbad Boulevard, and from the south edge of the Lagoon near the City of Encinitas. Northern San Diego Railroad As mentioned, the NSDR railway runs north-south to the east of the Ponto Area. The railway is identified as a scenic railroad corridor within the Scenic Corridor Guidelines. This railway affords passengers on the train views to the west of the Pacific Ocean, across the Ponto Area, and generally of Batiquitos Lagoon to the east and west as the railway crosses the water between the Cities of Encinitas and Carlsbad. 5.7.2 Thresholds for Determining Significance The significance thresholds used for this section are from Appendix G of the CEQA Guidelines. For the purpose of this EIR, a significant impact related to aesthetics or visual resources would occur if the proposed project would: Create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the area; VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-5 August 2007 Substantially degrade the existing visual character or quality of the site and its surroundings; Have a substantially adverse effect on a scenic vista; Propose development on natural slopes greater than 40% and create manufactured slopes greater than 40 feet in height which are not excluded from Section 21.95.130 of the Hillside Development Regulations or subject to standards modification Section 21.95.140; or, Create a manufactured slope greater than 20 feet in height and 200 feet in length that is not contoured and which is located adjacent to or is substantially visible from a circulation element road, collector street, or useable public open space area [(21.95.120(F)(1)] of the Municipal Code) and also is not excluded from Section 21. 95.130 of the Hillside Development Regulations or subject to standard modification Section 21.95.140. The significance criteria listed above are used to evaluate potential visual impacts on the project site and from areas that are designated as scenic corridors or scenic vistas. These areas typically consist of public thoroughfares or vantage points. The City of Carlsbad does not have an adopted ordinance that protects private views. 5.7.3 Environmental Impact 5.7.3.1 Light and Glare As noted, the Ponto Area is located within an urban setting. To the north and east are residential neighborhoods, with the Batiquitos Lagoon to the south and the Pacific Ocean to the west. Limited light or glare is currently generated on the property from the existing residential, commercial, and light industrial uses. Existing outdoor lighting is generally limited to that necessary for safety and access, as well as security of outdoor areas, and is not considered to be a source of significant light or glare. Outdoor lighting in adjacent neighborhoods is similar to that found on the Ponto Area, with outdoor fixtures generally providing lighting for purposes of access and safety of the residents. As development would occur over time on the project site, potential new sources of light or glare may be introduced to the area. Potential sources of light would be from lighting for outdoor safety and circulation, operation of the resort and commercial facilities, delivery and personal vehicles, and outdoor lighting for residential uses, among other sources. However, all lighting within the Ponto Area would be subject to City standards for structural, street, and recreational lighting to ensure that lighting impacts do not occur. All future lighting would be shielded and directed downward to prevent spillover into adjacent properties. Additionally, Mitigation Measure B-5, as described in Section 5.2, would require that night lighting be directed away from the lagoon area to minimize potential nighttime lighting impacts to wildlife. Proposed lighting conditions would be addressed through preparation of a lighting plan, to be submitted with a site development plan or other application, subject to review and approval by the Planning Director. Mandatory compliance for all new building permits would ensure that the proposed project in combination with all past, present and future projects would not contribute to a long-term or VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-6 August 2007 cumulatively considerable lighting impact. Therefore, development on the site would not create a significant new source of substantial light or glare (at either the project or cumulative level) that would adversely affect daytime or nighttime views in the area. Visual impacts resulting from light and glare would, therefore, be less than significant. In summary, implementation of the Ponto Vision Plan is not anticipated to disrupt the existing pattern of the visual environment, or be incompatible with the existing visual character in terms of dominance, scale, diversity or continuity. Therefore, impacts to visual aesthetics and grading would be less than significant. 5.7.3.2 Long-Term Aesthetic Impacts Implementation of the Ponto Vision Plan would result in future development of the site with residential, commercial, tourism-oriented, and recreational uses. As a portion of the site is presently developed, and the areas adjacent to the site to the north and east support residential neighborhoods, development proposed with the Vision Plan would be consistent with existing development typical of an urban setting, particularly along a Major Roadway, such as Carlsbad Boulevard. Although the project site currently contains some existing development, buildout under the proposed Vision Plan would represent some change from what is currently on the site; however, future development of the Ponto Area would maintain existing (or lower) pad elevations to the greatest extent practicable. The following analysis evaluates whether that change represents a substantial degradation of the visual character or quality of the site and its surroundings. In addition, all future development within the Ponto Area would be required to be consistent with the Local Coastal Program to maintain existing public views to the maximum extent practicable. Figures 5.7-2 illustrates the topography of the site and shows existing onsite views. In addition, Figure 5.7-3 identifies the locations from where visual simulations were prepared for the existing and anticipated future conditions on the site. The visual simulations are included in Figures 5.7-4 through 5.7-8. As discussed in Section 3.4, several preliminary review applications within the Ponto development area were submitted to the City for comment. These projects are considered in the visual analysis. Preliminary site plans for these projects were obtained prior to preparation of the following visual simulations, for awareness of architectural design and character, site layout and views, landscaping, and other development characteristics that may affect the visual environment of the Ponto Area. As these designs are still in the preliminary stages, the visual simulations were not intended to portray an exact image of how these potential developments would appear, but rather to give an illustrative view in order to evaluate how potential development would reflect the overall theme and design guidelines established in the Ponto Vision Plan. PhotosimulationVisual Simulation One (Photos A-1 and A-2) This simulation depicts the existing and proposed views looking south into the site from Ponto Drive; refer to Figure 5.7-4. As mentioned, the Hanover Beach Colony residential neighborhood is located to the north of the Ponto Area. Access to and from the neighborhood is taken from Ponto Drive, which runs along the southern boundary of the neighborhood. Views into the site would also occur to travelers along Ponto Drive, and from residential VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-7 August 2007 units in Hanover Beach Colony adjacent to this roadway. In addition, units within Lakeshore Gardens Mobilehome Park to the northeast and Poinsettia Shores to the east would also have views of this area. From this vantage point, views into the Ponto Area would be of the proposed Hotel/Commercial uses in the northern portion of the property (see also Section 3.2). This area is planned for a Garden Hotel, which is envisioned as a three-story hotel offering a small conference facility with views to the ocean, landscaping and pedestrian plazas. The Vision Plan recommends orientation of the façade to Ponto Drive to “create an architectural edge and attractive view” from neighboring residential streets, with the second and third stories stepped back to reduce the visual scale. A parking garage for employee and visitor parking is also envisioned. A full application has been submitted for this portion of the site, for development of the Hilton Carlsbad Beach Resort. The proposed development area would total approximately seven acres. As described in Section 3.4, the project as proposed would include 215 hotel rooms; 12,820 square feet (SF) of meeting space; a 5,030 SF restaurant; a 1,990 SF café/bar; and spa. In addition, a three-story parking garage is also proposed. Publicly accessible amenities would include oceanfront meeting rooms for functions and weddings, a public spa, and a pedestrian trail along Carlsbad Boulevard. The project would total approximately 24,000 square feet. Structurally, the hotel facilities would consist of one main hotel building and a parking structure. As proposed, the main hotel would be one-story at the northern end, adjacent to the single-family homes and then would increase to three stories further to the south. The parking garage would be proposed in the eastern portion of the development area. Landscaping would be proposed along Ponto Drive to screen views into the site. Overhead utilities would be undergrounded, as recommended by the Ponto Vision Plan. Therefore, potential impacts are considered to be less than significant. PhotosimulationVisual Simulation Two (Photos B-1 and B-2) This simulation depicts the existing and proposed views of the site looking southwest from the SDNR at (future) Beach Way; refer to Figure 5.7-5. This area of the site is proposed as a Townhouse Neighborhood, which would consist of a high-density neighborhood (19 dwelling units/acre) with a neighborhood park, visitor parking, and landscaping to buffer views into the site and of the adjacent railroad right-of-way. Existing views into the site from this vantage point occur across the existing railway tracks of the SDNR. Currently, views across the site from this location are of the undeveloped portion of the site. As seen in the photo visual simulation, views to the State Beach and the Pacific Ocean are reduced due to elevational differences between this location and these points. Vehicles traveling along Carlsbad Boulevard are visible at intermittent locations, due to existing landscaping and varying site topography. A preliminary review application was submitted for this portion of the site for a mixed-use residential development. The proposed development area would cover approximately 9.5 acres of land. Access to the project area would be provided via Ponto Drive. The proposed project would include 128 attached condominium units, 32,500 square feet of restaurant/retail space, 24 residential stacked flats, nine live/work units, and a four-level parking structure (with one story underground). All VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-8 August 2007 structures would be subject to height restrictions of the applicable zone designation and the Coastal Zone.All structures proposed would observe the maximum height limit of 35 feet above grade. Overhead utilities would be undergrounded, as recommended by the Ponto Vision Plan. In addition, grading and construction of a retaining wall may be required in association with the construction of Beach Way and Ponto Road to elevate the roadbed eight to ten feet above the existing site elevation in order to connect to Carlsbad Boulevard and to allow for gravity flow for sewerage purposes. Long-term impacts to views across the site as the result of these improvements are not anticipated, as properties in the areas surrounding this portion of the site are generally higher in elevation than the area where the improvements would occur; refer to Figures 5.7-2 and 5.7-5. In addition, consistent with the Local Coastal Program, all future development within the Ponto Area would be required to preserve protect existing public views, which are generally to the west towards the ocean, to the greatest extent practicable. Therefore, no significant impacts to visual resources from these improvements are anticipated. Photo Visual Simulation Three (Photos CA-1 and C-2) This simulation depicts the existing and proposed views of the site looking southwest across the southern portion of the site (from approximately the SDNR railway tracks and Rudder Avenue); refer to Figure 5.7-6. This portion of the Ponto Area is proposed for a Resort Hotel use that would consist of an upscale beachfront resort that would create an attractive landmark for the southern gateway to Carlsbad. The resort is envisioned to include a combination of hotel lodging and timeshare units, restaurant, meeting facilities, pool and publicly accessible retail shops. Connection to the regional trail system, as well as community trails, is recommended. Some guest and employee parking would be provided aboveground, while the majority would be located underground. Buildings would be oriented to take advantage of views. Existing views into the site from this vantage point occur across the existing railway tracks of the SDNR. Currently, views across the site from this location are of the undeveloped portion of the site. As seen in the photo visual simulation, views to the State Beach and the Pacific Ocean are reduced due to elevational differences between this location and these resources. Vehicles traveling along Carlsbad Boulevard are visible at intermittent locations, due to existing landscaping and site topography. A preliminary review application was submitted for this portion of the site, for comment regarding a resort hotel and timeshare development on approximately 14 acres. Access to the site would be from Avenida Encinas. The project as proposed would include approximately 180 hotel units, 126 timeshare units, 3,700 square feet of retail/restaurant space, 5,000 square feet of banquet space, and a two-level parking structure. All of the hotel and timeshare units as proposed would be within a series of 5 three-story structures. All structures would be subject to height restrictions of the applicable zone designation and the Coastal Zone.all reaching a maximum height of 35 feet as measured from grade. Therefore, potential impacts from this vantage point are considered less than significant VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-9 August 2007 PhotosimulationVisual Simulation Four (Photos D-1 and D-2) This simulation depicts the existing and proposed view from northbound Carlsbad Boulevard looking northeast to the Ponto Area; refer to Figure 5.7-7. This area of the site is proposed for development of the Beachfront Resort, as described above. Existing views into the Ponto Area from this location would be afforded along Carlsbad Boulevard, with the large bluff above Batiquitos Lagoon in view. With development of the area, the hotel facilities on top of the bluff would be visible to travelers moving north on Carlsbad Boulevard along the majority of the roadway across Batiquitos Lagoon, with visibility becoming greater as distance to the site decreases. Landscaping techniques would be utilized to screen views into the site and to blend the development into the surrounding environment. All structures would be subject to height restrictions of the applicable zone designation and the Coastal Zone. All of the hotel and timeshare units as proposed would be a maximum height of 35 feet as measured from grade. Therefore, potential impacts are considered less than significant PhotosimulationVisual Simulation Five (Photos E-1 and E-2) This simulation depicts the existing and proposed views looking northeast from the intersection of Avenida Encinas and Carlsbad Boulevard; refer to Figure 5.7-8. This area is proposed as a Mixed-Use/Live Work Neighborhood and is envisioned as providing living space, as well as office and workspace, while allowing for the adaptive reuse of existing buildings or the continuation of compatible uses. This area is proposed to include a Mixed- Use Center with small specialty shops, restaurants, services, offices, housing. Public amenities such as a Wetland Interpretive Park, Community Art and Nature Center, and Village Plaza for public gatherings are also envisioned. One- to three-story buildings are desired, with pedestrian plazas, neighborhood commercial development, and surface parking, as well as a four-level parking structure (one level underground with screened rooftop parking). Existing views into the site from this location are of the undeveloped portion of the site, with a mixture of grassland and disturbed areas. Residential development to the north and east of the Ponto Area are not visible from this viewpoint location. A preliminary application was submitted for this portion of the site, for a mixed-use residential development. Overall, the proposed development area would cover approximately 9.5 acres of land, combined with the development area described in PhotosimulationVisual Simulation Two above, all of which is under the same ownership. Access to the area would be provided via Ponto Drive. The project as proposed would include 128 attached condominium units, 32,500 square feet of restaurant/retail space, 24 residential stacked flats, nine live/work units, and a four-level parking structure. All structures would be subject to height restrictions of the applicable zone designation and the Coastal Zone.All structures are proposed within the height limit of 35 feet. Ponto Beachfront Village Vision Plan The Ponto Beachfront Village Vision Plan establishes a set of guidelines for development of the project site. These guidelines are intended to achieve an overall visual cohesiveness for VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-10 August 2007 the site, ensuring that development would not adversely impact the scenic or natural resources afforded by the project’s coastal location. Future onsite development would be required to demonstrate consistency with the Ponto Vision Plan to ensure a quality aesthetic environment for onsite residents and visitors, as well as for views from offsite locations. The design guidelines would be applied as part of the City’s review of proposed projects through the design review process or through the review of a discretionary land use permits. The design elements of each project (including site design, architecture, landscaping, signs, and parking design) would be reviewed on a comprehensive basis by the applicable review authority. During the design review process, the review authority may interpret the design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable or appropriate for each project; however, the overall objective would be to ensure that the intent and spirit of the design guidelines are followed. The design guidelines are intended to achieve the following key principles: Strong sense of place; Balance of tourist-serving and neighborhood uses; Pedestrian- and bicycle-friendly; Unique architectural character; Abundant landscaping; Gateways; Community trail system; Enhanced visual and physical beach access; and, Convenient parking opportunities. To reduce the potential visual impacts resulting from development of the Ponto Area, design standards are provided to guide architectural design in terms of architectural character, building heights and rooflines, number of stories, style and scale, and screening of rooftop equipment. In addition, the Ponto Vision Plan calls for the undergrounding of utilities with onsite development. Recommendations for building orientation and site design are made and include the following techniques to minimize visual impacts of future development on the Ponto Area and to maintain existing views: Primary building entrances should be oriented toward public sidewalks to encourage a high level of pedestrian activity. When residential and commercial uses are provided in the same structure, separate pedestrian entrances should be provided for each use. Vary setbacks to provide informality and diversity. Setbacks should be used for landscaping, plazas, and outdoor dining. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-11 August 2007 Buildings should be encircled by a continuous sidewalk or pedestrian space to promote pedestrian access and circulation. Encourage off-street courtyards, plazas, and paseos accessible from pedestrian walkways. Surface parking should be concentrated in areas away from the street and should be well-landscaped with attractive drive aisles that function as internal streets. Parking areas should be interconnected wherever possible. Natural amenities unique to the site such as ocean views, etc., should be preserved and incorporated into development projects. Use landscaping to screen parking areas and trash enclosures, create visual interest, and enhance the desired character of the area. Refuse storage, service, and loading areas should be located out of view or screened from view so that their use does not interfere with parking and circulation. Refuse storage areas that are visible from upper stories of adjacent structures should include an opaque or semi-opaque cover to mitigate views. All screening devices (landscaping, low walls, structures) should be compatible with surrounding architecture, materials, and colors. Although Carlsbad Boulevard is considered a scenic corridor, the Ponto Area itself is not. Future development on individually-owned properties would be required to be consistent with the General Plan, Zoning Ordinance, Local Coastal Program, Ponto Beachfront Village Vision Plan, Scenic Corridor Guidelines, and other plans, policies, and ordinances to regulate building height, scale, preservation of significant public views, setbacks, grading, and landscaping to ensure that the scenic value of the site is maintained and visual resources are not diminished as individual properties are developed over time. Therefore, implementation of the Vision Plan is not anticipated to result in significant impacts to a scenic resource or to an existing scenic vista from the view of surrounding land uses. In addition, the aesthetic quality of the site and its coastal location would be maintained and/or enhanced through the design guidelines given in the Vision Plan. Site and building design, as well as landscaping measures would ensure that the visual integrity of the site is not diminished, but rather enhanced, as development of the property occurs in the future. Therefore, implementation of the Vision Plan would not substantially degrade the existing visual character or quality of the site or its surroundings. Application of the Ponto Vision Plan Design Guidelines and conformance with other applicable regulations for development of the site would not result in substantial changes to significant natural features. Development would not impact the existing coastal bluffs or views to the Lagoon and Pacific Ocean, and improvements would be made to enhance and maintain the view corridor and entryway. As the site is gently sloping, massive grading that would result in potential visual impacts due to land modification is not anticipated. As such, development of the Ponto Area would avoid substantial changes to significant natural resources and impacts would be less than significant. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-12 August 2007 City of Carlsbad Scenic Corridor Guidelines Consistent with the Scenic Corridor Guidelines, the Vision Plan provides guidance for the enhancement of a major entryway into the City along Carlsbad Boulevard, near the northern edge of the Batiquitos Lagoon; refer to Figure 5.7-1. Guidelines are provided for design of a City entry monument, incorporating a low rock wall with natural, informal landscaping. In addition, the Vision Plan recommends street furniture, signage, and public art that would be used to achieve the goal of the Scenic Corridor Guidelines of enhancing the unique character of Carlsbad Boulevard, by reinforcing a beach-oriented theme and improving the visual quality of the roadway. The Vision Plan proposes the use of a variety of landscaping materials along the proposed Carlsbad Boulevard median and parkway to define the edge and improve aesthetics, while reinforcing an overall beach-oriented theme. All future development would be consistent with the Scenic Corridor Guidelines for landscaping and setbacks along the corridor to reinforce a sense of openness along the Boulevard. The selection of suggested trees and plants is made with particular attention to maintaining views from the roadway to the ocean and within the corridor, consistent with the Scenic Corridor Guidelines. Design guidelines given in the Vision Plan also encourage the use of landscaping to soften the appearance of buildings, screening for undesirable views and parking areas, and to buffer noise, light and fumes from vehicle operations, among other applications. 5.7.3.3 City of Carlsbad General Plan Land Use Element The following General Plan land use designations currently apply to the proposed Ponto Area: UA – Unplanned Area; TR/C – Travel/Recreation Commercial; RMH – Residential Medium High (8–15 dwelling units/acre); RMH/TR – a dual designation indicating that with further planning, one or both uses may be appropriate; and, OS – Open Space and Community Parks; refer to Figure 5.11-2. The Vision Plan would require an amendment to the General Plan and Local Coastal Program to allow for project implementation under an “Area of Special Consideration” designation; however, development proposed under the Vision Plan is considered consistent with the type of development allowed under the existing General Plan designations, as well as the Local Coastal Program. Therefore, the Vision Plan would not conflict with an existing land use plan or result in development that is inconsistent with the anticipated use of the site. 5.7.3.4 City of Carlsbad Zoning Ordinance At present, there are three City zoning designations for the various parcels in the Ponto Area These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with Qualified Development Overlay; and, CT-Q/RD-M-Q – A dual designation indicating that with further planning, one or both uses may be appropriate; refer to Figure 5.11-3. No changes to the existing zoning are proposed with implementation of the Vision Plan. Individual ownerships within the 50-acre development area would be allowed to develop consistent with the existing underlying zoning with or without approval of the Ponto Vision Plan. Therefore, the Vision Plan would not result in uses on the site that would conflict with the existing zoning or result in uses that are not consistent with those intended for the site. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-13 August 2007 5.7.3.5 Grading/Landform Modification As development of individual properties would occur over time within the Ponto Area, temporary grading for building pads and onsite roadways, as well as the installation of utilities, to allow for development of the site would occur, most likely intermittently. Portions of graded surfaces, construction equipment, and truck traffic may at times be visible from certain offsite public vantage points, depending on the location of the grading and existing development on the property at the time that improvements occur. As the Vision Plan does not propose specific development, grading quantities would be determined at the time when individual grading permits are submitted to and reviewed by the City. However, as development of the project site would occur on individual ownerships and is anticipated to occur over a number of years in the future, rather than concentrated at one time, potential visual impacts caused by grading and construction equipment would be less as compared to a scenario where the entire 50-acre development area was developed at once. Future onsite grading would be required to conform to the Carlsbad Municipal Code and the City of Carlsbad Design Guidelines Manual and would be subject to review by the City Engineer. Cut and fill slopes would be subject to the requirements of the Landscape Design Manual for slope stabilization and erosion control, as well as revegetation requirements for disturbed slopes. The use of retaining walls, if needed, and their potential visual effect would also be evaluated at the time of discretionary review, and mitigation (i.e., screening) would be proposed as applicable to reduce potential visual impacts to less than significant. The existing topography on the project site is a gentle slope with no significant elevational changes. As such, there are no natural slopes with gradients of 40% or greater and no manufactured slopes greater than 20 feet proposed. As such, future grading activities on the project site would not substantially degrade the existing visual character or quality of the site and its surroundings, and impacts would be less than significant. As noted in Section 3.2.3.3, potentially extensive grading and construction of a retaining wall may be required in association with the construction of Beach Way and Ponto Road to elevate the roadbed eight to ten feet above the existing site elevation in order to connect to Carlsbad Boulevard and to allow for gravity flow for sewerage purposes. Visual impacts may result from construction activities for these improvements but would be temporary, and, therefore, are not considered to be significant. Additionally, long-term visual impacts are not anticipated, as public views across the site would not be impaired by the landform modification required to achieve the elevational change for these improvements. Properties surrounding the Ponto Area are generally higher in elevation than the area where the roadway would be constructed; therefore, it is not anticipated that long-term visual impacts, such as the obstruction of public views, would occur as a result of these proposed improvements; refer to Figures 5.7-2 and 5.7-5. Consistent with this approach, development of the proposed Hilton Carlsbad Beach Resort in the northern portion of the Ponto Area would require a cut slope and importation of approximately 8,000 c.y. of soil to achieve a final building pad height of approximately 60 feet amsl. Relative to the Hanover Beach Colony development, located just to the north of where the Hilton project is proposed, existing elevations generally range from approximately VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-14 August 2007 60–64 feet amsl. Therefore, the building pad elevation of the Hilton project would generally be lower than that of the adjacent Hanover development. In addition, all construction lighting would be of the minimum necessary for safety purposes, and all lighting would be shielded and directed downward so as not to spillover into adjacent neighborhoods or open space areas. Construction impacts would be short-term and would cease upon project completion. As such, short-term visual impacts due to site improvement activities would not result in a new source of substantial light or glare. Potential impacts would be less than significant and mitigation would not be required. 5.7.4 Mitigation Measures Short-Term Aesthetic Impacts No significant short-term aesthetic impacts as the result of site grading or construction activities or light and glare have been identified. As such, no mitigation would be required. Long Term Aesthetic Impacts No significant long-term aesthetic impacts as a result of site development have been identified. As such, no mitigation would be required. 5.7.4.1 City Standard Conditions of Approval Development within the proposed Ponto Area would be subject to the following standard Conditions of Approval: Development within the Ponto Area shall comply with the City’s Scenic Corridor Development Standards and shall require approval of a Scenic Corridor Special Use Permit, as applicable. Prior to the issuance of a grading permit or improvement plans in lieu of a grading permit, the applicant shall submit to the satisfaction of the City Director of Planning a Landscape Plan showing vegetative cover on manufactured slopes to reduce the visibility of the slopes from offsite locations. The planting shall be consistent with the approved Landscape Plan for the project and the City’s Landscape Design Manual. Additionally, the Landscape Plan shall include design of proposed retaining walls and vegetative screening. As a Condition of Approval and prior to occupancy, the developer shall install landscape screening with plant materials of varying form, height, and densities to soften and vary graded slope planes (consistent with a prepared Landscape Plan) to minimize the visual impact of graded slopes from view of any public road. The Landscape Plan shall be approved by the City Director of Planning and Land Use, prior to issuance of any permit. The applicant shall prepare a Lighting Plan consistent with, but not limited to, City requirements for light shielding, limitations on decorative lighting, night sky compliance, and reduced height standards in parking areas, as applicable. The Lighting Plan shall be subject to review and approval by the Planning Director. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-15 August 2007 The applicant shall prepare a Grading Plan, subject to review and approval by the City Engineer, consistent with City engineering standards and requirements. To the greatest extent possible, the Grading Plan shall achieve a final building pad elevation that is similar to or lower than the existing elevation. 5.7.5 Impact After Mitigation No significant impacts related to aesthetics have been identified. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-16 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-17 August 2007 Figure 5.7-1 Gateway Locations a:: LU C ro en o.. C C 0 0 'iii -~ > (.) Q) 0 ~ ...J ·->. > ns c ;: e C1) -..., .c ns ~ c., ~ 0 +-' C 0 0.. CD ~ 0 z VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-19 August 2007 Figure 5.7-2 Onsite Views 1a1 8 Ca N s LILTING Not to Sale Onsite Views Ponto Beachfront Village Vision Plan EIR Figure 5. 7-2 2510195l/1951tl026..J11 ErMronmental lmo,ac-l VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-21 August 2007 Figure 5.7-3 Viewpoint Location Map I I I I I I I I I C I I I 11 * VIEWPOINTS A-E CORRESPOND TO FIGURES 5.7-4 TO 5.7-8. I I PONTO 51\.DY N£A ----Ii£>, r:F FIJT\R;: C£VaCf'IENT 8C 8AROOI HJTa / CXMIERCIN... LW LIVE lltft< / MIXED USE HR HOlD... ~ RESICEITIN... (APTS.) Tl-I TOlltDES MU MIXED USE RH RE:S(RT HOTil.. LP Lll£AR PARI< ~ VISUAL S111.LATICN VIEIPOINT LOCATICN ~ PONTO BEACH FRONT ~ VILLAGE VISION PLAN EIR VIEWPOINT LOCATION MAP VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-23 August 2007 Figure 5.7-4 Visual Simulation I ; I I I I I I I I I I I Photo A-2: Visual Simulation looking south into site from Ponto Drive ,.. CONSULTING 25101951/195tedl28 t11r11 032 [twlfOl'lmtntal:~Kt These visual simulations are intended to illustrate views from offsite locations and are 1101 meam as a precise representation of structures or landscaping proposed for the Ponto site. Visual Simulation Ponto Beachfront Village Vision Plan EIR I ~, I C0 ~ ~ a. Cl) Figure 5.7-4 VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-25 August 2007 Figure 5.7-5 Visual Simulation I I I I I I I I ~ ~ I I Photo B-1: Existing view across project site looking west from San Diego Northern Railroad (at future Beach Way) Photo B-2: Visual Simulation of proposed development looking west across San Diego Northern Railroad (at future Beach Way) ,.. CONSULTING 25101~1/1951tx028 tnru 032 Enwonment•lmDIC1 These visual simulations are intended to illustrale views from ojfsite locations and are not meant as a precise representation of structures or landscaping proposed for the Ponto sile. Visual Simulation Ponto Beachfront Village Vision Plan EIR (") ~ & ~ .\ [ ~ Q) I a. • Figure 5. 7-5 VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-27 August 2007 Figure 5.7-6 Visual Simulation I I I I I I I I I I I t, t=:t::\L r I .t Jcrl.· 1-~µ I-l I h I :ff: , :Ml Photo C-1 : Existing view of project site looking southwest across southern portion of site (proposed Resort Hotel area} Photo C-2: Visual Simulation of proposed development looking southwest across southern portion of site (proposed Resort Hotel area} ~ C □ NSU L.TI NG 251019'51/195lu028 tt1ta 032 (nwonmental lr!\)K1 These visual simulations are in/ended lo il/11srrate views from offsite locations and are not meant as a precise representalion of s/r11c/11res or landscaping proposed/or !he Ponlo site. Visual Simulation Ponto Beachfront Village Vision Plan EIR • ~ ~, . \ [ I a. • J\. ~ \ I I 1\ I • I I I I Cl) Figure 5.7-6 VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-29 August 2007 Figure 5.7-7 Visual Simulation I I I I I I I ~ I ------■■■ -■■1111111111 ~U lf[IIIII ■IIDFTI Ph,;,... n _,. i:victinn "i"'IAI nf c:it"' lnnkinn north from north hound lane of Carlsbad Boulevard (orooosed Resort Hotel area) -..-""7'1":-..~ ::: ···-·· '-:"'IIJl!'':.-,:V•·.1'~'3.!i. .. '.-~-~"~f--F 'if::. ' ' ..... ·, ~ ' • J. ; •~::~~~.[~--~~~ -.~~ ~r~-.\_=-'1~'.-~ ; ..,..:· ...... ;.:_J~ .. :... , ... , .·, .... :.,_·: ..... _ : .:~ .... :.. ,·~-.. .._ --. :~i:..'}~>-=~-··•:-_#.FJ ,r _._ -.:., -. ....__. " I;"?" ~ ·--~ ' -~· . . . ' -re·'.• ; ,:.: . ?:ft"' ., k1aitiJ'.·:~-:-.;~; · . ' . - Photo D-2: Visual Simulation of proposed project looking north from northbound lane of Carlsbad Boulevard (proposed Resort Hotel area) ·";J'~ ,. ~. r • . '.· -:;. J·_, . Visual Simulation • ~\ • a, 0 s. i !» a. :::J" I u 0 C: • ~ \ • I . Cf) !» ::> C, iii" (IQ 0 I Cl) 3 ::x, ~ ~ I~//,./'./\ t Stern Way II ~ \V © Figure 5.7-7 ~ CONSULTING 25101951/1Ci5lh 028 ltlru 032 These visual simulations are intended to illus/rate views from offsite locations and are not meant as a precise represe/1/ation of slr11ct11res or landscaping proposed/or the Ponto site. Ponto Beachfront Village Vision Plan EIR (,,.....Oflffltl'Ulffl()Kt VISUAL AESTHETICS AND GRADING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.7-31 August 2007 Figure 5.7-8 Visual Simulation I I I I I I I I I C I I I I I I 'I'"-,""• ~ ~ .l--"!.~··, . ..._ .... ., t l --'":-;..T ~-,.,. .. "; ~ ~;,--~ .-. . ' -.-, . . •~ •-:',,,;/1·}-~ ·.41;: .'f' . ~ ,/ • (. • "".~ -.H 1..~ ... :-.i;;_ _-\-~: -~--! ·._,-,i,. • ':-• t ~ :: ) : • \' : , ,: I ~1". _ .. ~. . -' Q:tl t• ·1 ·;J-• Ii). . " , ' ~··.,,,,,,. '! . ... .._.:;,r• ' ·.._: ---. . -- ~-... ----~ ~ -==-------~ --~ -· .. -·· ----- ~::_ 1 . Cv;,-+;.,.,, .,;,.,. .. , ,..f nr,..i,.,.r+ d+,.,.1,..,..1.,;.,.,, nnr+h,.,.-,.c+ frnm .lh,onirl::>c S:nrin::>c ::>nrl r::>rlch::>rl Rr.1 ,lo\l::>rrl {nrnnncorl 11.Jlivorl.1 Ice / I i\/O Wr.rL-;:11ro;:11, ~m . ·,-'•:1 ... i .•,. ,_,. : .~ -l '),' -' l I -J i ... -~,-. -. '1 ··:· .... ~ ,l, -.. . . . . . . ,;;·J_, • r . : .. ·. ! . . ·1:.4 .... . -·) .. ; ~ i . a J -' ; . -. ,.. \ -I -· ' .. ' ' .. . 5:; . ~ ' 1 j: -.. ; ~ ~ . · .,,,.,.._ Ji ~ -I i k · ,. • • -:_i.-. " >-., <'' -----" i -~ -. ' -~ J~ i 'i ; ; . . -· i. ---~ ~ ~ '-i g1 ' -~ =· -----~-~ -, ==------ Photo E-2: Visual Simulation of proposed development looking northeast from Avenidas Encinas and Carlsbad Boulevard (proposed Mixed-Use / Live Work area) These visual simulations are intended to illustrate views from offeite locations and are not meant as a precise representation of structures or landscaping proposed for the Ponto site. Visual Simulation I I \\ ("") ~ ;:;;- O" Cl 0.. I o:i 0 \\ t n ~ -::r • u \\ I 11 1=-1~ / / ~ t Stern Way I ~ W© Figure 5. 7-8 ~ CONSULTING 2Sl019SJ/1951e~028 tt,,11 032 Ponto Beachfront Village Vision Plan EIR EnwotimtrUfh'IPk! AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-1 August 2007 5.8 AGRICULTURAL RESOURCES Agricultural uses within the County of San Diego and the City of Carlsbad have been historically common, largely facilitated by the formation of large ranches in the early 19th century. Notable large-scale agricultural operations currently operating within the City of Carlsbad include the Carlsbad Flower Fields, located east of Interstate 5 on Palomar Airport Road, and the Carlsbad Strawberry Fields, located just off of I-5 at Cannon Road. However, as the City of Carlsbad has continued to grow over past decades, agricultural uses have been replaced with residential and commercial uses to support the increasing population. These factors have resulted in a general increase in the value of land within the City, as well as the cost of water utilized for irrigation and labor resources required for agricultural operation. Today, as the City of Carlsbad is largely built-out and the demand for lands once utilized for agricultural purposes continues to increase in order to support the growing population, many of the City’s agricultural lands continue to be sold off and converted instead to other uses. 5.8.1 Existing Conditions 5.8.1.1 Existing Activities The proposed Ponto Area currently supports a mixture of residential, light-industrial uses, along with undeveloped land. One individual property at the northern boundary within the Ponto Area is identified as non-prime Coastal Agricultural land within the Mello II Segment of the Local Coastal Program (LCP); refer to Figure 5.7-1. 5.8.1.2 Zoning The project site has the following zoning designations: PC – Planned Community; CT-Q – Commercial Tourist zone with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with Qualified Development Overlay; and, CT-Q/RD-M-Q – a dual designation indicating that with further planning, one or both uses may be appropriate. These underlying zoning designations are not intended for the preservation of agricultural lands onsite or to support continued agricultural activities, but rather support future urban land uses on the property. No change to the existing zoning is proposed with adoption of the Vision Plan. 5.8.1.3 Important Farmland Categories The Important Farmland Mapping Categories Map is prepared by the California Resources Agency under the Farmland Mapping and Monitoring Program (FMMP), which maps important farmland on agricultural lands. According to the FMMP, the project site contains land designated as Urban and Built-up Land and Other Land. No land designated as Farmland of Local Importance occurs within the 50-acre Ponto Area planned for development. The FMMP considers United States Department of Agriculture (USDA) Soil Survey information in combination with Important Farmland categorization to assess the potential for lands to be utilized as agricultural land resources. AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-2 August 2007 Farmland types are defined within A Guide to the Farmland Mapping and Monitoring Program, Appendix B: Mapping Categories and Soil Taxonomy Terms, from the California Department of Conservation Farmland Mapping and Monitoring Program. The following are definitions of the Farmland Mapping Categories: A. Prime Farmland “Land with the best combination of physical and chemical features able to sustain long-term production of agricultural crops. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for agricultural production of irrigated crops at some time during the [past four years].” B. Farmland of Statewide Importance “Land similar to Prime Farmland that has a good combination of physical and chemical characteristics for the production of agricultural crops. This land has minor shortcomings, such as greater slopes or less ability to store soil moisture than Prime Farmland. Land must have been used for production of irrigated crops at sometime during the [past four years].” C. Unique Farmland “Unique Farmland is land which does not meet the criteria for Prime Farmland or Farmland of Statewide Importance, that has been used for the production of specific high economic value crops at some time during the two update cycles prior to the mapping date. It has a special combination of soil quality, location, growing season and moisture supply needed to produce sustained high quality and/or high yields of a specific crop when treated and managed according to current farming methods. Examples of such crops may include oranges, olives, avocados, rice, grapes, and cut flowers. It does not include publicly owned lands for which there is an adopted policy preventing agricultural use.” D. Farmland of Local Importance “Land that meets all the characteristics of Prime and Statewide, with the exception of irrigation. Farmlands not covered by the above categories but are of significant economic importance to the County. They have a history of good production for locally adapted crops. The soils are grouped in types that are suited for truck crops (such as tomatoes, strawberries, cucumbers, potatoes, celery, squash, romaine lettuce, and cauliflower) and soils suited for orchard crops (avocados and citrus).” E. Other Land and Built-Up Land Other Land and Built-Up Land are lands that do not qualify for one of the above classifications. These lands are generally disturbed or developed lands with no agricultural value or significance; refer to Figure 5.8-2 for an illustration of such lands onsite. AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-3 August 2007 5.8.1.4 San Diego County Agricultural Conversion Agricultural Soils The U.S. Department of Agriculture (USDA) Soil Conservation Service (SCS) Soil Survey Maps were searched for available soils within the subject site. Two soil series are located on the subject site and are described as the following: Terrace Escarpments (TeF): This soil consists of steep to very steep escarpments and escarpment-like landscapes. The terrace escarpments occur on the nearly even fronts of terraces or alluvial fans. The escarpment-like landscapes occur between narrow flood plains and adjoining uplands and the very steep sides of drainageways that are entrenching into fairly level uplands. In most places there is 4 to 10 inches of loamy or gravelly soil over soft marine sandstone, shale, or gravelly sediments. The vegetation ranges from a sparse cover of brush and annual forbs and grasses on south- facing slopes, to a fairly dense cover on north-facing slopes. This land type occurs mainly on the coastal plain and as small areas in the foothills and the desert. It is used chiefly for watershed. Marina loamy coarse sand, 2 to 9 percent slopes (MlC): This is an undulating to gently rolling soil on ridges. The slope is dominantly 4 percent. The elevation ranges from near sea level to 300 feet. Included with this soil in mapping are small areas of Carlsbad soils, Chesterton soils, and Corralitos soils. Fertility is medium. Permeability is rapid. The available water holding capacity is 4 to 5 inches. Runoff is slow to medium, and the erosion hazard is slight to moderate. California Land Conservation (Williamson Act) The Williamson Act allows for the creation of agricultural tax preserves for the protection of agricultural lands and open space. Preferential tax treatment is given to individuals in exchange for the release of development rights on such properties for purposes of land protection. Under a Williamson Act Contract (Agricultural Preserve), agricultural lands are placed under contract between the individual landowner and the local government. The property is then taxed by the City, based on its ability to generate income from agricultural production. One Williamson Act reserve is located within the City of Carlsbad and applies to the approximately 330-acre “Flower Fields” along the east side of I-5. None of the properties included within the Ponto Area are encumbered by a Williamson Act Contract or Agricultural Preserve. City of Carlsbad General Plan Policies The City of Carlsbad General Plan Land Use Element provides for land use designations that allow agricultural uses; however, no land within the City is specifically designated for agricultural use or designation. The General Plan designations that apply to the subject site are intended for an urbanized area, and not for general agricultural uses. AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-4 August 2007 The following General Plan goals of the Land Use Element apply to the subject site: Goals A.1. A City which prevents the premature elimination of agricultural land and preserves said lands wherever possible; A.2. A City which supports agriculture while planning for possible transition to urban uses. Although agriculture is an important resource within the City of Carlsbad, according to the Land Use Element, the City’s goals are generally “intended to support agricultural activities while planning for the possible future transition of the land to more urban uses consistent with the policies of the General Plan and Local Coastal Program (LCP).” The LCP regulates the conversion of agricultural lands to urban land uses by requiring mitigation measures for the conversion of such agricultural lands. The City also offers programs that provide financial assistance to aid in the prevention of premature conversion of such lands and support the Williamson Act to reduce financial burdens on agricultural lands. City policies also include partnering with neighboring cities to preserve agricultural resources along shared boundaries and continued efforts to ensure that the Flower Fields and lands east of I-5 to the first ridgeline be preserved. However, as the City is largely built out and maintains an urban character, the City recognizes that although some agricultural lands will continue to be utilized for such purposes over the long-term, many lands that currently support agricultural crop production will likely be transitioned to other land uses over time. 5.8.2 Thresholds for Determining Significance The significance thresholds used for this section are taken from Appendix G of the CEQA Guidelines. For the purpose of this EIR, a significant impact to agricultural resources would occur if the proposed project would: Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to non-agricultural use; Conflict with existing zoning for agricultural use, or a Williamson Act contract; Involve other changes in the existing environment, which, due to their location or nature, could result in the conversion of Farmland to non-agricultural use; or, Appendix G of the CEQA Guidelines also identifies the California Agricultural Land Evaluation and Site Assessment Model (LESA) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. (A LESA model was not prepared for the project site, as no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance [Farmland] was identified on the project site). 5.8.3 Environmental Impact The proposed amendments to the existing General Plan and Local Coastal Program that would be required for implementation of the Ponto Beachfront Village Vision Plan would not result in significant impacts to agricultural resources due to the conversion of Prime AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-5 August 2007 Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to non- agricultural use, as no such lands have been identified on the project site. However, one individual property at the northern boundary within the Ponto Area is identified in the Mello II Segment of the Local Coastal Program and would require compliance with agricultural conversion requirements when future development occurs (Policy 2-1). The LCP states that designated non-prime agricultural lands “shall be permitted to convert to urban uses, subject to the agricultural mitigation or feasibility provisions set forth in the LCP.” Consistent with the LCP, mitigation for the conversion of this land to non-agricultural uses would be provided in the form of a fee, to be determined by the City Council at the time it considers a coastal development permit for development. The fee would be limited to not less than $5,000 and not more than $10,000 per net acre of agricultural land and would be paid prior to issuance of building permit, consistent with the requirements of the LCP. As mitigation would be required under the LCP, this measure is not considered as a mitigation measure, but rather a project design consideration. Therefore, consistency with the Local Coastal Program Mello II Segment agricultural conversion requirements would reduce impacts to agricultural resources to less than significant. A. Zoning The project site has the following zoning designations: PC – Planned Community; CT-Q – Commercial Tourist zone with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with Qualified Development Overlay; and, CT-Q/RD-M-Q – A dual designation indicating that with further planning, one or both uses may be appropriate. No change to the existing zoning is proposed with adoption of the Vision Plan. These underlying zoning designations are not intended for the preservation of agricultural lands onsite or to support continued agricultural activities, but rather support future urban land uses on the property. Therefore, the proposed project would not result in a significant impact as the result of a conflict with an existing zone for agricultural use. B. Williamson Act No properties within the Ponto Area are encumbered by a Williamson Act contract. Therefore, the proposed development of the Ponto Area would not result in a conflict with a Williamson Act contracted property with regards to the conversion to non-agricultural use. The project would not result in a significant impact as the result of a conflict with a Williamson Act contract. C. City of Carlsbad General Plan Policies As stated previously, the General Plan contains several goals and policies aimed at controlling the conversion of agricultural lands within the City to non-agricultural uses; however, these goals and policies are not aimed at preservation of such lands, as the City is largely urbanized in character. As no agriculturally productive land currently exists on the Ponto Area, the project would not conflict with City policies aimed at encouraging the continued operation of such uses or result in the premature conversion of such land. D. Conversion of Adjacent Agricultural Land The proposed project would not result in the conversion of adjacent agricultural lands to non- agricultural uses. The Ponto Area is located within an urban area. Surrounding lands to the north and east are largely built-out and support residential uses, while lands to the south and AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-6 August 2007 west are either undevelopable (Batiquitos Lagoon) or support recreational uses (Carlsbad State Beach). Although lands within the City support limited agricultural uses (i.e. Flower Fields), these uses are located at a distance from the project site. In addition, the proposed project would be consistent with the type of development envisioned for the area, as supported by the South Carlsbad Coastal Redevelopment Area, LCP, existing zoning and General Plan land use designations, and the Ponto Beachfront Village Vision Plan. Therefore, the proposed project is not anticipated to involve other changes in the existing environment, which, due to their location or nature, could result in the conversion of Farmland to non-agricultural use either onsite or on adjacent properties. Therefore, impacts to adjacent agricultural lands would be less than significant. 5.8.4 Mitigation Measures No significant impacts to agricultural resources would result from the proposed project, therefore no mitigation measures are proposed. 5.8.5 Impact After Mitigation No significant impacts to agricultural resources are anticipated as the result of the proposed project. AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-7 August 2007 Figure 5.8-1 Urban Land Uses - Mello II Zones 9 and 22 ~ e e l a 8 ~ ~ j LEGEND: -Agricultural ~__.! Urbanized *Locations are approximate Not to Scale Pac1f1c Ocean 9 20 l 4 I L. r·-• ------------------------------- CONSULTING 25101951/l 95 lt~061.11 [IMfON'l'Mf'ltlllrr,o,,ct Urban Land Uses -Mello II Zones 9 and 22 Ponto Beachfront Village Vision Plan EIR Figure 5.8-1 AGRICULTURAL RESOURCES Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.8-9 August 2007 Figure 5.8-2 Important Farmland Mapping Categories Legend -Prime Farmland -Farmland of Statewide Importance Unique Farmland Farmland of Local Importance -Grazing Land -Urban and Built-Up Land Other Land -Lakes -■ Proposed Development Area 216-140-08 Assessor Parcel Numbers INR" I~ .. CCNBULTINl3 2Sl01951/195lta056_. Cnw'OMMlilirWtt Important Farmland Mapping Categories Ponto Beachfront Village Vision Plan EIR -- Figure 5.8-2 GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-1 August 2007 5.9 GEOLOGY AND SOILS Kleinfelder, Inc. completed a geologic reconnaissance and evaluation of the Ponto Area in July 2006 with regards to potential geologic and/or seismic hazards. These hazards include landslides, erosion, liquefaction, fault rupture, seismic shaking, tsunamis, flooding, expansive soils, and collapsible soils. The following sections discuss these hazards and their potential impact at this site in more detail. The geotechnical assessment is included as Appendix H of this EIR. 5.9.1 Existing Conditions 5.9.1.1 Geology Regional Setting The project site is located within the coastal region of the Peninsular Ranges geomorphic province (Norris and Webb, 1990). This province stretches for several hundreds of miles south from the Los Angeles area to the tip of Baja California. It is anchored by Cretaceous- age igneous rocks of the Southern California Batholith and contains various Jurassic-age metamorphic rocks (as roof pendants), often situated as isolated blocks within the igneous rocks. The western coastal zone of San Diego County is dominated by a westward thickening wedge of sedimentary units that were deposited on the igneous and metamorphic rocks described above. These sedimentary units can be divided into three packages of deposits based on their sequence and age of deposition. The oldest sequence consists of claystone, siltstone, sandstone, and conglomerate deposited during late Cretaceous time. The second sequence of sediments was deposited during the Tertiary (Eocene and Pliocene) and consists of a variety of claystone, siltstone, sandstone, and conglomerate. The most recent sedimentary deposits consist of early to late Pleistocene near shore marine, estuarine, and delta deposits (paralic deposits). The majority of these sediments were deposited on wave cut surfaces developed in response to sea level fluctuations and regional tectonic uplift during the Pleistocene. The oldest deposits are typically identified as the Linda Vista Formation (Qvop) and consist of conglomerate and sandstone with minor clay and silt strata. The youngest terrace deposits (late Pleistocene) are known as the Bay Point Formation (Qop) and have been mapped throughout the coastal region of San Diego County. The Pleistocene period resulted in the formation of the benched terrace mesas within the coastal region of San Diego County and the development of the east to west system of drainages that dissected the now elevated terraces and empty into the Pacific Ocean. Project Setting The project site resides on a beach-parallel terrace with an average elevation of approximately 50 feet above mean sea level (amsl); refer to Figure 5.9-1 (identified as Qop6- 7). This terrace is typically underlain by reddish brown sand, silt and gravel deposits and range from 10 to 20 feet in thickness below the site. Inspection of the deposits in exposed cuts along the San Diego Northern Railroad revealed that they consist mostly of brown to reddish brown poorly sorted sands. The reddish brown coloration is caused by late Pleistocene pedogenic soil development processes that leach and concentrate hematite. GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-2 August 2007 Soils Four soil/geologic units were identified within the Ponto Area. These include residual soils, artificial fill soils, Quaternary terrace deposits, and Eocene age Santiago Formation. Residual Soils These soils include near-surface units consisting of natural pedogenic topsoil and other shallow near-surface units consisting of colluvium. The topsoil units are generally weakly developed where observed and are less than two feet in thickness. Colluvium was not directly observed, but is expected to have accumulated in low-lying drainages and/or depressions. These soils are anticipated to be less than two feet in thickness, based on the low topographic relief of the site. Artificial Fill An approximate 200-foot long embankment fill slope ascends to Carlsbad Boulevard near the mid-portion of the western property boundary. This fill slope reaches to approximately 10 feet in height, with a gradient of 1.5:1. A second embankment fill is located onsite and was created as part of the bridge approach for Avenida Encinas, which over crosses the San Diego Northern Railroad (SDNR) tracks to the east of the site. Minor grading has also occurred for the adjacent railway and onsite roads, as well as the existing residential and light-industrial uses, and is assumed to have consisted of cuts and fills of less than five feet in depth. Quaternary Terrace Deposits The site is underlain by geologically recent units comprised of terrace material which were deposited on a wave cut platform during the late Pleistocene period. These units are up to 10 to 20 feet in thickness and consist of a reddish-brown, medium grained silty sand in a weakly cemented condition. Eocene Santiago Formation The terrace deposit has been uncomfortably deposited on top of older Eocene age Santiago Formation. This unit typically consists of a medium to coarse-grained sand with occasional beds or claystone. The material is generally light gray to greenish gray in color and is weakly to moderately cemented. 5.9.1.2 Seismicity Tectonism and faulting in the southern California region is controlled by strain release across the San Andreas Fault System. The San Andreas Fault stretches from the Gulf of California in Mexico along a northwest alignment through the desert region of Southern California up to Northern California, where it trends offshore north of San Francisco. The major faults east of San Diego County include the San Andreas Fault, the San Jacinto fault and the Elsinore fault; refer to Figure 5.9-2. Major faults west of San Diego include the Palos Verdes-Coronado Bank fault, the San Diego Trough fault, and the Santa Clemente fault. The most dominant zone of faulting within the San Diego region are several faults associated with the Rose Canyon Fault Zone (RCFZ). GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-3 August 2007 Several offshore fault features are located near the project site. These faults include both potentially active and active faults. The closest active faults are associated with offshore extensions of the Rose Canyon Fault Zone and occur approximately three to five miles west of the site. Several onshore faults have also been mapped near the project site. The regional geologic map shows a notable fault strand approximately two miles northeast of the site; refer to Figure 5.9-2. Several similar fault features have been mapped in the Santiago Formation in the beach bluffs one mile south of the site, beyond Batiquitos Lagoon. These faults are generally classified as being only potentially active. No known active or potentially active fault related features are known to exist on the subject site. Ground Shaking Ground shaking may potentially occur onsite as the result of earthquake activity along a major fault, most likely along the regional Rose Canyon Fault, due to its proximity. Ground motion at the site, estimated through the California Geologic Survey website, indicates a maximum horizontal acceleration of 0.3g at a 10% probability of being exceeded in a 50-year period. This acceleration rate is used to classify Uniform Building Code (UBC, 2001) minimum building design requirements. Ground Rupture No active or potentially active faults were identified onsite in the geologic analysis. Therefore, the risk of onsite ground rupture along an existing fault is considered to have a low chance of occurrence. Liquefaction Liquefaction is generally caused when a loose (unconsolidated), cohesionless, saturated soil looses its shear strength (liquefies) during periods of ground motion caused by an event such as seismic shaking induced by an earthquake. Liquefied soils undergo significant loss in support capacity, which can result in catastrophic settlement of structures. Soils prone to liquefaction consist of poorly consolidated sands and sandy silts in areas of high groundwater. These types of soils are typically deposited within low-lying drainage channels and alluvial valleys influenced by fluvial processes. The subject site does not contain alluvial soils and depth to groundwater is estimated at approximately 50 feet bgs, thereby reducing the chance for liquefaction to occur onsite. Dynamic Settlement and Settlement Settlement of soils can be the result of seismic activity, particularly in unstable sands. Varying conditions, such as soil moisture, density, and material shape, can increase the potential for settlement to occur, due to seismic shaking. Tsunami Tsunamis are large sea waves that result from vertical displacement of ocean bottom faults or movement of submarine landslides. The resulting wave can travel at hundreds of miles an hour over thousands of miles across the ocean. Near shore, the waves increase in height and shorten in wavelength and can travel for great distances inland. The distance of travel is based on the amount of ground surface relief of the coastal region and the size of the wave. GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-4 August 2007 Tsunami hazard due to submarine faulting or landsliding from both near field and far-field sources are considered as probable hazards for the California coast. 5.9.1.3 Groundwater Groundwater seeps were not observed onsite nor along the face of the various cut, fill and natural slopes bordering the property during the 2006 site survey. Near surface groundwater does occur locally in beach bluffs and railroad cuts in North County. Review of regional groundwater data in conjunction with the nearby location of the site to the ocean and Batiquitos Lagoon, indicated that groundwater depth is approximately 50 feet below ground surface (bgs). Shallower perched groundwater, associated with landscape or agricultural irrigation, may be present onsite or in the vicinity of the site. 5.9.1.4 Flooding The Federal Emergency and Management Administration (FEMA) maintains a collection of Flood Insurance Rate Maps (FIRM) that cover the United States. These maps identify areas that may be subjected to 100-year and 500-year cycle floods. The Ponto site is included on four FEMA flood maps consisting of panel 1027F, 1029F, 1031F and 1033F. Review of the maps indicated that the subject site is not located within a 100-year floodplain. 5.9.1.5 Landslides Landslides are deep-seated ground failures (several tens to hundreds of feet in depth) in which a large wedge-shaped block of a slope detaches and slides downhill. Landslides differ from minor slope failures (slumps), which are usually limited to the topsoil zone and can occur on slopes composed of almost any geologic material. Landslides can cause damage to structures both above and below the slide mass. Structures above the slide area are typically damaged by undermining of foundations, while areas below a slide mass can be damaged by being overridden and crushed by the failed slope material. Several formations within San Diego County are particularly prone to landsliding. These formations generally have high clay content and mobilize when they become saturated with water. The 2006 visual survey and geologic analysis did not identify onsite areas where landsliding has occurred, although several shallow slumps were observed near a slope associated with the railway to the east of the site. Several graded slopes exist on the Ponto property. A westerly descending cut slope is located along the southwest side of the site, adjacent to Carlsbad Boulevard, with a maximum height of approximately 25 feet and an overall gradient of 1.3:1 (horizontal to vertical units). The upper area of this slope has gradients steeper than 1:1. Another cut slope occurs along the southeastern edge of the site and was created for the SDNR tracks that descend down grade to Batiquitos Lagoon to the south. The cut begins near the mid-portion of the site and gradually increases in height to approximately 25 feet at the southern end. The cut has an overall gradient steeper than 1:1. As mentioned, an approximately 200-foot long embankment fill slope ascends to Carlsbad Boulevard near the mid-portion of the western property boundary. This fill reaches an approximate height of 10 feet with a gradient of 1.5:1. Another onsite embankment fill was placed as part of the bridge approach for Avenida Encinas, which crosses over the SDNR tracks. A natural slope also descends downward to GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-5 August 2007 Batiquitos Lagoon on the south side of the site, which reaches an approximate height of 35 feet and has a gradient of approximately 1.5:1. Aside from the earthwork related to the railway and onsite roadway projects, the site has undergone minor grading to accommodate the construction of various building pads in the northern portion of the site. It is estimated that this work consisted of cuts and fills of less than five feet in depth. 5.9.1.6 Expansive Soils Expansive soils are characterized by their ability to undergo significant volume changes (shrink or swell) due to variations in moisture content. Soils prone to these effects are fine- grained clays and sometimes silts. Changes in soil moisture content can result from precipitation, landscape irrigation, utility leakage, roof drainage, perched groundwater, drought, or other factors and may result in unacceptable settlement or heave of structures or concrete slabs supported on grade. Sandy soils onsite have very low clay content. 5.9.1.7 Collapsible Soils Collapsible soils are comprised of low-density open grain soil material with a high void ratio. These soils can support light to moderate building loads for years with no noticeable adverse settlement. However, when these soils become saturated under load, the soils often fail due to hydro-consolidation, resulting in settlement (collapse). Soils most prone to collapse typically consist of recently laid alluvial sands and silty sands deposited during flash flood type events. The soils underlying the subject site consist of dense sands and are generally not prone to collapse. 5.9.2 Thresholds for Determining Significance For purposes of this EIR a significant impact relating to geology and soils would occur if the proposed project would: 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 Zone Map; ii. Strong seismic ground shaking; iii. Seismic-related ground failure, including liquefaction; or, iv. Landslides. Result in substantial soil erosion or loss of topsoil; 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 offsite landslide, lateral spreading, subsidence, liquefaction or collapse; or, Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code. GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-6 August 2007 5.9.3 Environmental Impact 5.9.3.1 Geology In general, the geologic evaluation determined that potential geologic impacts at the site are minimal and that the site is suitable for development as envisioned under the Ponto Beachfront Village Vision Plan. Soils are supportive of site development, as expansive or collapsible soils are not anticipated to represent hazardous conditions, and the threat of damage caused by landslide is low. Future individual projects on the Ponto site would be subject to the minimum design requirements of the Uniform Building Code at the time development occurs, to address special conditions that may affect design or construction. Therefore, potential impacts are considered less than significant. 5.9.3.2 Seismicity As the project site is located in the seismically active Southern California region, structures constructed on the site will be subjected to seismic shaking during their lifetime. The principal seismic considerations for most projects in Southern California are damage caused by surface rupturing of fault traces, ground shaking, seismically-induced landslides, ground settlement, or liquefaction. The seismic hazard most likely to impact the project site is ground shaking resulting from an earthquake on one of the major active regional faults. The closest active faults to the site are associated with offshore extensions of the Rose Canyon Fault Zone and occur approximately three to five miles west of the site. Ground motion at the site estimated through the California Geologic Survey website indicates maximum accelerations of approximately 0.3g at a 10% probability of being exceeded in a 50-year period. Although the project site may experience seismic shaking during a major earthquake, the project is not anticipated to expose future residents or visitors to potential substantial adverse effects as a result of site development. To reduce the potential effects of seismic shaking, all development proposed would be required to be designed in accordance with the latest (2001) edition of the California Building Code (CBC) for Seismic Zone 4. The potential for hazards caused by ground rupture is not considered significant, as no active or potentially active faults are known to cross the project site. The potential for hazards caused by liquefaction, settlement, or both, is also considered to be low, due to the dense condition of onsite soils and the apparent absence of a near-surface groundwater table. Therefore, potential impacts relative to hazardous conditions as the result of ground rupture, liquefaction, or settlement would be less than significant. Recent research indicates that the greatest tsunami threat to the Southern California coast may be from near-field events on sections along offshore faults from San Diego. For San Diego County, it is estimated that the maximum run-up for an event on one of these fault sections could be up to 6.5 feet. Due to the elevation of the project site at approximately 30 to 70 feet amsl, potential impacts relative to hazardous conditions as the result of a tsunami are considered to be less than significant. 5.9.3.3 Groundwater Adverse impacts or hazardous onsite conditions resulting from a shallow groundwater table or unstable soils are not anticipated to result with development of the subject site. Liquefaction is generally considered a constraint when groundwater is present. Depth to GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-7 August 2007 groundwater at the project site is estimated to be approximately 50 feet bgs. As stated above, based on the dense soils that occur onsite and the absence of near-surface groundwater, hazards with respect to liquefaction would be considered low. Site development would include appropriate drainage provisions for control and drainage of surface runoff to reduce the potential for adverse impacts caused by inadequate drainage facilities; refer to Section 5.10. Therefore, potential impacts relative to hazards caused by groundwater are considered to be less than significant. 5.9.3.4 Flooding Review of the Flood Insurance Rate Maps revealed that the site is not mapped within either a 100-year or a 500-year floodplain. The closest mapped flooding area to a 100-year zone abuts the bottom of the Batiquitos slope to the south of the site. Therefore, potential impacts relative to hazardous conditions as the result of flooding would be less than significant. 5.9.3.5 Landslides The potential for landsliding was considered for instability within the site boundaries, as well as on slopes adjacent to and offsite of the property. The most notable slope within the property boundary is the bridge embankment for the Avenida Encinas over-crossing. The site is also nearby or adjacent to several slopes that were addressed in the geologic analysis. These slopes include the beach bluff to the west of the site, the natural slope to the south of the site that descends downward to Batiquitos Lagoon (Batiquitos Slope), the cut slope along the east side of the site for the railroad line (Railroad Cut Slope), and the cut slope along the western side of the site, adjacent to the southwest boundary with Carlsbad Boulevard (Boulevard Cut Slope). No landslides were identified on the Ponto site. Conditions along the manufactured and natural slopes both on- and offsite were not indicative of the potential for landslides to occur. Construction or improvement of manufactured slopes required for future development of the Ponto Area would be subject to review and approval by the City, and designed in conformance with City engineering design standards. Although some signs of natural erosion and shallow slump failures were evident, the potential for landslides to occur is considered to be low. Therefore, potential impacts relative to hazardous conditions as the result of landslides would be less than significant. 5.9.3.6 Expansive Soils Expansive soils are characterized by their ability to undergo significant volume changes (shrink or swell) due to variations in moisture content. Soils prone to these effects are fine- grained clays and sometimes silts. Due to the apparent very low clay content of the sandy soils on the Ponto site, expansive soils are not anticipated to result in a significant hazard. Therefore, potential impacts relative to hazardous conditions as the result of expansive soils would be less than significant. 5.9.3.7 Collapsible Soils Collapsible soils are comprised of low-density open grain soil material with a high void ratio. Soils most prone to collapse typically consist of recently laid alluvial sands and silty sands, deposited during flash flood type events. The soils underlying the Ponto site consist of dense GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-8 August 2007 sands deposited during the late Pleistocene and Eocene time, and hazard with regards to collapse is considered to be low. Therefore, potential impacts relative to hazardous conditions as the result of collapsible soils would be less than significant. 5.9.3.8 Erosion The geologic materials underlying the site are composed of poorly graded sands and silty sands, which typically are weakly cemented. As such, they are prone to erosion on unprotected slopes. The amount of potential erosion is related to the steepness and height of the slope as well as the quantity of runoff that flows over the face of the slope. The cut slopes (Railroad and Boulevard slopes) surrounding the southern end of the Ponto Area are currently undergoing a moderate amount of erosion. This erosion is due primarily to surface water flow over the face of the slope which results in the formation of rills and gullies. Rilling is characteristic on slopes consisting of weakly-cemented sandy materials, and is well established on both the Railroad and Boulevard slopes. The Batiquitos slope also exhibits rills but to a lesser amount due to its lower gradient and better-established vegetation cover. Development of the Ponto Area is not anticipated to result in substantial soil erosion or loss of topsoil during grading activities, due to onsite soil types and existing site topography. Disturbance of the ground surface during construction of any proposed development may increase or decrease the erosion potential of the site. Proper grading techniques (with appropriate compaction efforts), use of stormwater pollution prevention devices, revegetation of disturbed areas, and construction of appropriate drainage provisions would reduce the potential for erosion onsite. The project would be designed and constructed in accordance with properly-engineered grading and drainage plans and would not negatively impact the erosion potential of the site and surrounding areas. All graded slopes resulting during development within the Ponto Area would be required to conform to minimum design requirements of the City of Carlsbad, the Uniform Building Code, and any recommendations given in the Geologic Hazards Evaluation (Appendix H) to reduce the potential for damage to occur from erosion. Compliance with these performance standards would minimize the potential for soil erosion to result during development of the site. Therefore, potential impacts relative to hazardous conditions as the result of erosion are considered to be less than significant. 5.9.4 Mitigation Measures All future development on the Ponto Beachfront Village site would be subject to the minimum design standards of the California Uniform Building Code, the City’s Excavation and Grading Ordinance (Section 15.16, Carlsbad Municipal Code), City Standard Conditions of Approval, City of Carlsbad Landscape Manual, and recommendations given in the Geologic Hazards Evaluation; refer to Appendix H. Conformance with the above regulations and standards is mandatory, and, therefore, not considered as mitigation. The development of individual properties within the Ponto area would require preparation of grading plans for submittal to the City for review to show compliance with grading standards and manufactured slope revegetation requirements. In addition, all applicable federal, state, and local permits pertaining to drainage shall be obtained, including but not limited to, the National Pollution Discharge Elimination System (NPDES) permit from the Regional Water Quality Control Board. Compliance with these performance standards and incorporation of GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-9 August 2007 site-specific geotechnical design measures into design and construction plans would reduce potential impacts related to geologic conditions to less than significant. 5.9.5 Impact After Mitigation No significant impacts related to geologic hazards onsite have been identified. Therefore, mitigation measures are not proposed. GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-10 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-11 August 2007 Figure 5.9-1 Regional Geology Map \ 't 1 '\ "reo ' \ \ \ ' !' " \. 'E ! ~ I ~ CONSULTING 25101951/195le•02S a. tn,,o,,,,e,,,.,_ LEGEND: HOLOCENE; Qpe PARAUC ESTUARINE DEPOSIT Qya YOUNC Al.LlMAL O(POSIT LATE PLEIS~E Qop5_7 OLD PAAAUC TERRACE DEPOSITS Qop 2-4 OLD PARALIC TERRACE DEPOSITS M!M~LEISTOCENE Qvop 10-11 VERY OLD PARAI.IC TERRACE DEPOSITS EOCE!il; Tt TORREY SANDSTONE Td DEL MAR FORIMTION Tsa SANTIAGO ,ORIMTION CRETACEOUS Kp POINT LOMA FORMATION Kl LUSARDI FORIIA TION Klh LELICOCRATIC GRANITE CONTACT -Contact between g~logic unitt; dotted •here concealed. JO FAULT -Solid where occurotety locoted; dos~ where opp,oximote:ly ~--located; dotted where conceoled U -upthrown block, 0 -downthrown block. Arrow and number indicate d1rectt0n ond angle of dip of foult plone STRIKE AND PIP OF m2l! ' lnclin~ .:. Ove<lumed Regional Geology Map Ponto Beachfront Village Vision Plan EIR 0 t APPROXIMATE GRAPHIC SCALE (MILES) 2 Figure 5.9-1 GEOLOGY AND SOILS Ponto Beachfront Village Vision Plan City of Carlsbad Final EIR 5.9-13 August 2007 Figure 5.9-2 Fault Map and Epicenters of Earthquakes i j Santa I I °'4>1J;, I •~l•J I I I MAGNITUDE SYMBOL I I I I 118.0 I I 4 I I I 11 .5 I I ondido I I I C) m,/ ,.9*' • \...U I I Na iona( City I 117.0 I I I I C) 116.5 WEST LONGITUDE 5 6 C) C) 7 8 C) 33.O924N 117.3128W SAN DIEGO, CA RADIUS OF LARGEST CIRCLE IS 100 KM _____________________________________________ ..... CONSULTING 25101951/l 95lta02 I .M (nwOMMal ~ Fault Map and Epicenters of Earthquakes Ponto Beachfront Village Vi sion Plan EIR Figure 5.9-2 HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-1 August 2007 5.10 HYDROLOGY AND WATER QUALITY This section is based on the Storm Water Mitigation Plan and Preliminary Hydrology Study prepared by RBF Consulting (March 2007). These reports are included as Appendix I of this EIR. These analyses were prepared to identify the measures required for the implementation and maintenance of water quality and to identify and propose remedial action for storm water flows generated from the proposed development of the project site. 5.10.1 Existing Conditions The project development area is located in the southwestern portion of the City of Carlsbad, within the San Diego Hydrologic Region (SDHR). Eleven smaller hydrologic units comprise the SDHR; the proposed Ponto Area is located within the Carlsbad Hydrologic Unit (CHU). Drainage patterns within the SDHR are generally to the west towards the Pacific Ocean. The Carlsbad Hydrologic Unit covers approximately 210 square miles and includes portions of Oceanside, Vista, San Marcos, Escondido, Encinitas, Solana Beach, Carlsbad and portions of unincorporated San Diego County. The CHU contains four major coastal lagoons: Buena Vista, Agua Hedionda, Batiquitos and San Elijo, as well as the Loma Alta Slough. The CHU also includes three lakes, two storage reservoirs, urban and natural drainage, native habitats, open space, beaches, aqua farms, agricultural uses, and power and desalination plants. San Marcos Hydrologic Area The Carlsbad Hydrologic Unit is divided into six hydrologic areas. The project development area is located within the San Marcos hydrologic area. Receiving waters for the project site are the Batiquitos Lagoon and the Pacific Ocean. The San Marcos Creek watershed, which is dominated by San Marcos Creek, extends approximately 14.1 miles inland from the coast and is about 36,050 acres in area. Surface Water Lake San Marcos is the largest impoundment within the watershed. There are also a number of small farm ponds on various tributaries in the lower basin. San Marcos Creek originates in west-central San Diego County and discharges into the Pacific Ocean via Batiquitos Lagoon. Encinitas Creek originates in the hills southwest of Questhaven Road and parallels El Camino Real before it joins with San Marcos Creek at the southeastern corner of Batiquitos Lagoon. Receiving waters for the proposed Ponto Area are the Batiquitos Lagoon and the Pacific Ocean. Flooding The project does not propose any development within the 100-year floodplain. Development is also not proposed within a Special Flood Hazard Area (SFHA), as designated by FEMA. 5.10.1.1 Hydrology Onsite topography is gently sloping, is approximately 30 to 70 feet amsl, and slopes to the west. Drainage of the subject site is accomplished by downward surface percolation and overland sheet flow, which is generally in a western direction across the subject site. The HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-2 August 2007 onsite drainage is anticipated to be sheet flow that follows the general topography of the area in a western direction. The area considered for the hydrologic analysis totals approximately 39.8 acres. 5.10.1.2 Existing Water Quality According to the California 2002 303(d) list published by the San Diego Regional Water Quality Control Board (RWQCB Region 9), the receiving waters (Pacific Ocean – San Marcos Hydrologic Area) for the project are impaired by one potential pollutant: bacteria. Bacterial indicators can adversely affect human health, through direct contact or ingestion or through harvesting of organisms for human consumption from waters that are polluted (i.e. shellfish). The Batiquitos Lagoon is not impaired by any 303(d) pollutants; refer to Table 5.10-3 for a summary of the receiving waters and their classification by the RWQCB Region 9. There are approximately 10 acres within the Ponto Area that were not analyzed for the general magnitude of storage required for volume-based Best Management Practices (BMPs). This area includes the existing roads (approximately 6.0 acres) and a 4.1-acre linear park. The existing roads are assumed to drain in separate systems with no “co-mingling” of flows with that from the project. The linear park is assumed to incorporate some degree of parking, which will require treatment. However, without a site plan or allocation as to the amount of parking required, volume-based calculations to estimate storage needs are impossible. Selection of BMPs and the related supporting calculations for volume- or flow- based design measures would ultimately be the responsibility of the developer(s) at the time of future site design and development. Existing flows from the project site were calculated to be approximately 41.7 cubic feet per second (cfs); refer to Figure 5.10-1 and Tables 5.10-1 and 5.10-2. Regulations/Legal Basis for Authority of Water Quality The Environmental Protection Agency (EPA) is the primary federal agency responsible for management of water quality in the United States. In 1990, the EPA published final regulations mandating that discharges of stormwater to waters of the U.S. from construction projects without a National Pollutant Discharge Elimination System (NPDES) permit be prohibited. These regulations, known as the Phase II rule, describe six minimum control measures that most NPDES General Permittees are required to implement. These minimum control measures are typically implemented by applying BMPs that are appropriate to the project source, location, and climate. These six minimum control measures are: Public education and outreach on stormwater impacts; Public involvement and participation; Illicit discharge detection and elimination; Construction site stormwater runoff control; Post-construction stormwater management in new development and redevelopment; and, Pollution prevention and good housekeeping for municipal operations. HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-3 August 2007 The principal federal and state laws pertaining to the regulation of water quality are known respectively as the 1972 Federal Water Pollution Control Act (also known as the Clean Water Act [CWA]) and Division 7 of the 1969 California Water Code (also known as the Porter- Cologne Water Quality Control Act). Section 303 of the CWA requires the adoption of water quality standards for all surface water in the United States. Under Section 303(d), individual states are required to develop lists of water bodies that do not meet water quality objectives after required levels of treatment by point source dischargers. Total maximum daily loads (TMDLs) for all pollutants for which these water bodies are listed must be developed to bring them into compliance with water quality objectives. The San Diego Regional Water Quality Control Board (RWQCB) has been granted the authority to implement and enforce these laws and regulations requiring the control of water quality. In California, the State Water Resources Control Board (SWRCB), through the nine Regional Boards, administers the NPDES storm water municipal permitting program. The RWQCB (San Diego Region) Order No. 2001-01 NPDES No. CAS0108758 (commonly known as the Municipal Permit) defines urban runoff as a waste, and requires that urban runoff be regulated by local municipalities. The Municipal Permit requires that each municipality develop a program to minimize or eliminate the negative water quality effects of urban runoff. Under the NPDES permit, the City of Carlsbad requires development and significant redevelopment that falls under the category of “priority projects” to incorporate Best Management Practices (BMPs) to ensure that projects reduce potential urban runoff to the maximum extent practicable (MEP). The storm water pollution prevention requirements are site-specific and vary based on a project’s potential impact on receiving waters, as outlined in the City’s Standard Urban Stormwater Mitigation Plan (SUSMP). General Permit Under the state NPDES program, a General Permit would be required for all development within the Ponto Area where construction would disturb one or more acres. All resulting discharges would be required to conform to the following: 1. Implement a Storm Water Pollution Prevention Plan (SWPPP) that identifies BMPs to prevent all construction pollutants from contaminating storm water and with the intent of keeping all products of erosion from traveling offsite into receiving waters; 2. Eliminate or reduce non-storm water discharges to storm sewer systems and other waters of the U.S.; and, 3. Perform routine inspection of all BMPs. Best Management Practices BMPs were originally developed to protect water quality by controlling erosion and sedimentation at the source. They have since been expanded to include controlling the volume and concentration of chemical pollutants entering waters of the United States. BMPs can include such standard practices as lengthening runoff detention periods, covering bare areas with mulches, constructing infiltration facilities, and providing public education as to HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-4 August 2007 the consequences, both legal and environmental, of illicit discharges to storm drains. Specific BMPs that are needed are determined based on the nature of the project proposed. BMPs are generally used at two stages of a development project: in the short-term during construction and in the long-term during operation of a particular facility. Quality control BMPs are subdivided into source control and treatment BMPs. Source control BMPs are designed to prevent pollution of storm water, while treatment BMPs are used to treat other types of storm water pollution. The most practical approach is to use source control BMPs as the primary system and treatment BMPs as the secondary system. Many source control BMPs can be incorporated into the project design. Treatment BMPs are more effective and efficient when used to handle pollutants that arise despite the implementation of source control BMPs. To select, design, and implement the most effective BMPs, certain parameters must be established. The identification of target pollutants likely to be generated by a project, anticipated volumes and concentrations of pollutants, and storm water and any regulatory action levels should be considered in the selection process. The City of Carlsbad has established a checklist to evaluate the need for BMPs to be integrated into a project design for the purpose of storm water treatment. the need of BMPs for storm water treatment into the project design. The checklist considers a combination of physical site characteristics and proposed development to determine permanent and construction storm water BMP requirements. The checklist, known as the Storm Water Applicability Checklist (included in Appendix A of Appendix I) establishes a priority (low, medium, or high) to determine if any BMP requirements different from the Standard Storm Water BMP Requirements are needed. Because the project site is 50 acres or greater, and because of its proximity to coastal waters, the project is considered to be a high priority project. Development onsite would be subject to and would incorporate the “Priority Project Permanent Storm Water Requirements” per the City’s SUSMP. These include the site design and source control BMPs, BMPs applicable to individual priority project categories, and treatment control BMP requirements. Jurisdictional Wetlands Army Corps of Engineers (ACOE) jurisdictional areas total approximately 6.0 acres within the Ponto Area. These areas consist of approximately 4.6 acres of wetlands and 1.4 acres of non-wetland Waters of the U.S. California Department of Fish and Game (CDFG) jurisdictional areas total approximately 6.1 acres within the study area, consisting of approximately 4.6 acres of wetlands and 1.5 acres of non-wetland Waters of the U.S. Alteration or filling of these wetlands with future development onsite would require a permit from the ACOE, pursuant with Section 404 of the Federal Clean Water Act. 5.10.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines. For purposes of this EIR, a significant impact relating to hydrology and water quality would occur if the proposed project would: HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-5 August 2007 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 that would result in substantial erosion or siltation on- or offsite; 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 rate of or amount of surface runoff in a manner that would result in flooding on- or offsite; Create or contribute runoff that would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; Cause or contribute to an exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses; Substantially impact aquatic, wetland or riparian habitat; Otherwise substantially degrade water quality; place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map; or, Place within a 100-year flood hazard area structures that would impede or redirect flood flows. 5.10.3 Environmental Impact The Ponto Beachfront Village Vision Plan provides a guide for future development of the Ponto Area. Future development of onsite properties would require landowners to prepare a SWPPP to identify site-specific requirements for water quality controls, as well as a site- specific drainage analysis to minimize erosion and potential downstream impacts. Proposed development of the site would result in construction of impervious areas, potentially increasing existing runoff volumes or velocities. As such, future site-specific plans would be required to integrate a system of retention/detention facilities and drainage basins or other means to reduce any potential increase over existing onsite drainage conditions. Future site design for individual projects within the Ponto Area would also be required to address and minimize changes to existing onsite drainage patterns, erosion, siltation, and flooding. 5.10.3.1 Hydrology Areas 9 and 22 of the City of Carlsbad LFMP (Storm Drain Facilities Master Plan of Improvements) coincide with the Ponto Area. The LFMP for Zone 9 calls for the realignment of an existing 84” storm drain pipe within the proposed development area, in addition to construction of a temporary sedimentation basin near the southwestern portion at the top of the bluff above Batiquitos Lagoon. As determined in the hydrology analysis, drainage from the project development area would be directed via a new storm drainage system to the low spot along Carlsbad Boulevard, or towards Batiquitos Lagoon. However, it is unclear as to whether or not these improvements are based on the anticipated needs generated by future development of the project area. It can be assumed that these improvements can and will be incorporated into forthcoming design efforts by the respective individual landowners as development occurs in the future on the project site. If future design efforts conclude that the need to construct these improvements is no longer applicable or that HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-6 August 2007 improvements can be better accomplished by other means, a revision to the applicable LFMPs may be warranted, based on development within the project development area. Runoff from the proposed development would increase as a result of impervious area. However, this increase could be reduced by expansion of filtration basins or other means used to treat water quality to the extent necessary to control the increase in 100-year flows. The 100-year volumes can be designed to accommodate infiltration of the entire post- development flow (effectively eliminating overland discharge) or reduce site discharge to pre-development levels; refer to Figure 5.10-2. This determination would be made during site design as a function of more detailed geotechnical recommendations and the availability of space within the site layout of individual projects proposed. As only preliminary site plans have been developed to date for several areas within the project development area, it is anticipated that additional hydrological analysis at a site-specific level would be required prior to the final design of individual projects. Preliminary backup calculations to substantiate water quality and flood control basin sizing were completed for the Ponto Area; refer to Appendix B of Appendix I. The results are summarized in Table 5.10-2. Post development flow would not exceed capacity of downstream storm drains, since the site is assumed to discharge to newly designed pipe and then directly to Batiquitos Lagoon and the existing pedestrian under-cross at the low point in Carlsbad Boulevard, or, if possible, utilize onsite infiltration (or other similar means) within the native soils; however, it shall be the responsibility of the developer to design a storm drain system for the project that does not create “erosional” issues or subject existing improvements to conditions beyond current hydraulic capacity. The City of Carlsbad has eliminated former requirements to mitigate storm water increases associated with land development within the coastal zone, since there is no inherent benefit to detain storm water prior to direct discharge to the ocean. However, recent modifications to the County of San Diego Municipal Storm Sewer Discharge Permit require the City of Carlsbad to develop a hydromodification plan within the next 18 months. Future development within the Ponto Area would be subject to applicable requirements included in the forthcoming document. This may include, but not be limited to, design measures to control increases in peak discharge during lower event design storms and increases in discharge velocity and/or duration. Therefore, some means of detention would ultimately be required, if not from the standpoint of traditional flood control, then with regards to water quality. The stormwater detention volumes included in the hydrology analysis (Appendix I) are intended for the purpose of land planning; however, demonstration of consistency with flood control requirements would ultimately be the responsibility of the developers of individual properties within the Ponto Area. The individual developer would be required to design site improvements to adhere to applicable detention requirements associated with hydromodification. This may involve provision for surface detention ponds, sub-surface storage pipe, or other similarly acceptable hydraulic equivalent. Preliminary calculations have been prepared to estimate a general order of magnitude to assist with further land planning. Ultimate responsibility for analysis and compliance with applicable hydromodification standards would be the responsibility of the developer. HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-7 August 2007 5.10.3.2 Flooding The project does not propose any development within the 100-year floodplain or Special Flood Hazard Area (SFHA) designated by FEMA. No significant impact would occur to 100- year flood levels, as defined by FEMA. Individual property owners would be required to integrate design measures to ensure that the 100-year developed flood condition would be equal or less than pre-development levels. Development of the Ponto Area does not propose the construction of levees and/or dams, and is not located behind a levee or below a dam that would present a flood hazard upon its failure. Therefore, impacts relative to these conditions would be less than significant. 5.10.3.3 Water Quality The proposed project is not expected to generate significant amounts of pollutants, but many constituents are generally anticipated for projects in this category. The Storm Water Mitigation Plan for the project identified water quality conditions of concerns that may potentially arise with future development of the site. Anticipated and potential pollutants include the following; refer to Table 5.10-4: Sediments (since there will be landscaped areas on site); Nutrients (since there will be landscaped areas on site); Organic compounds; Metals (associated with vehicle parking); Litter and trash collecting in the drainage systems; Oxygen-demanding substances including biodegradable organic material and chemicals; Oils, grease, and other hydrocarbons emanating from paved areas on the site; Pesticides used to control nuisance growth; and, Bacteria and Viruses. Development of the site would incorporate four major types of post-construction BMPs. These include (1) site design BMPs; (2) source control BMPs; (3) site design and source control BMPs for individual priority project categories; and (4) treatment control BMPs. In general, site design BMPs and source control BMPs reduce the amount of storm water and potential pollutants emanating from a site and focus on pollution prevention. Treatment- control BMPs target anticipated potential storm water pollutants. Future development of the project site would apply these BMPs to the maximum extent practicable. Post-development flows would not contribute to a degradation of surface or groundwater quality, since onsite areas would utilize the necessary BMPs to treat any contaminants associated with development. Selection of specific BMPs and related engineering design shall be the responsibility of the developer; however, standards for sizing these facilities would be based upon that described in the California Storm Water Quality Association (CASQA) Manual for New Construction. HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-8 August 2007 Construction BMPs Additional BMPs to prevent, reduce, and/or treat storm water pollution would be implemented during the construction phase of individual projects within the Ponto Area. Sediment would be the most likely generated pollutant during the construction phase. A Storm Water Pollution Prevention Plan (SWPPP) would be required to be developed for individual projects under separate cover because this is considered a High Priority Construction Project by the City of Carlsbad and because any project where construction would disturb one or more acres is required to do so under the NPDES General Permit. Post-Construction BMPs Within the project development area, future development on individual ownerships would require compliance with applicable zoning and building codes and other regulations. Proposed maintenance and operation of structural BMPs would require review and approval by the City Engineer as part of the permitting process to ensure that they are adequate and maintained for the long-term. Maintenance would be the responsibility of the applicant or landowner through a contract with the City of Carlsbad to obligate the project proponent to maintain, repair and replace the storm water BMPs as necessary throughout the life of the project. Site Design BMPs Site design BMPs aim to conserve natural areas and minimize impervious cover, especially impervious areas ‘directly connected’ to receiving waters, in order to maintain or reduce increases in peak flow velocities from the project site. The U.S. EPA (2002) has listed several site design BMPs that can be implemented in development projects. Future projects on the project site would incorporate site design BMPs to the maximum extent practicable. Site-design BMP alternatives and the practices that would potentially be applied to developments on the Ponto Area are given in Table 5.10-5. Minimize Impervious Footprint and Directly Connected Impervious Areas; Landscape Design; and, Protect Slopes and Channels. Source Control BMPs Source control BMPs are activities, practices, and procedures (primarily non-structural) that are designed to prevent urban runoff pollution. These measures either reduce the amount of runoff from the site or prevent contact between potential pollutants and storm water. In addition, source control BMPs are often the best method to address non-storm (dry-weather) flows. Source control BMP alternatives and the practices that would potentially be applied at the project site are given in Table 5.10-6 and include the following: Storm drain stenciling and signage; Material and trash storage area design; Efficient irrigation systems; HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-9 August 2007 Low-irrigation; and, Outreach for commercial activities. Treatment Control BMPs Post-construction “treatment control” storm water management BMPs provide treatment for storm water emanating from the project site. Structural BMPs are an integral element of post- construction storm water management and may include storage, filtration, and infiltration practices. BMPs have varying degrees of effectiveness versus different pollutants of concern. Treatment control BMPs and removal effectiveness for certain constituents are given in Table 5.10-7. Several of the treatment control options available for the project are not feasible based upon site conditions and constraints. Wet ponds and constructed wetlands rely on a perennial water source, which is generally difficult to sustain in the project’s arid environment. While filtration devices, such as sand filters and media filters, typically have medium to high removal efficiencies for the project’s pollutants of concern, they are aesthetically unsuitable for use in developments such as this project. An underground sand/media filter might improve aesthetics, but these are not recommended for drainage areas greater than two acres (2003 California New Development BMP Handbook, Fact Sheet TC-40), and the proposed project covers 50 acres. Since the proposed project site will presumably consist of generally flat graded pads, implementing several filters for smaller drainage areas is not feasible, due to the lack of required head needed to ensure that water passes through the filter. The treatment controls are intended to be both effective at removing the project pollutants of concern and suitable for incorporation into the proposed project. The combination of these treatment controls in all onsite drainage areas would provide a multiple BMP approach to water quality treatment for runoff. Vegetated swales and/or strips; Catch basin/Inlet inserts; and/or, Infiltration basins. In addition, the City of Carlsbad SUSMP lists ten individual project categories for which BMPs must be provided; refer to Table 5.10-8. Of these categories, the category “parking areas” would apply to development of the project site. Inlets equipped with filter inserts would be installed where applicable to treat runoff generated in combination with the treatment control BMPs addressed above. Most parking areas would discharge to depressed vegetated areas onsite, instead of directly into the storm drain collection system. Onsite slopes would also be required to be vegetated to provide permanent stabilization and to prevent erosion. 5.10.3.4 Long-Term Effects According to the City of Carlsbad SUSMP, a change to a priority project site’s hydrologic regime would be considered a condition of concern if the change would impact downstream channels and habitat integrity. However, it is anticipated that site design for individual projects would include the necessary measures to effectively treat and detain/retain storm HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-10 August 2007 water runoff to levels equal to or less than pre-development conditions. As a result, there would be no substantial long-term change to existing drainage areas or increased tendency for erosion, as design measures implemented would control outlet rates and, where applicable, include energy dissipation measures. Post-development flows from the Ponto Area would not contribute to a degradation of surface or groundwater quality, as future onsite basins would utilize the necessary BMPs to treat any contaminants associated with development. As stated above, post-development flows would not contribute to a degradation of surface or groundwater quality, since onsite areas would utilize the necessary BMPs to treat contaminants associated with development. Selection of specific BMPs and related engineering design would be the responsibility of the developer. However, standards for sizing these facilities shall be based upon that described in the CASQA Manual for New Construction. Therefore, it is anticipated that development of the Ponto Area would not result in long-term significant adverse impacts to water quality on the receiving waters of the Batiquitos Lagoon or the Pacific Ocean. 5.10.3.5 Flooding The project does not propose any development within the 100-year floodplain or Special Flood Hazard Area (SFHA) designated by FEMA. No significant impact would occur to 100- year flood levels, as defined by FEMA, as the site detention basins would be designed to control the 100-year developed flood condition to equal or less than pre-development levels. The project does not propose the construction of levees and/or dams, and is not located behind a levee or below a dam that would present a flood hazard upon its failure. Therefore, impacts relative to these conditions would be less than significant. 5.10.4 Mitigation Measures Individual development within the Ponto Area would require site-specific analysis to reduce potential impacts to hydrology and water quality. Under the state NPDES program, a General Permit would be required for all development within the Ponto Area where construction would disturb one or more acres. Each landowner or applicant would be required to prepare and submit a SWPPP to include BMPs in order to obtain the necessary storm water permit under the San Diego and California NPDES, prior to approval of a grading permit. The SWPPP would be prepared to include the applicable BMPs given in the Storm Water Mitigation Plan prepared for the Ponto Vision Plan and provide mitigation for potential construction and grading activities to reduce significant short-term impacts to water quality to less than significant. As preparation of the SWPPP is a requirement under the local and state NPDES, this action is not considered to be a mitigation measure. 5.10.4.1 Hydrology No significant impacts to hydrology were identified. 5.10.4.2 Water Quality No significant impacts to hydrology were identified. 5.10.5 Impact After Mitigation No significant impacts to hydrology were identified. Therefore, no mitigation measures are required. HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-11 August 2007 Table 5.10-1 Drainage Areas Hotel Commercial 7.0 Acres Hotel or Residential Apartments 3.5 Acres Mixed Use Residential 6.6 Acres Resort Hotel 13.7 Acres Townhomes 6.8 Acres Live/Work Mixed Use 1 0.9 Acres Live/Work Mixed Use 2 1.3 Acres Total 39.8 Acres Table 5.10-2 Summary of Site Flows Site Area (acres) Pre Development Q (cfs) Post Development Q without Mitigation (cfs) Post Development with Detention of 100 Year Q to Pre-Development (cfs) Hotel Commercial 7.0 8.3 38.5 8.3 Hotel or Residential Apartments 3.5 4.4 18.9 4.4 Mixed Use Residential 6.6 6.0 34.4 6.0 Resort Hotel 13.7 14.0 74.0 14.0 Townhomes 6.8 6.1 34.5 6.1 Live/Work Mixed Use 1 0.9 1.2 4.9 1.2 Live/Work Mixed Use 2 1.3 1.7 7.0 1.7 Total 39.8 HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-12 August 2007 Table 5.10-3 Summary of 303(d) Impairments of Downstream Water Bodies Receiving Water Hydrologic Unit Code Approximate Distance From Site 303(d) Impairment(s) Pacific Ocean Shoreline – San Marcos HA 904.50 0.1 mi Bacteria Indicators Table 5.10-4 Anticipated and Potential Pollutants by Project Type (San Diego County, 2002a)  Anticipated Pollutants P Potential Pollutants General Pollutant Categories Priority Project Categories Sediments Nutrients Heavy Metals Organic Substances Trash and Debris Oxygen-Demanding Substances Oils and Grease Bacteria and Viruses Pesticides Detached Residential        Attached Residential    P(1) P(2) P  Commercial (>100,000 sf) P(1) P(1) P(2)  P(5)  P(3) P(5) Auto Repair Shops     Restaurants     Hillside Development (>5,000 sf)       Parking Lots P(1) P(1)   P(1)  P(1) Streets, Highways, and Freeways  P(1)  P(4)  P(5)  (1) A potential pollutant if landscaping exists onsite; (2) A potential pollutant if the project includes uncovered parking areas; (3) A potential pollutant if land use involved food or animal waste products; (4) Including petroleum hydrocarbons; (5) Including solvents. HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-13 August 2007 Table 5.10-5 Site Design BMP Alternatives Buffer Zones Open Space Design Narrower Residential Streets “Green” Parking Alternative Turnarounds Alternative Pavers Urban Forestry Conservation Easements Eliminating Curbs And Gutters Landscape Design Other (Explained Below) Minimize Impervious Footprint Table 5.10-6 Source Control BMP Alternatives Storm Drain Stenciling and Signage Homeowner Outreach Material and Trash Storage Area Design Lawn and Gardening Practices Efficient Irrigation Systems Water Conservation Low-Irrigation Landscape Design Hazardous Waste Management On-Lot Treatment Measures Trash Management Riprap or Other Flow Energy Dissipation Outreach for Commercial Activities Other (Explained Below) HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-14 August 2007 Table 5.10-7 Treatment Control BMP Selection Matrix (San Diego County, 2002a) Treatment Control BMP Categories High Removal Efficiency Medium Removal Efficiency Low Removal Efficiency ? Unknown Removal Efficiency Pollutant of Concern Biofilters Detention Basins Infiltration Basins(1) Wet Ponds or Wetlands Drainage Inserts Filtration Hydrodynamic Separator Systems (2) Sediment Nutrients Heavy Metals Organic Compounds ? ? ? ? Trash & Debris ? ? Oxygen Demanding Substances Bacteria ? ? ? Oils and Grease ? ? Pesticides ? ? ? ? ? (1) Including trenches and porous pavement. (2) Such as CDS units. Original Sources: Guidance Specifying Management Measures for Sources of Nonpoint Pollution in Coastal Waters (1993), National Stormwater Best Management Practices Database (2001), and Guide for BMP Selection in Urban Developed Areas (2001). Table 5.10-8 Carlsbad SUSMP Individual Project Categories Private Roads Residential Driveways & Guest Parking Dock Areas Maintenance Bays Vehicle Wash Areas Outdoor Processing Areas Equipment Wash Areas Parking Areas Fueling Area Hillside Landscaping HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-15 August 2007 Figure 5.10-1 Pre-Construction Hydrology Map = ... _d - Llve/llark lllxed u., 2 ~7.0 cft rc-e.o ■In (>o.112 \ 1r-1.J oc Llve/llark lllxed u.. 1 Q-4.8 cf• Tc-e.o ■In <>-.112 ,lreo-0.._8 ac ~ -v' ~74.0 cf• rc-e.o ■In <>-.112 1r-1J.7 oc c::artsbad Blvd 84" RCP SO Real ignmenl All.2 -·~·-C --Soulh c;.,.,,., Sta &lad, and CarnpgrocnJ ~:'=~-,,~~~--=:..._::---;;;::..:::;~..__,___ ----;;;:::-c:;:::---==---•_,_ ---------•-·,-----.~- ~ CONSULTING 2Sl019Sl/t9SltlOS,& ai --8 Not to Scale Pre-Construction Hydrology Map Figure 5.10-1 Ponto Beachfront Village Vision Plan EIR HYDROLOGY AND WATER QUALITY Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.10-17 August 2007 Figure 5.10-2 Post-Construction Hydrology Map ~~·---- ,.. CCNBULTINl3 25101951/19Slu 055 at -- Live/Work lllxed u .. 2 0-7.0 eta T~.o ■In l>.112 Ar-1.3 oc Llve/llork lllxed UN 1 ~ ~ ~, ~( \-~ )_ J~; -_1~ --:: < Carlsbad BlviJ Linear Park (4.1 acree) 84" RCP SO Rea lignment Al t .2 ·~=- ,,,,,,......._, L "--·----------~ --~ ----__, -~ ~-=-~---~ ----- South Cadmed8tatS.C,,entJCmf'l110C,nd ;;; • .::--'-.;Ill -~-•--------·---0 8 Post-Construction Hydrology Map Figure 5.10-2 Not a, Scale Ponto Beachfront Village Vision Plan EIR LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-1 August 2007 5.11 LAND USE AND PLANNING 5.11.1 Existing Conditions 5.11.1.1 Onsite Land Uses The majority of the 50-acre Ponto Area proposed for development within the Ponto Beachfront Village Plan has been previously disturbed by former agricultural activities and various improvements and developments, including construction of the San Diego Northern Railroad, commercial structures, residential structures, drainage channels, and roadways. The majority of the development area currently stands largely undeveloped, with the exception of a number of single-family residences, some of which have onsite businesses, including a wood and sheet metal shop, an auto service/storage yard, wood chipping, a salvage yard, heating and air conditioning manufacturer, kennel, a storage facility, and an upholstery and antique store. The project site is located on a generally westerly sloping series of well-defined coastal terraces above the Pacific Ocean. Topography within the Ponto Area is gently sloping, with elevations generally ranging from approximately 40 feet amsl in the southern portion of the property to approximately 70 feet amsl just north of Avenida Encinas. Undeveloped areas of the project site generally support native and non-native grasses and disturbed areas. Developed areas of the site are typically landscaped with ornamental cover or plantings, with other areas of exposed dirt or gravel cover. Onsite roadways include Avenida Encinas (improved), Ponto Road (improved), and an unnamed roadway (unimproved) which runs through the central portion of the existing onsite neighborhood; refer to Figure 3-4. Utilities (overhead power lines with transformers) are also within the boundaries of the subject site. An approximately 570-foot long drainage, averaging three feet wide, originates east of Carlsbad Boulevard at Ponto Drive. The drainage runs south through an empty lot to a concrete ditch, which connects to a drain that then connects to the Pacific Ocean. 5.11.1.2 Offsite Land Uses Surrounding land uses are the Hanover Beach Colony residential neighborhood to the north; the SDNR tracks and right-of-way, the San Pacifico neighborhood to the east; and Batiquitos Lagoon to the south. Directly west of the site on the oceanfront bluffs adjacent to Carlsbad Boulevard are the campsites of California’s South Carlsbad State Beach, with the beach and the Pacific Ocean below; refer to Figure 5.11-1. 5.11.1.3 Applicable Plans, Policies and Regulations City of Carlsbad General Plan Based on the current General Plan, the proposed project is divided into six groups of land uses: RMH (Residential Medium High – 8 to 15 dwelling units per acre); RMH/TR (Residential Medium High and/or Travel/Recreation Commercial); LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-2 August 2007 UA (Unplanned Area); OS (Open Space and Community Parks); TR/C (Travel/Recreation Commercial/Community Commercial); and, TR (Travel/Recreation Commercial). The existing General Plan designations would allow for a mixture of residential, commercial and recreational uses on the project site; refer to Figure 5.11-2. As the project area is positioned adjacent to the State Beach, the property would lend itself to such uses that would provide for residential housing demand, while enhancing the potential recreational and tourism opportunities provided by the coastal location. Implementation of the Vision Plan would change the underlying land use designations to a “Special Planning Considerations Area” to be developed under the guidance of the Ponto Beachfront Village Vision Plan. Future development proposals within the Ponto Area may be required to propose General Plan and Local Coastal Program land use reclassifications, as well as Local Coastal Program zone changes that would be evaluated as part of the discretionary approval process. City of Carlsbad Zoning Ordinance At present, there are three City zoning designations for the various parcels in the Ponto Area; refer to Figure 5.11-3. These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone with a Qualified Development Overlay; and, RD-M-Q – Residential Density – Multiple zone with a Qualified Development Overlay. Several parcels have a dual designation, CT-Q/RD-M-Q, indicating that with further planning, one or both uses may be appropriate. No changes to the existing zoning are proposed with the Vision Plan. Individual ownerships within the 50-acre development area would be allowed to develop consistent with the underlying zoning or with approval of a rezone, without approval of the Ponto Vision Plan. City of Carlsbad Growth Management Program – Zones 9 and 22 Local Facilities Management Plans (LFMP) Concerns over rapid growth within the City in the mid-1980’s resulted in the application of several means to control future development through limitations on the number of building permits issued and the provision of future public facilities and services. The City adopted an ordinance (9808) on July 1, 1986, that created the framework for a Growth Management Plan (GMP) which included preparation of a Citywide facilities management plan, performance standards, and subarea plans. A "Citywide Facilities and Improvement Plan" has been prepared to address capital improvement planning within Carlsbad. The Plan calls for the preparation of subarea facility plans and establishes principles for capital financing plans. All development proposed within the City is reviewed for compliance with the Citywide Plan and the appropriate Local Facilities Management Plan (LFMP). As part of the City’s GMP, and consistent with Chapter 21.90 of the City Zoning Ordinance, the City is divided into 25 zones to guide the provision of public facilities and to ensure that services and facilities are adequately provided for existing and future development. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-3 August 2007 Preparation of a LFMP is required for each zone to implement the GMP by phasing development and the provision of public facilities, consistent with the GMP performance standards. The 50-acre Ponto Area is located within the LFMPs for Zones 9 and 22; refer to Figure 5.12-1. By establishing performance standards for public facilities and establishing limits on development, future demand for facilities and services can be estimated, and planning and construction of such facilities can be provided. A facility financing plan has also been prepared for each LFMP zone to identify funding sources for the facilities and services to be provided. As applicable, individual applicants are responsible for the payment of any fees for the provision of new facilities with project implementation. City Council Policy 43 As part of the GMP, the City of Carlsbad has adopted City Council Policy 43 to guide the determination and allocation of Proposition E “Excess Dwelling Units.” This policy guides the “excess dwelling unit” program, identifying the number of dwelling units available for allocation within a LFMP zone, due to proposed residential development occurring at a lower density than that anticipated for or allowed by the density control points given in the GMP, approved in 1986 as Proposition E. As allowed by Proposition E, “excess” residential dwelling units may be allocated to developments within each of the City quadrants provided they do not exceed the maximum number of dwelling units projected for the quadrant. One or more of the following criteria must be met for proposed development to be eligible for the allocation of “excess” dwelling units. The growth management control point (GMCP) density for the property results in a unit yield that includes a fractional amount of 0.5 or greater. A fraction of a unit may be granted to allow for the next whole unit provided that the maximum density of the General Plan land use designation is not exceeded; Housing units are being made affordable to lower- or moderate-income households; Housing is located within the Village Redevelopment Area or in the South Carlsbad Coastal Redevelopment Area; That the project is a transit-oriented “smart growth” development project where increased residential density is being placed in close proximity to major transit facilities, employment opportunities and commercial support services; Projects approved for a land use change from non-residential to residential use or projects containing a mixture of residential and non-residential uses; or, The property has a General Plan designation of Residential Low Density (RL) or Residential Lower-Medium Density (RLM) and the base zone of the property would permit a higher yield of units than would be allowed by the RL or RLM designations, provided that the proposed density does not exceed the maximum density of the RL or RLM density range by more than an additional 25 percent. Scenic Corridor Guidelines The Ponto Area is located along Carlsbad Boulevard, which is identified as a “Community Theme Corridor” within the General Plan Circulation Element. Portions of Carlsbad LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-4 August 2007 Boulevard provide significant views of the Batiquitos Lagoon, the Pacific Ocean, and South Carlsbad State Beach along the length of the roadway. According to the General Plan Circulation Element, Community Theme Corridors are considered to “connect Carlsbad with adjacent communities and present the City of Carlsbad to persons entering and passing through the community.” The designation is intended to preserve and enhance the visual, environmental and historical characteristics of the City and the route through planning and design efforts. Other Community Theme Corridors include El Camino Real, Palomar Airport Road, La Costa Avenue and Melrose Drive. As Carlsbad Boulevard passes northbound over the Batiquitos Lagoon from the City of Encinitas, it provides a visually significant entry point into the City of Carlsbad along the scenic corridor. The Scenic Corridor Guidelines propose Major Entry Monumentation for this location to “provide identity, a feeling of welcome, and sense of arrival to the City.” Major Entry Monumentation, combined with landscaping and/or signage, is suggested for the highly visible location; refer to Figure 5.7-1. Specific goals aimed at addressing the visual quality of the Carlsbad Boulevard Corridor include the following: Enhance the unique character of the street by designating a “Central European or Spanish” theme for the downtown area and a natural beach-oriented theme for the remainder of the route; Enhance the visual quality of the street by encouraging appropriate theme-oriented landscaping and street furniture within the corridor; Provide landscaping material, theme trees and theme tree spacing along the corridor which are best suited to avoid blocking views from the roadway, particularly to the ocean; Preserve the natural quality of the lagoon areas by providing little, if any, additional landscaping in those areas of the corridor adjacent to a lagoon; and, Encourage special landscape setbacks to create an open feeling along the developed portions of Carlsbad Boulevard. In addition, the SDNR, east of the Ponto Area, is identified as a scenic railroad corridor with the Scenic Corridor Guidelines. This railway is identified as a “special condition” corridor which provides views to rail passengers traveling through the City. The Guidelines suggest improvements along the railroad right-of-way to upgrade the image of Carlsbad and to inform passengers that they have arrived in the City. City of Carlsbad Landscape Manual The City’s Landscape Manual provides guidelines for landscaping, plantings, irrigation requirements, water conservation, streetscape, slope revegetation and erosion control, and wildfire protection, among other issues. In an effort to reduce water demands resulting from irrigation and to maintain the visual environment, all proposed projects within the City are subject to the requirements of the Landscape Manual. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-5 August 2007 Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport The McClellan-Palomar Airport Plan Comprehensive Land Use Plan (CLUP), prepared by the San Diego Association of Governments (SANDAG), represents a “long range master plan…that reflects the anticipated growth of the airport over the next 20 years” and provides for the safety and well-being of the general public. The Plan identifies several areas of constraint that affect potential development within the City. These include noise contours, a Flight Activity Zone, and compatibility with surrounding land uses. The CLUP identifies “areas likely to be impacted by the noise and flight activity created by aircraft operations at the airport.” The project study area is not located within the Airport Influence Area (AIA), which would require development review by the Airport Land Use Commission (ALUC), although overflight does occur. The proposed project area is located approximately 2.5 miles southwest of the McClellan- Palomar Airport. The northern portion of the project site lies within the Noise Impact Notification Area (NINA), which includes properties within a three-mile radius of the airport, where 90 percent of noise complaints regarding the airport are filed. Noise from the operation of the airport may represent a potential nuisance to residents within this radius. As a result, residential development proposed within the NINA is required to file a notice with the City indicating that the property is subject to noise from overflight, sight, and noise from operation of aircraft flying in and out of the airport. Open Space Conservation and Resource Management Plan The City adopted the Open Space and Conservation Resource Management Plan in 1992 to implement the requirements of the General Plan Open Space and Conservation Element. The Plan is intended to provide protection of open space resources and landscape character within the City, while addressing potential impacts of anticipated growth. The Plan identifies Conceptual Open Space along Carlsbad Boulevard and Constrained Open Space in the southern portion of the Ponto Area, in the vicinity of Batiquitos Lagoon. The Resource Management Plan addresses the long-term management and identifies goals for enhancement of open space within each of the LFMP zones. The following goals of the Resource Management Plan apply to LFMP Zones 9 and 22: Zone 9 Achievement of a north-south open space greenway corridor and trail connection. A link may be provided along the proposed regional trail within the railroad right-of- way, or by locating the Carlsbad pedestrian trail and paired regional bicycle trail along the east side of Carlsbad Boulevard; Provision of buffers between development and the coast and Batiquitos Lagoon should be pursued; and, Enhance the entry gateway into the City from the south along Carlsbad Boulevard. Zone 22 Consider the potential for a north-south greenway between Ponto Drive and Carlsbad Boulevard, containing a trail connection along or parallel to the SDNR right-of-way, LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-6 August 2007 ultimately providing a potential regional connection from Oceanside to San Diego; and, Consider a second greenway and trail linkage along Poinsettia Drive to allow for trail access from the beach and the greenway (discussed above) to the trail that would connect the Alta Mira Park site and Batiquitos Lagoon. City of Carlsbad Habitat Management Plan (HMP) The Ponto Area lies within the North County Multiple Habitat Conservation Program (MHCP) Subregional Plan area. The MHCP Subregional Plan was adopted and certified by the SANDAG Board of Directors on March 28, 2003. Each of the seven jurisdictions within the MHCP area (which includes the City of Carlsbad) is required to implement their respective portion of the MHCP via citywide subarea plans. On November 15, 2004, the City of Carlsbad’s Habitat Management Plan (HMP) for Natural Communities in the City of Carlsbad (City HMP; 2004a) was approved, and state and federal permits were issued. The Ponto Area lies within the City’s HMP. A small portion of the Ponto Area is located within Focused Planning Area (FPA) Core 8, which includes Batiquitos Lagoon. According to the City’s HMP, Batiquitos Lagoon supports sensitive plant and animal species and is a critical foraging area for American peregrine falcon and California brown pelican. FPA Core 8 provides linkage to other Core FPAs both within and outside the City. Batiquitos Lagoon is included in an existing Hardline Conservation Area. The City’s HMP includes unique conservation goals and standards that apply to specific properties within the City, known as Standards Areas. The goals and standards are arranged according to the LFMP zone in which they occur. No Standards Areas exist within the City HMP for LFMZ 9 or 22. In addition, the City’s HMP establishes zone-level recommendations for each of the LFMP zones. The zone-level recommendations for LFMZ 9 include: (1) monitor breeding populations of terns, plovers, and sparrows, and continue predator control where necessary; and (2) use fencing and signs, as necessary, to minimize human intrusion in or near nesting or roosting areas for HMP-covered species such as terns, pelicans, and rails. The zone-level recommendations for LFMZ 22 include: (1) manage vernal pool habitat to minimize adverse edge effects and maintain/enhance water quality of the pools; (2) stabilize sensitive species populations by removing impacts or potential impacts, including trampling, vehicular traffic, illegal dumping, collecting, and invasion of non-native plants; (3) use fencing and signs to restrict human intrusion and educate the public about vernal pool resources; (4) implement runoff or erosion control measures on adjacent properties, as necessary, to maintain appropriate amounts of water runoff into pool watersheds, while protecting water quality against potential pollutants; and, (5) monitor the status of preserved populations to ensure they remain viable. According to the City’s HMP, projects that conserve at least 67 percent of habitat onsite are not subject to offsite mitigation. According to Chapter 21.203.040(B)(3), Coastal Resources Protection Overlay Zone, of the Carlsbad Municipal Code, the following policy shall apply to (1) areas west of existing Paseo del Norte, (2) west of Interstate 5, and (3) along El Camino Real immediately upstream of the existing storm drains. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-7 August 2007 All development must include mitigation measures for the control of urban runoff flow rates and velocities, urban pollutants, erosion and sedimentation in accordance with the requirements of the City’s Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan, Jurisdictional Urban Runoff Management Plan master drainage plan and the San Diego County Hydrology Manual and any amendments to them. Such mitigation shall become an element of the project, and shall be installed prior to the initial plan and any amendments to them for the area between the project site and the lagoon (including the debris basin), as well as revegetation of graded areas immediately after grading; and a mechanism for permanent maintenance if the City declines to accept the responsibility. Construction of drainage improvements may be through formation of an assessment district, or through any similar arrangement that allocates costs among the various landowners in an equitable manner. California Coastal Act (CCA) The subject site is located within the coastal zone and therefore is subject to the goals and policies set forth by the California Coastal Act (CCA). The CCA (California Public Resources Code sections 30000 et seq) was adopted in 1976 to provide long-term protection of the California coastline. The CCA defines the "coastal zone" as the area that extends three miles seaward and generally about 1,000 yards inland.1 To manage the conservation and development of coastal resources, the CCA is responsible for the following: Establish specific uses, including restoration, for which diking, filling, or dredging of wetlands may be permitted within the coastal zone; Provide additional review and approvals for proposed actions within designated sensitive coastal areas; and, Direct each city or county within a coastal zone to prepare a Local Coastal Program (LCP) for Coastal Commission certification. Almost all proposed development within the coastal zone requires approval of a Coastal Development Permit from either the Coastal Commission or from the local jurisdiction through a local government’s certified Local Coastal Program. The Act requires compliance with the Local Coastal Program, as described below. Local Coastal Program (LCP) The City of Carlsbad’s LCP (1996) is comprised of six segments and provides policies and development guidelines for compliance with the California Coastal Act. The Ponto Area includes acreage located within the Mello II Segment Land Use Plan of the LCP. Local Coastal Program Segments are required to maintain consistency with the goals and policies of the Carlsbad General Plan. Individual landowners within the 50-acre Ponto Area would be required to obtain approval of a Coastal Development Permit, prior to future development. San Diego Association of Governments (SANDAG) and Smart growth Communities SANDAG implements the Regional Comprehensive Plan (RCP), which offers a long-term planning framework for the San Diego region. It provides guidance for local and regional 1 California Wetlands Information System. http://ceres.ca.gov/wetlands/permitting/cca_summary.html LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-8 August 2007 decisions regarding a sustainable approach to future development. The RCP gives an incentive-based approach to encourage growth in existing and future urban areas, as well as smart growth communities. According to SANDAG, a smart growth community is envisioned as a compact, efficient, and environmentally sensitive pattern of development that provides people with additional transportation, housing, and employment choices by focusing future growth away from rural areas and closer to existing and planned job centers. Principles of smart growth include reducing sprawl, facilitating public transportation and pedestrian activities, and providing a balance between jobs and housing. South Carlsbad Coastal Redevelopment Area (SCCRA) A portion of the Ponto Area is located within the South Carlsbad Coastal Redevelopment Area (SCCRA); refer to Figure 3-3. The intent of the Redevelopment Plan for the area is to develop properties that are improperly utilized to eliminate blight, develop recreational opportunities, provide affordable housing, and enhance economic opportunities (February 2000). This portion of the site is therefore subject to the Redevelopment Permit process, which is administered by the City of Carlsbad’s Housing and Redevelopment Department. Future development proposals would be required to demonstrate consistency with the plans established for the portion of the property within the redevelopment area. Twelve goals are given within the South Carlsbad Coastal Redevelopment Plan; however, the overall intent of the Plan can be summarized as follows: Strengthen and stimulate the economic base; Enhance commercial and recreation functions; Increase amenities to benefit the public; Increase and improve the affordable housing supply; and, Assure quality design in the area’s development. San Diego Coastal State Park System General Plan – South Carlsbad State Beach The San Diego Coastal State Park System General Plan (prepared July 1984) provides goals and policies for enhancement of the South Carlsbad State Beach as part of the State parks program. Potential improvements are considered within the Plan to increase access to Carlsbad State Beach and to provide other complementary land uses that enhance the scenic and recreational resources offered by the coastal location. The project development area represents an opportunity to establish such uses that would complement the existing campground to enhance recreational opportunities for visitors of the Park. The State Parks General Plan assumes that (1) the area around the South Carlsbad State Beach will become increasingly urban, and (2) Carlsbad Boulevard will act as a present and future buffer against urbanized land uses. The Plan states that, "The purpose of San Diego coast state beaches is to make available to the people, for their benefit and enjoyment forever, the scenic and recreational resources inherent to the coastal beaches and adjacent uplands of San Diego County." LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-9 August 2007 Other Specific Plans / Master Plans Poinsettia Properties Specific Plan (SP 210) The Poinsettia Properties Specific Plan directs development of a 92-acre transit-oriented residential community located primarily north of the Ponto Area; however, a 1.5-acre portion of the Ponto Area overlaps with the Specific Plan area, referred to as Planning Area 1 in the Specific Plan. It is located in the northwest corner of the Ponto Area, adjacent to Carlsbad Boulevard and Ponto Road. Per the Specific Plan, the land use for the 1.5-acre area is intended for commercial uses that serve the traveling public and beach visitors. Poinsettia Shores Master Plan (MP 175(c)) The Poinsettia Shores Master Plan area (PSMP), amended May 12, 1994, includes approximately 162.8 acres, of which approximately 23.5 acres are located within the Ponto Area. The Poinsettia Shores Master Plan Area is broken down into 17 Planning Areas, three of which are located within the project area boundaries -- Areas F, G, and H. These areas feature travel service/commercial and open space uses, and a non-residential reserve. The Poinsettia Shores Master Plan establishes development limits and design criteria for these Planning Areas. The Master Plan implements the West Batiquitos/Sammis segment of the Carlsbad Local Coastal Program for this area. 5.11.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines. For the purpose of this EIR, a significant land use impact would occur if the proposed project would: Create incompatibilities of land use onsite or with adjacent uses; Physically divide an established community; Conflict with any applicable land use plan, policy or regulation, including the General Plan, Zoning Ordinance, Zone 9 and Zone 22 Local Facilities Management Plans, Inclusionary Housing Ordinance, Growth Management Ordinance, Landscape Manual, Open Space Conservation and Resource Management Plan, and the Comprehensive Land Use Plan (CLUP) for McClellan Palomar Airport; or, Conflict with the City of Carlsbad’s Habitat Management Plan. 5.11.3 Environmental Impact The proposed amendments to the General Plan and Local Coastal Program would designate the project area as an area of “Special Planning Considerations” to be developed under the guidance of the Ponto Area. The Vision Plan proposes the development of local and tourist- serving commercial, mixed-use, residential and recreational uses that are compatible with existing surrounding development to the east, open space/habitat connections in the south, and the beach to the west. The Ponto Beachfront Village Vision Plan provides a guide for development of the area to ensure that future land uses are compatible and consistent with the intended vision for the site. The Vision Plan identifies land uses to be permitted within each of the land use character areas to ensure that future uses proposed would be consistent with development envisioned LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-10 August 2007 by the City. Future individual development projects would require the appropriate discretionary permits as applicable. 5.11.3.1 Compatibility with Onsite Land Uses The Ponto Area is largely undeveloped, with the exception of the cluster of existing residential and commercial/light industrial uses in the northern portion of the site. Future development onsite would be compatible with onsite land uses in that the Vision Plan would allow for these existing uses to continue in the future. Future development of these properties would not be phased and would occur as landowners desired. Therefore, the proposed uses are considered to be compatible with existing onsite uses and would enhance, not degrade, existing development property. 5.11.3.2 Compatibility with Offsite Land Uses In addition to the project’s consistency with existing land use plans for the surrounding area, the project does not create an incompatibility with the existing land uses offsite. While representing a change from the exiting land uses onsite, Iimplementation of the Ponto Vision Plan would not have a harmful effect on offsite land uses. The Ponto Area is surrounded by a mix of higher density residential uses (approximately 7.0 to 7.5 dwelling units per acre) and recreational activities associated with the state beach and campground. Carlsbad Boulevard carries between approximately 18,850 to 24,000 ADT. Traffic noise from Carlsbad Boulevard ranges from approximately 56 to 60 dBA onsite with out any noise attenuation. Additionally, the project is bordered by the San Diego Northern Railroad in which approximately 20 trains pass by the site each day. As such, the Ponto Area is surrounded by typical urban uses in an urban setting. The A portion of the 50-acre development area is within the South Carlsbad Coastal Redevelopment Area and is intended for the uses proposeddevelopment. In addition, the uses proposed under the Vision Plan would be allowed under the existing zoning, and therefore, do not represent a conflict with the type of development anticipated for the area.The uses proposed by the Vision Plan would generally be compatible with existing uses surrounding the project site. Single-family residential neighborhoods are located to the north and east of the project area. Development consistent with the Vision Plan would provide a mix of land uses that would provide a transition from the existing single-family development to multi- family mixed-use, commercial, and recreational uses. The Vision Plan includes design guidelines to ensure that development of the site would not conflict with surrounding land uses. Most of the existing nearby uses are physically separated from the proposed project by the existing railroad tacks and easement on the east or by Carlsbad Boulevard on the west. The Plan’s proposed design features such as landscape buffering and screening, underground parking, and building orientation to allow for continued views would be incorporated into future development projects to maintain the character of the area and protect the existing reduce potential impacts on the visual environment; see also Section 5.7 of this EIR for additional information pertaining to visual resources. In addition, development on the site would be distanced from adjacent properties residential uses to the north by Ponto Road to the north., The roadway would include awhich would be landscaped median (as discussed in the Ponto Vision Plan) to further reduce views LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-11 August 2007 into the Ponto Area. Additionally, the SDNR also provides a buffer between the project site and the residential uses to the east and would remain after project implementation. In addition, Future uses on the project site would be subject to City policies and other regulations pertaining to noise, hours of operation, building height, setbacks and lighting, among other areas, that would further reduce potential conflicts between the proposed uses and surrounding neighborhoods. Therefore, through conformance with the measures given in the Vision Plan, and consistency with applicable policies, development of the project site would not result in a conflict with offsite land uses. The offsite use with the most interface with the proposed project is the Hanover Beach Colony residential development because of its location just north of Ponto Drive in the northern end of the Ponto Area property. Ponto Drive would be used by residents of Hanover Beach Colony and visitors to the Ponto Area. The northern portion of the Ponto Area is zoned CT, and although a portion is within the same Specific Plan as the Hanover Beach Colony, this area is designed for commercial uses that serve the traveling public and beach visitors. The Garden Hotel development is proposed in this area. Consequently, in this location different land use types will be located across the street from one another. The existing Hanover Beach Colony consists of 112 two-story residential condominium homes ranging from approximately 1,900 to 2,400 square feet in size. As stated in Section 3.4.1, the proposed 215-room Garden Hotel has been designed as a one-story building at the northern end of the building adjacent to the existing homes, and increases to three stories in a stepped fashion at the southern end of the building away from the existing homes. Therefore, the portion of the hotel building closest to the existing houses will be comparable to the existing two story houses in height. The Garden Hotel development also includes a parking garage, which would be subject to height restrictions of the applicable zone designation and the Coastal Zone. The parking garage would be located south of the nearest Hanover Beach Colony home separated by the Hanover Beach Colony RV storage lot and across Ponto Drive from the proposed hotel. The proposed parking garage would be located in an area that is approximately 10 feet lower in elevation than the proposed hotel and Hanover Beach Colony homes. As a result, the parking garage structure will not extend significantly higher than the rooflines of the existing homes, which range from approximately 23 to 26 feet in height. As a result of the design measures incorporated into the site design for the proposed Garden Hotel, potential incompatibilities as a result of different building sizes is considered to be less than significant. Potential land use incompatibilities could occur as a result of different land uses generating noise that is inconsistent with adjacent land uses. To ensure that potential incompatibilities as a result of unwanted noise from the proposed Garden Hotel and adjacent houses are minimized, the Vision Plan requires design elements that reduce potential noise impacts to less than significant. Mitigation measures to reduce noise impacts on the Hanover Beach Colony homes from the proposed Garden Hotel include a requirement to restrict the hotel entrance and service entrance points to locations where such access points are not directly across from existing residential uses (Mitigation Measure N-3b). LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-12 August 2007 Furthermore, Mitigation Measure N-4b was amended to require a bermed/landscaped buffer adjacent to the property boundary between residential uses and commercial uses within areas zoned as Commercial-Tourist (CT) to distance future commercial land uses from existing and future adjacent residential uses. Consistent with the City’s Standard Conditions of Approval, the applicant shall submit, to the satisfaction of the City Planning Director, a Landscape Plan illustrating the buffer and the landscaping proposed. The Landscape Plan shall also be consistent with the City’s Landscape Design Manual. As a result of these design measures, potential noise impacts resulting from operation of the proposed Garden Hotel would be reduced. Potential land use incompatibilities as a result of operational noise are considered to be less than significant. 5.11.3.3 Existing Land Use Plans, Policies and Regulations City of Carlsbad General Plan As previously described, the following General Plan land use designations currently apply to the Ponto Area: UA – Unplanned Area; TR/C – Travel/Recreation Commercial; RMH – Residential Medium High (8–15 dwelling units/acre); RMH/TR – a dual designation indicating that with further planning, one or both uses may be appropriate; and, OS – Open Space and Community Parks; refer to Figure 5.11-2. The project would require a General Plan Amendment to designate the Vision Plan areaArea as an area of “Special Planning Consideration” that will require that proposed development within the project area to be developed under the guidance of the Ponto Beachfront Village Vision Plan; refer to Table 3-1. Submittal of a Site Plan would be required for future development, whichApplications for future development of individual ownerships within the Ponto Area would include be reviewed by the City for conformance with the intent of the Ponto Beachfront Village Vision Plan. Future development proposals within the Ponto Area may be required to propose General Plan and Local Coastal Program land use reclassifications, and city-wide and Local Coastal Program zone changes that will be evaluated as part of the discretionary approval process. The Ponto Beachfront Village Vision Plan provides a guide for development of the area to ensure that future land uses are compatible and consistent with the intended vision for the site. As the proposed General Plan amendment would not result in a conflict with the existing General Plan land uses intended for the area, no significant land use impact would occur. City of Carlsbad Zoning Ordinance At present, there are three City zoning designations for the various parcels in the Ponto Area; refer to Figure 5.11-3. These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone with Qualified Development Overlay; and, RD-M-Q – Residential Density – Multiple zone with Qualified Development Overlay. Several parcels have a dual designation, CT-Q/RD-M-Q, indicating that with further planning, one or both uses may be appropriate. No changes to the existing zoning are proposed with the project. Commercial, recreational, and residential uses are currently permitted by the existing zoning for the site and private ownerships can be developed with or without the adoption of the Vision Plan. The uses proposed with the project would be consistent with the applicable zoning for each area. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-13 August 2007 Therefore, the project would not conflict with the City Zoning Ordinance and impacts would be less than significant. City of Carlsbad Growth Management Program / Zones 9 and 22 Local Facilities Management Plan (LFMP) The Growth Management Program (GMP) and adopted performance standards allow the City to control future development, to estimate future demand for public facilities and services, and to plan and construct such facilities as needed. City-provided facilities and services include the circulation system (roads), parks, City administrative facilities, fire protection services, sewer facilities, and libraries, while agency-provided facilities and services include schools, wastewater treatment, and water service. The Ponto Area is located within Zones 9 and 22 of the City’s Local Facilities Management Plans; refer to Figure 5.12-1. Future development proposals within the Ponto Area would be required to demonstrate consistency with the appropriate LFMP or propose amendments to the LFMP to ensure that facilities and services are adequately provided to serve the development. The GMP provides a limit on the number of residential dwelling units that can be built within each of the City’s four designated quadrants to control future growth and the provision of public services and facilities. The GMP limits the number of residential building permits that can be issued throughout the city to a maximum of approximately 54,600 dwelling units at buildout. The Vision Plan development area is within the Southwest Quadrant of the City, which allows for a total of 12,859 dwelling units at buildout. As previously mentioned, implementation of the Vision Plan would result in a lower number of units than that anticipated for the area, thereby reducing projected growth and the overall demand for public facilities and services. Therefore, theThe number of units envisioned for the project with implementation of the Vision Plan would be consistent with the GMP. Potential impacts as a result of land use impacts are considered less than significant, as development as proposed would not conflict with any land use plan. Continued monitoring activities by the City would also ensure the continued consistency with the GMP through subdivision review, monthly residential and non-residential development monitoring reports, traffic monitoring, annual reporting to the City Council, buildout capital improvements project coordination, and monitoring the excess dwelling unit bank. Monitoring activities would allow the City to ensure that as development occurs, performance standards are maintained and the number of residential building permits issued is consistent with the GMP. City Council Policy 43 Under Council Policy Statement 43, future development on individual ownerships within the Ponto Area may be eligible for withdrawals from the “Excess Dwelling Unit Bank.” Qualifying projects may withdraw from the bank under specific circumstances. However, even if there are units available in the bank, development may not exceed the unit limit assigned to the quadrant. Therefore, future development may not exceed the growth management control point allowed on a particular property, unless another site has underutilized development and "excess" units are available for transfer. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-14 August 2007 Scenic Corridor Guidelines All future development along the Carlsbad Boulevard Community Theme Corridor would be required to demonstrate consistency with the design policies set forth in the Scenic Corridor Guidelines and the Ponto Beachfront Village Vision Plan, as appropriate. The Vision Plan envisions the realignment of Carlsbad Boulevard to the east, creating additional available land to create a linear park. Guidelines are contained within the Vision Plan to regulate development along the corridor and to ensure that future development of the site maintains the scenic value and visual importance of the roadway along the project frontage; refer also to Section 5.7, Aesthetics and Visual Resources. Therefore, the Vision Plan would be consistent with the Scenic Corridor Guidelines and impacts would be less than significant. City of Carlsbad Landscape Manual All proposed future development within the project development area requiring discretionary permits or preparation of a Landscape Plan for a development permit is subject to the policies, programs, and requirements of the City’s Landscape Manual. Future development will be required to demonstrate consistency with the Manual with regards to landscaping, irrigation, streetscape, slope revegetation or stabilization, wildfire prevention, and water conservation. Development of the project site would therefore not conflict with the provisions of the Landscape Manual, and impacts would be less than significant. Comprehensive Land Use Plan (CLUP) for McClellan-Palomar Airport The project site is located approximately 2.5 miles southwest of the McClellan-Palomar Airport. The northern portion of the project development area lies within the Noise Impact Notification Area (NINA); however, noise within the NINA is not considered to create an adverse affect on human health or safety. All residential development proposed within the NINA would be required to file a notice with the City indicating that the property is subject to noise from overflight, sight, and noise from operation of aircraft operating from the airport. Therefore, the project would not conflict with the Airport Land Use Plan and impacts would be less than significant. Open Space Conservation and Resource Management Plan Development of the project site would be consistent with the goals of the Open Space Conservation and Resource Management Plan. The LFMPs for Zones 9 and 22 indicate that open space within the two Zones will continue to meet the performance standard through buildout. Future development would be required to prepare development plans consistent with the Ponto Beachfront Village Vision Plan, which includes design elements that support the goals of the Open Space Conservation and Resource Management Plan for Zones 9 and 22. Such elements include a variety of trails and pathways, a Beachfront Resort multi-purpose trail, a wetland interpretive trail, pedestrian trails with connection to a regional trail system, and a connection to the Coastal Rail Trail which runs to the east of the project site. Consistent with the goals of the Open Space Conservation and Resource Management Plan, the Vision Plan calls for the enhancement of the entry gateway into the City from the south along Carlsbad Boulevard. Design guidelines are given in the Vision Plan for signage, landscaping, and monument design to identify and improve the natural gateway. Therefore, LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-15 August 2007 the project would be consistent with the Open Space Conservation Plan and impacts would be less than significant. City of Carlsbad Habitat Management Plan (HMP) Impacts to habitats of sensitive animal species with project implementation would be fully mitigated pursuant to the City’s HMP. Mitigation for direct impacts to vegetation communities within the project site shall be implemented prior to or concurrent with impacts. Indirect impacts shall be avoided or mitigated through implementation prior to or immediately following the adverse effect. Mitigation ratios for impacts would be consistent with those given in the City’s HMP. Impacts to southern coastal bluff scrub shall be mitigated through offsite acquisition, as defined in the City’s HMP, within the City’s proposed preserve system. Consistent with the Addendum to the City’s HMP, in-lieu mitigation fees would be required for onsite impacts to unoccupied Diegan coastal sage scrub, chaparral, grassland, eucalyptus woodland, and disturbed habitat. Individual landowners would be responsible for the payment of a per acre in lieu mitigation fee in an amount as determined by the City Council, prior to the issuance of a building permit. As such, the project would be consistent with the City’s HMP requirements and impacts would be less than significant. Refer also to Section 5.2 of this EIR for additional discussion of how the Vision Plan is consistent with the City’s HMP. California Coastal Act Implementation of the Vision Plan would be consistent with the requirements of the California Coastal Act, as implemented by the City of Carlsbad Local Coastal Program and discussed below. Therefore, no conflicts with the CCA would result, and impacts would be less than significant. Local Coastal Program The Ponto Area falls within the Coastal Zone. The Ponto Area includes acreage located within the Mello II Segment Land Use Plan and the area of the west Batiquitos Lagoon. Local Coastal Program Segments are required to maintain consistency with the City of Carlsbad’s General Plan. Approval of a Coastal Development Permit would be required prior to development for all individual properties within the Ponto Area. Implementation of the Ponto Beachfront Village Vision Plan would require approval of an amendment to the LCP by the California Coastal Commission to ensure that the LCP is consistent with the City’s General Plan and the Coastal Act. The following features of the Ponto Beachfront Village Vision Plan support the LCP approved for the area: Maximize public access to and along the coast and maximize public recreational opportunities in the coastal zone consistent with the rights of private property owners. Visitor-serving uses (hotel/motel and restaurant) should be established. Mixed-use development (residential and recreational, commercial) shall be permitted by right on properties fronting on Carlsbad Blvd across from South Carlsbad State Beach. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-16 August 2007 The existing access points of the day use portion of South Carlsbad State Beach shall be improved as part of a State Parks and Recreation Master Plan for Carlsbad State Beaches. In the “Unplanned Area” of Ponto, which roughly corresponds to the vacant land area north of Avenida Encinas, specific planning efforts are required. The intent is not to limit uses to entirely non-residential. Future uses could include commercial, residential, office and others. Consider the need for lower cost visitor or recreation facilities on the west side of the railroad tracks. In the area south of Avenida Encinas, hotel and timeshare units are allowed, with other uses primarily directed toward the tourists visiting the hotels, conference center and local scenic and recreation areas. On the southern bluff edge overlooking Batiquitos Lagoon, bluff top accessways or equivalent, overlook areas and a bike/pedestrian path should be provided. Land has been conveyed to the State Lands Commission as part of the Batiquitos Lagoon Enhancement Plan (BLEP), and any activities must be consistent with BLEP. Therefore, the Vision Plan is considered to be consistent with the goals and policies of the LCP. Impacts would be less than significant. San Diego Association of Governments (SANDAG) and Smart Growth Communities As stated earlier, according to SANDAG, a smart growth community would represent a compact and environmentally sensitive pattern of development that provides people with additional travel, housing, and employment options by focusing future growth to existing and planned job centers. Smart growth areas include reducing sprawl, encouraging using public transportation and walking, and providing jobs/housing balance. As stated earlier, as part of the RCP, SANDAG has prepared a Draft Smart Growth Concept Map, which contains almost 200 existing, planned, or potential smart growth locations. The Ponto Area has been included as part of SANDAG’s Smart Growth Concept Map. The Regional Comprehensive Plan prepared by SANDAG provides incentives to encourage focusing growth in existing and future urban areas and smart growth communities. Therefore, future development on the Ponto Area would reflect the basic concepts of the smart growth program and would be consistent with anticipated growth and design measures identified for smart growth areas within the San Diego region. Impacts would be less than significant. South Carlsbad Coastal Redevelopment Area A portion of the Ponto Area is located within the South Carlsbad Coastal Redevelopment Area (SCCRA). This portion of the site is therefore subject to the Redevelopment Permit process, which is administered by the City of Carlsbad’s Housing and Redevelopment Department; refer to Figure 3-3. Future development proposals on the Ponto Area would be required to demonstrate consistency with the redevelopment plans established for the portion of the property within the redevelopment area. Development of the project area would improve the City’s economic base, enhance commercial and recreational functions, increase public amenities, and ensure quality overall design of the site. Therefore, the project would be consistent with the Redevelopment Plan and impacts would be less than significant. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-17 August 2007 San Diego Coastal State Park System General Plan – South Carlsbad State Beach The 1984 San Diego Coastal State Park System General Plan assumes that (1) the area around the South Carlsbad State Beach will become increasingly urban, and (2) Carlsbad Boulevard will act as a present and future buffer against urbanized land uses. The State Plan indicates that "The purpose of San Diego coast state beaches is to make available to the people, for their benefit and enjoyment forever, the scenic and recreational resources inherent to the coastal beaches and adjacent uplands of San Diego County." The goals of the Ponto Vision Plan would be consistent with the intent of the General Plan in the provision of recreational amenities and improvements to complement use of the State Beach. The 1984 San Diego Coastal State Park System General Plan, which addresses the South Carlsbad State Beach, was reviewed to determine where the Vision Plan could support the State Park General Plan. The following points from the State Park General Plan are compatible with the goals and design components of the Ponto Vision Plan: “The purpose of San Diego coast state beaches is to make available to the people, for their benefit and enjoyment forever, the scenic and recreational resources inherent to the coastal beaches and adjacent uplands of San Diego County.” “Regarding allowable use intensity, the higher elevation Terrace lands, are capable of high-intensity public use and development with appropriate setbacks…Innovative approaches, such as portable buildings and controlled pedestrian accessways, will be used to provide recreation opportunities.” Accepted assumptions for working toward solutions of the Park’s identified problems include: 1. Future extension of Poinsettia Lane to Carlsbad Boulevard (work has been completed.) 2. Area around SCSB will become increasingly urban. 3. Carlsbad Boulevard acts as a present and future buffer against urbanized land uses. Proposed development of the Ponto Area would provide amenities such as additional parking for the State Beach and an underpass under Carlsbad Boulevard to improve access to the State Beach and enhance recreational uses. Therefore, the Vision Plan would not result in conflict with the State Beach General Plan and impacts would be less than significant. Other Specific Plans / Master Plans Poinsettia Properties Specific Plan (SP 210) The Poinsettia Properties Specific Plan directs development of a 92-acre transit-oriented residential community located primarily north of the Ponto Area; however, a 1.5-acre portion of the Ponto Area overlaps with the Specific Plan area, referred to as Planning Area 1 in the Specific Plan. It is located in the northwest corner of the Ponto Area, adjacent to Carlsbad Boulevard and Ponto Road. Per the Specific Plan, the land use for the 1.5-acre area is intended for commercial uses that serve the traveling public and beach visitors. No conflicts with the Specific Plan have been identified as a result of the proposed General Plan and Local Coastal Program amendments or with the goals of the Vision Plan. Future development LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-18 August 2007 proposals would be required to demonstrate consistency with the Poinsettia Properties Specific Plan or amend the Specific Plan to remove the property. Therefore, as future development within the project development area would not conflict with this Specific Plan, impacts would be less than significant. Poinsettia Shores Master Plan A portion of the Vision Plan area is within the boundaries of the Poinsettia Shores Master Plan (MP 175(c)). This master plan governs a total of approximately 162.8 acres of which approximately 23.5 acres are located within the Vision Plan area. Of 17 planning areas included in the Master Plan, three are located within the Vision Plan boundaries: areas F, G, and H. These areas feature travel service/commercial use and a non-residential reserve. The Poinsettia Shores Master Plan establishes development limits and design criteria for these Planning Areas. No conflicts with the Master Plan have been identified as a result of the proposed General Plan and Local Coastal Program amendments or the goals of the Vision Plan. Future development proposals would be required to demonstrate consistency with the Poinsettia Shores Master Plan or amend the Master Plan to remove the properties. Therefore, as future development within the project development area would not conflict with this Specific Plan, impacts would be less than significant. 5.11.4 Mitigation Measures No mitigation measures are required, as no significant land use impacts have been identified as a result of the proposed project. 5.11.5 Impact After Mitigation No significant land use impacts would occur with the proposed project. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-19 August 2007 Figure 5.11-1 Surrounding Land Uses .... I .... .... . fA a., fA :::::, "'tJ C ca ...J bl) C ·-"'tJ C ::s 0 I,,., I,,., ::s en a: LU C '° a.. C 0 ·v; > Q) O'I '° > +-' C 0 ~ ~ .c u '° Q) ca 0 +-' C 0 a.. LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-21 August 2007 Figure 5.11-2 Existing General Plan Land Use II II Ill II II II II II 11 11 II II II fl II 11 11 11 II ---~ /L ~ UA San Diego Northern Roilrood UA )t:· ([~~~ g' n ;;· a ..--------.Jl ~ --:::~,-::~-,---I , ~ D--L I , u,110 Drive UA Carlsbad Boulevard T•R/C •• South Carlsbad State Beach o:~nd;;.:C;o~m~p~g~r;o;un;d::,,_.,iiiiiiiiiiiiiiiiiiiiiai,i,;;.;,_;;;;;;,;;;;;;;;;;:-;;:~.~~~~~~~~~~~-------] _ _J .-----···------··------·· .. .. ---·· .. ···----- 8 Not to Scale ~ CCNSULTINl3 25l0195 l/l9~le,023.o, [...,,onmemalll!",pk1 LEGEND: • • • RMH Medium-High Residential (8-15 du/ac) T•R UA C Travel/Recreation Commercial Unplanned Areas Community Commercial Pacific Ocean Existing General Plan Land Use Ponto Beachfront Village Vision Plan EIR Figure 5.11-2 LAND USE AND PLANNING Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.11-23 August 2007 Figure 5.11-3 Existing City Zoning I I I I r I I I I I I I I I I I I I San Diego Northern Railroad PC I I I I I I I I "' " <:,. " I I .-------..JI 2 .,,,...-;;;,-:~----I , _,,,.... 7 0--•-I , umo Drive PC Carlsbad Boulevard r 1 J 1 I I I I I I PC •• South Carlsbad State Beach ;a~n;d~C:a:m~p:g:r~o~u~n;d~-■iiiiiiiiiiiiiiiiiiiiiiiii.;.;;;,;;_;;;;;;;;;;;;;;;:::;::-:~.~~~~~~~~~~~--------J ■ ■ -------• ■ -------• • • • ~--·· .. ■ ■ ---------■ • ■ 8 Not to Scale ~ CONSULTING 25101 %1/! 95le,020.a; E""ronmenlal lmpKI LEGEND: CT PC Q Commercial Tourist Planned Community Qualified Development Overlay Pacific Ocean RD·M Residential Density -Multiple Existing City Zoning Ponto Beachfront Village Vision Plan EIR Figure 5.11-3 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-1 August 2007 5.12 PUBLIC UTILITIES AND SERVICE SYSTEMS The Ponto Area is located within the Local Facilities Management Plan (LFMP) Zones 9 and 22 of the Carlsbad Growth Management Program; refer to Figure 5.12-1. The Zone 9 LFMP was prepared in April 1999 and amended in September 1993; the Zone 22 LFMP was prepared in October 1988 and amended in August 1997 to reflect land use changes resulting from adoption of the Poinsettia Properties Specific Plan (SP 210), as well as other policy and facility updates. This section of the EIR is intended to evaluate potential significant impacts on existing or future utility and service systems and recreational facilities that may result from project implementation. Preparation of the LFMPs is required as part of the City’s Growth Management Program, Title 21, Chapter 21.90 of the Carlsbad Municipal Code. The LFMP applies assumed generation rates for buildout projections for residential and non-residential uses within the zone. The LFMP identifies existing facilities and provides a phasing schedule to estimate timing for the provision of facilities in relationship to demand, and a financing plan to identify methods of funding for the construction or improvement of such facilities. The LFMP contains conditions of approval to ensure that public facilities will conform to adopted performance standards and require mandatory compliance to regulate future development within the zone. As stated previously, implementation of the Ponto Beachfront Village Vision Plan would require a General Plan Amendment to change the underlying designation to Area of Special Consideration. The uses envisioned for the Ponto Area under the Vision Plan would result in a decrease in density as compared to that under the existing General Plan designation. As a result, future buildout of the Ponto Area would result in a decreased demand for public facilities and services than that allowed for under the current LFMPs for Zones 9 and 22, thereby decreasing the potential for significant impacts on such facilities to occur. 5.12.1 City Administrative Facilities 5.12.1.1 Existing Conditions Administrative facilities leased or owned by the City currently include City Hall, the City of Carlsbad Water District, the Faraday Center, the City Redevelopment Department, and the City Public Safety Center, totaling approximately 170,650 square feet.1 The City’s current population is approximately 97,000 people.2 The LFMP performance standard for provision of administrative facilities requires that 1,500 square feet per 1,000 population be scheduled for construction within a five-year period. Therefore, approximately 145,000 square feet of administrative facilities are required to meet this performance standard. As such, the performance standard is met with the administrative facilities that are currently owned or leased by the City. 1 Robertson Ranch Master Plan Final EIR. April 2006. 2 http://www.carlsbadca.gov/hr/empdf/srcvl.pdf PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-2 August 2007 5.12.1.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that 1,500 square feet per 1,000 population must be scheduled for construction within a five-year period. Result in substantial adverse impacts associated with the provision of new or physically altered administrative facilities, the construction of which could cause significant environmental impacts to maintain acceptable administrative services. 5.12.1.3 Environmental Impact Community Facilities District (CFD) No.1 was formed in 1991 to generate funds for the financing of administrative facilities within the City. Such facilities included an addition to the public library, new City Hall complex, improvements to Veterans Memorial Park, and major street improvements to Cannon Road and Faraday Avenue. Implementation of the Vision Plan would result in a mixture of residential, recreational, and commercial uses within the approximately 50-acre future development area, which would generate both permanent and transient populations. As such, the demand generated for administrative facilities would be varied. The LFMPs for Zone 9 and Zone 22 establish the performance standard of providing 1,500 square feet of administrative space per 1,000 population, the construction of which must be scheduled within a five-year period. As stated above, the demand for such facilities is currently being met. To maintain conformance with this performance standard for Zones 9 and 22, all landowners within the Ponto Area would be required to pay fees for the financing of such facilities. The LFMPs state that existing City administration facilities are anticipated to be adequate for Zones 9 and 22 through 2006. Neither of the LFMPs requires project-specific special conditions to meet the performance standard in the future. As the Ponto Beachfront Vision Plan envisions future land uses within the 50-acre Ponto Area, rather than specific numbers of dwelling units or square footage of commercial space, it is difficult to determine the future demand for administrative facilities that buildout of the Ponto Area would generate; however, all future development within the project area would be required to participate in the CFD No. 1 and to demonstrate consistency with the appropriate LFMP for provision of administrative facilities. It is therefore anticipated that with buildout of the Vision Plan, administrative facilities would remain adequate for Zones 9 and 22. Implementation of the Vision Plan would therefore not create the demand for provision of new or physically altered administrative facilities, the construction of which would cause significant environmental impacts to maintain acceptable administrative services. Impacts on administrative facilities would be less than significant. 5.12.1.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-3 August 2007 5.12.1.5 Impact After Mitigation No significant impacts to city administrative facilities would occur with the proposed project. 5.12.2 Library Facilities 5.12.2.1 Existing Conditions Library facilities currently owned or leased by the City total approximately 102,200 square feet.3 The LFMP performance standard for Zones 9 and 22 requires that for every 1,000 population, 800 square feet of library space be scheduled for construction within a five-year period. The City’s current population is approximately 97,000, which generates a demand for an estimated 77,600 square feet of library space. Therefore, current library space provided exceeds that required to meet the performance standard. 5.12.2.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that 800 square feet per 1,000 population must be scheduled for construction within a five-year period. Result in substantial adverse impacts associated with the provision of new or physically altered libraries, the construction of which could cause significant environmental impacts in order to maintain acceptable library services. 5.12.2.3 Environmental Impact As stated above, as the Ponto Beachfront Village Vision Plan is intended to provide a guide for future development of the Ponto Area, rather than identify a strict formula for construction, specific numbers for future residential dwelling units are not proposed. However, all development within the Ponto Area would be required to conform to performance standards given in the LFMPs for Zones 9 and 22 to ensure that significant impacts related to the provision of library services do not occur as individual properties are developed over time within the site. The LFMPs for Zones 9 and 22 indicate that library facilities are anticipated be in conformance with the adopted performance standard through buildout, assuming the construction of facilities scheduled in the City’s Capital Improvement Program (CIP). Therefore, no additional facilities are required and no special conditions are required for either Zone. All development within the Ponto Area would contribute to the funding of library facilities through participation in the Community Facilities District No. 1 and through the payment of Public Facilities Fees (PFF) at the time individual building permits are issued. Therefore, the 3 Robertson Ranch Master Plan Final EIR. April 2006. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-4 August 2007 proposed project would not result in adverse impacts associated with the provision of new or physically altered libraries. Impacts would be less than significant. 5.12.2.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.2.5 Impact After Mitigation No significant impacts to city library facilities would occur with the proposed project. 5.12.3 Wastewater Treatment Facilities 5.12.3.1 Existing Conditions Wastewater treatment for LFMP Zones 9 and 22 would be provided by the Encina Wastewater Authority (EWA) Plant. The California Regional Water Quality Control Board (RWQCB), San Diego Region has authorized the Encina Wastewater Authority (EWA) to discharge a maximum of 38 million gallons per day (mgd) to the Pacific Ocean through the Encina Ocean Outfall (EOO). The effluent discharged is treated at the Encina Water Pollution Control Facility, the Shadowridge Water Reclamation Facility, and the Meadowlark Water Reclamation Facility.4 Current flows average 23 mgd. Secondary treated wastewater is discharged through an ocean outfall located approximately 7,000 ft offshore of the mouth of Canyon de las Encinas at a water depth of 135 ft.5 The EWA is capable of treating a maximum 36 mgd. As current demand on the facility is approximately 23 mgd, the plant is working at under capacity, thereby allowing for additional treatment potential in the future. Future expansion of the plant is planned in the Encina WPCF’s 2020 Facility Plan Update Report (February 1993) to accommodate growth through the year 2020, when treatment demand may increase to an estimated 54 mgd. 5.12.3.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that sewer treatment plant capacity is adequate for at least a five-year period. 4 California Regional Water Quality Control Board San Diego Region Addendum No. 3 to Order No. 2000-036, NPDES No. CA0107395. http://www.swrcb.ca.gov/rwqcb9/orders/order_files/2000%20order%20files/2000-036_EncinaWPCP_ NPDES%20update.pdf 5 California Coastal Water Quality Monitoring Inventory. http://www.sfei.org/camp/servlet/DisplayProgram? which= General&pid=SC_WTPENCINA PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-5 August 2007 Result in substantial adverse impacts associated with the provision of new or physically altered wastewater facilities, the construction of which could cause significant environmental impacts to maintain acceptable wastewater treatment services. 5.12.3.3 Environmental Impact The Wastewater Treatment Capacity performance standard requires that treatment plant capacity is adequate for at least a five-year period. The Zones 9 and 22 LFMPs list special conditions that require the sewer district to monitor the Encina Treatment Plant flows on a monthly basis to determine actual flow rates and to identify an early warning of capacity problems. Payment of applicable sewer connection fees would be required by all landowners within the Ponto Area at the time when development is proposed, and prior to the issuance of a building permit. These measures would ensure that future development on the project site would meet the performance standard that capacity of the sewer treatment plant is adequate for at least a five-year period. For Zones 9 and 22, wastewater facilities are therefore anticipated to be adequate through buildout. Although future development of the Ponto Area would increase the demand on existing wastewater treatment facilities, such development would not result in an overall increase in the City’s growth projections. Therefore, the proposed project would not result in land uses that would cause an increase on wastewater facilities over that anticipated by the LFMPs for Zones 9 and 22. The proposed project would therefore not result in adverse impacts associated with the provision of new or physically altered wastewater facilities, the construction of which could cause significant environmental impacts to maintain acceptable wastewater treatment services. Impacts would be less than significant. 5.12.3.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.3.5 Impact After Mitigation No significant impacts to wastewater treatment facilities would occur with the proposed project. 5.12.4 Park Facilities 5.12.4.1 Existing Conditions Park facilities within the City are provided for in a series of four quadrants, or districts. LFMP Zones 9 and 22 are located in the Southwest Quadrant – District 3; refer to Figure 5.12-2. The originally adopted LFMPs for Zones 9 and 22 (1989 and 1988 respectively) identified a shortfall in existing and future parks projected for Park District 3, thereby conflicting with the adopted performance standard. Consistent with the LFMP requirements, residential development was prohibited until the park shortage was rectified. However, an analysis was performed in 1987 for an amendment to the Zone 20 LFMP, which is also PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-6 August 2007 within Park District 3. The analysis identified 57 acres of parkland in the southwest quadrant and showed sufficient existing and projected park land through buildout of the Southwest Quadrant. Additionally, implementation of mitigation measures within Zone 19 and the acquisition of Poinsettia Community Park further satisfied conformance with performance standards for parkland within the District. 5.12.4.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that three acres of Community Park or Special Use Area per 1,000 population within a park district must be scheduled for construction within a five-year period. Result in substantial adverse impacts associated with the provision of new or physically altered parks, the construction of which could cause significant environmental impacts to maintain acceptable park services. 5.12.4.3 Environmental Impact Implementation of the Vision Plan would result in creation of a linear park along the west side of (realigned) Carlsbad Boulevard. The public park would be approximately four acres in size and would offer a multi-use path, picnic tables, and benches, among other possible amenities. with views to the ocean, among other amenities. Construction is not anticipated to result in substantial adverse impacts associated with the provision of the park, which would cause significant environmental impacts to maintain acceptable park services. Recreational facilities currently exist at the South Carlsbad State Beach Campgrounds for day users and overnight campers at the campground. The campground offers limited services to users such as campsites, restrooms, and showers. Residents and visitors from the proposed Vision Plan development are not expected to cause a substantial increase in demand for these campground services. Hotel guests, timeshare guests, or residents who choose to use the beach will have their own restroom and shower facilities located across Carlsbad Boulevard from the beach. As such, the proposed Vision Plan development will not add a substantial number of people to the campground area resulting in the overcrowding of existing facilities. Potential impacts are considered less than significant. As stated above, with adoption of the amendment to the Zone 20 LFMP, sufficient existing and projected parkland was identified through buildout of the Southwest Quadrant. To ensure the continued provision of parkland within the District and conformance with performance standards, landowners within the quadrant are required to pay Park-in-Lieu fees and Public Facilities Fees for the financing of parks, as no additional dedication of parkland is required. The LFMPs for Zones 9 and 22 require this condition. As the provision of parkland within the District is adequate, implementation of the Vision Plan would meet the performance standards and impacts would be less than significant. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-7 August 2007 5.12.4.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.4.5 Impact After Mitigation No significant impacts to wastewater park facilities would occur with the proposed project. 5.12.5 Drainage Facilities 5.12.5.1 Existing Conditions Zones 9 and 22 are located within the Batiquitos Lagoon watershed. Storm water from the site ultimately drains to the south to the adjacent Lagoon or west to the Pacific Ocean. A 78- inch storm drain runs parallel to the San Diego Northern Railroad within Zone 22, and connects to a 78-inch storm drain that runs along the southern boundary of the Zone. An existing 84-inch storm drain connects to this drain and traverses the Ponto Area generally from the northeast to the southwest, where it then runs parallel to the northbound lanes of Carlsbad Boulevard, and then reenters the site in the southwestern corner; refer to Figure 3-6. The 84-inch storm drain collects flows from residential areas to the north for conveyance to Batiquitos Lagoon. 5.12.5.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that drainage facilities must be provided as required by the City concurrent with development. Result in substantial adverse impacts associated with the provision of new or physically altered drainage facilities, the construction of which could cause significant environmental impacts to maintain acceptable drainage services. 5.12.5.3 Environmental Impact The City of Carlsbad Drainage Facilities Master Plan (1994) indicates improvements to address the long-term drainage improvements needed to support projected growth. The current Master Plan differs from the Master Plan under which the Zone 9 and Zone 22 LFMPs were originally prepared in that focus is placed on combined flood control and water quality enhancement, rather than solely flood control. The LFMP performance standard for Zones 9 and 22 requires that drainage facilities be provided concurrent with development to ensure adequate service. Consistent with the requirements of the LFMP performance standard, drainage improvements are proposed with implementation of the Ponto Beachfront Village Vision Plan. The Vision Plan envisions the relocation of a portion of the existing 84-inch storm drain to the west PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-8 August 2007 along internal streets and then parallel to the northbound lanes of Carlsbad Boulevard; refer to Figure 5.12-3. Drainage from the project site would be conveyed through a series of onsite retention/detention ponds or other means with implementation of the project; refer to Section 5.10 for additional discussion. Special conditions for Zone 9 and Zone 22 will require the payment of drainage area fees as established in the current Master Drainage Plan, prior to the approval of a development permit. The LFMPs for Zones 9 and 22 indicate that the performance standard will be met and that facilities will be adequate to serve the Zones. Drainage facilities have been planned and designed to accommodate the growth projections for the City at buildout. Provision of these drainage improvements would be required by the City, as needed and concurrent with development of the Ponto Area to demonstrate conformance with the LFMP performance standards. The proposed development of the project site is not anticipated to result in a significant impact as the result of expansion of new storm water drainage facilities. Therefore, impacts would be less than significant. As drainage improvements on and off the project site may result in environmental impacts such as traffic, biological resources, hazardous materials, water quality, short-term air quality, or other such resources, mitigation measures given within this EIR would address such potential impacts and would reduce impacts to less than significant. 5.12.5.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.5.5 Impact After Mitigation No significant impacts to drainage facilities would occur with the proposed project. 5.12.6 Fire Service Protection Services 5.12.6.1 Existing Conditions The City of Carlsbad Fire Department (CFD) would provide fire protection services to the Ponto Area from its Fire Station No. 4. This station is located approximately 1.0 mile to the northeast of the site, at 6885 Batiquitos Drive. In addition, the southern portion of Zone 9 is served by Fire Station No. 2, located at 1906 Arenal Road. The Carlsbad Fire Department has 78 personnel with 72 sworn professional firefighters and the remaining staff providing support for administrative and fire prevention activities.6 As stated below, the LFMP performance standard requires that no more than 1,500 dwelling units be outside of a five- minute response time, which begins when the fire truck leaves the station, assuming a 30- mile per hour rate of travel. Traveling at a speed of 30 miles per hour, an emergency vehicle could travel approximately 2.5 miles within five minutes. As the project site is approximately 1.0 miles from Fire Stations No. 4 and 2.5 miles from Station No. 2, emergency vehicles 6 City of Carlsbad. http://www.carlsbadca.gov/fire/orgstr.html PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-9 August 2007 could reach all areas of the project site within the five-minute response time, consistent with the LFMP standards. 5.12.6.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard of no more than 1,500 dwelling units outside of a five-minute response time. Result in substantial adverse impacts associated with the provision of new or physically altered fire service facilities, the construction of which could cause significant environmental impacts to maintain acceptable fire protection services. 5.12.6.3 Environmental Impact The project site would be serviced by the CFD, with all proposed dwelling units and other uses being constructed inside of the five-minute response time area. The LFMPs for Zones 9 and 22 anticipate the performance standard being met through buildout. Neither of the LFMPs requires project-specific special conditions to meet the performance standard. Although development of the project site would generate additional dwelling units and other land uses that would incrementally increase the demand for fire and emergency services provided by the CFD, the increase is not anticipated to create the need for new or altered fire protection services. Therefore, following implementation of the Vision Plan, the site would continue to meet the performance standard and the project would not result in a significant impact to fire service protection services or facilities. 5.12.6.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.6.5 Impact After Mitigation No significant impacts to fire protection services or facilities would occur with the proposed project. 5.12.7 Police Protection Services 5.12.7.1 Existing Conditions The project site would receive police protection services from the City of Carlsbad Police Department (CPD), located at 2560 Orion Way. Although police services are not addressed within the LFMP, the CDP informally strives to maintain a six-minute response time to emergencies as a general guideline in providing police protection services. The patrol division provides the fundamental base for all law enforcement services. Over 60 uniformed PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-10 August 2007 officers (101 sworn officers) and supervisors work around the clock, seven days a week. There are four watches during a 24-hour period to ensure that officers are present throughout the City at any given time.7 5.12.7.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact on police protection services would occur if the project would: Have an adverse effect on, or result in a need for new or altered, police protection facilities. 5.12.7.3 Environmental Impact As with any new development, implementation of the Vision Plan would result in an incremental increase in the demand for police protection services within the City. However, this increase is not anticipated to have an adverse effect on existing police service facilities or create a need for new or altered facilities, and an increase in response times are not expected to be affected. Therefore, impacts would be less than significant. 5.12.7.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.7.5 Impact After Mitigation No significant impacts to police protection services or facilities would occur with the proposed project. 5.12.8 Open Space 5.12.8.1 Existing Conditions The majority of the Ponto Area presently stands undeveloped, with the exception of the cluster of single-family residences mixed with light industrial and commercial uses in the northern portion of the site. The LFMP performance standard states that 15 percent of the total land area in the zone, exclusive of environmentally constrained non-developable land, must be set aside for permanent open space and must be available concurrent with development. 7 http://www.carlsbadca.gov/police/strpat.html PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-11 August 2007 5.12.8.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the LFMP performance standard that 15 percent of the total land area in the zone, exclusive of environmentally constrained non-developable land, must be set aside for permanent open space and must be available concurrent with development. 5.12.8.3 Environmental Impact The LFMP Open Space performance standard requires that 15 percent of the total land area in the zone, exclusive of environmentally constrained non-developable land, must be set aside for permanent open space and must be available concurrent with development. According to the Zone 9 LFMP, the Citywide Facilities and Improvements Plan identifies Zone 9 as being in compliance with the adopted performance standard. No special conditions for Zone 9 are required for conformance with the performance standard. Therefore, no further analysis pertaining to open space is provided. It is anticipated that open space will continue to meet the performance standard through buildout of Zone 9. Similarly, existing open space meets the current demand according to the adopted LFMP for Zone 22. However, the Zone 22 Open Space Special Conditions require that as all development projects within the Zone are reviewed by the City, individuals must demonstrate how they are contributing to meeting the Zone 22 buildout open space demand. The buildout demand for open space was determined to be 28.14 acres. It is anticipated that open space will continue to meet the performance standard through buildout of Zone 22. 5.12.8.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.8.5 Impact After Mitigation No significant impacts to open space would occur with the proposed project. 5.12.9 School Facilities 5.12.9.1 Existing Conditions The LFMP Zones 9 and 22 are located within the Carlsbad Unified School District (CUSD). Within the District, educational services are provided through one high school, two middle schools, eight elementary schools, and one continuing educational/alternative programs academy.8 School-aged students residing within the project development area would likely attend Jefferson Elementary School and Pine Elementary School, Valley Junior High, and 8 Carlsbad Unified School District. http://www.carlsbadusd.k12.ca.us/our.htm PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-12 August 2007 Carlsbad High School. None of these schools are located within Zone 9 or Zone 22; refer to Figure 5.12-4. The LFMP for Zone 9 states that all of the District’s facilities are approaching or currently operating at capacity. The originally adopted LFMP for Zone 22 identified the need for a General Plan Elementary school site shown within Zone 22. Similarly, mitigation was included for Zone 9 in the adopted LFMP that required construction of an elementary school within the Zone if it was determined by the District that a school was warranted; however, a School Location Plan was recently adopted by the Carlsbad Unified School District updating the need for schools within the City. The Plan does not identify the future need for a school within Zones 9 or 22, and therefore, the requirement to provide for school facilities is limited to the payment of school fees. 5.12.9.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the performance standard that school capacity to meet the projected enrollment within the zone as determined by the appropriate school district must be provided prior to projected occupancy. Generate a greater number of students than the current Carlsbad Unified School District can accommodate, thereby necessitating the development of new school, the construction of which may cause significant environmental impacts. 5.12.9.3 Environmental Impact As the Ponto Vision Beachfront Village Plan is intended to guide development within the Ponto Area, and not provide a specific plan for development, it is difficult to calculate the number of school-aged children that would ultimately be generated by future development of the site. However, the CUSD provides projection figures to estimate the number of school- aged children that are generated by residential development within the District. These rates are as follows: School Level Students per Single-Family Unit Students per Multi-Family Unit Elementary School 0.2339 0.0898 Middle School 0.1171 0.0397 High School 0.1442 0.0492 Source: Catarini/Holly Springs Environmental Impact Report. October 2004. As the LFMPs assume that all CUSD schools are currently at or over capacity, the construction of new schools may be required in the future to provide adequate educational services to the school-aged population within the City. However, implementation of the Vision Plan is not anticipated to generate a greater number of students than the current Carlsbad Unified School District can accommodate. Under the Vision Plan, the project site PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-13 August 2007 would be developed at a lower density than that allowed under the existing General Plan Land Use designations. Therefore, a fewer number of dwelling units would be constructed, thereby resulting in a decrease of the number of school-aged childrenat a density less than that assumed for growth projection purposes within the LFMPs. Future impacts on school facilities would therefore be less than that anticipated by the LFMPs for Zones 9 and 22. Individual landowners within the development area would be required to pay school fees to offset the cost of providing school facilities and educational services. As the amended LFMPs for Zones 9 and 22 do not identify the need for a school within the respective Zones, school facilities requirements within the Zones are limited to the payment of school fees for the financing of continued service. No additional special conditions are currently required by the LFMP for either Zone 9 or Zone 22. As such, the performance standard for school facilities is anticipated to be met through buildout. No significant impacts on school facilities or services would occur as the result of implementation of the Vision Plan. 5.12.9.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.9.5 Impact After Mitigation No significant impacts to school facilities would occur with the proposed project. 5.12.10 Sewer Facilities 5.12.10.1 Existing Conditions Three agencies currently provide sewer service for the City of Carlsbad: the City of Carlsbad Sewer Service District (CSSD), the Leucadia Wastewater District (LWD), and the Vallecitos Water District (VWD). Sewer service for the Ponto Area would be provided by the CSSD. Three Leucadia Wastewater District sewer force mains currently run at an angle through the project site and along existing internal streets. With implementation of the Vision Plan, these lines are proposed for relocation to the western portion of the site to run parallel to the northbound lane of Carlsbad Boulevard. Relocation of these force mains would facilitate development of the proposed mixed-use center, the community art/nature center, and the pedestrian underpass to the west side of Carlsbad Boulevard. 5.12.10.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the performance standard that trunk line capacity to meet demand as determined by the appropriate sewer district must be provided concurrent with development. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-14 August 2007 Require the construction of new sewer facilities, the construction of which may cause significant environmental impacts. 5.12.10.3 Environmental Impact Sewer service to the Ponto Area would be provided through one of two alternatives; refer to Figures 5.1312-5 6 through and 5.1312-7. One alternative would direct the entire project sewage flow to the southeast corner of the Resort Hotel area and tie into an existing 10” -inch stub at the Knots Lane Lift Station (City of Carlsbad Drawing #357-5B). The second alternative would involve construction of a new lift station to service the area north of Avenida Encinas, with connection to an existing 15” gravity main draining northerly towards Poinsettia Avenue. The area south of Avenida Encinas (Resort Hotel) would drain towards the southeast corner of its site and connect to the Knots Lane Lift Station, similar to Alternative 1. Onsite sewer improvements would occur concurrent with development to ensure that conformance with the LFMP performance standard is maintained over the buildout of the Ponto Area. Sewerage facilities are available to serve the site, with minor improvements required to facilitate service for future development. According to the Zone 9 LFMP, existing and proposed facilities meet the adopted performance standard to the buildout of the Zone. All future development within Zones 9 and 22 would be required to pay the appropriate connection fees for sewerage service. All public facilities, including water distribution and wastewater treatment facilities have been planned and designed to accommodate the growth projections for Zones 9 and 22 at buildout. Although future development on the project site would increase the overall demand for sewerage services over existing conditions, such development would not result in an overall increase in the City’s growth projections. As the density proposed by the Vision Plan is reduced as compared to the density anticipated by the LFMP buildout projections, capacity would be sufficient to serve the project site, and the new demand on the existing sewer facilities would not result in a significant impact due to the need to substantially expand or construct new sewerage facilities. Construction of new sewerage facilities to serve the project site may result in significant impacts. Potential impacts may include impacts to traffic and circulation, air quality, noise, biological resources, cultural resources, geology and soils, hazardous materials, grading aesthetics, and water quality/hydrology. These resources have been evaluated in Chapter 5.0 of this EIR, and mitigation measures are proposed, as applicable, to reduce impacts to less than significant. These mitigation measures would apply to construction of the proposed sewerage facilities required for the project site and would mitigate potential impacts to a level that is less than significant. 5.12.10.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-15 August 2007 5.12.10.5 Impact After Mitigation No significant impacts to sewerage facilities would occur with the proposed project. 5.12.11 Water Distribution Facilities 5.12.11.1 Existing Conditions Three water districts currently serve development within the City of Carlsbad. Water service to Zones 9 and 22 is provided by the Carlsbad Municipal Water District (CMWD), which also provides service to the majority of the City. The Vallecitos Water District and the Olivenhain Municipal Water District also provide water service within portions of the City of Carlsbad. Currently, the CMWD relies exclusively on imported potable water for residential, commercial, and industrial uses. The Zone 9 LFMP shows an existing 8” water line (to be abandoned) running from Carlsbad Boulevard across Ponto Drive and across the railroad tracks to Windrose Circle. The LFMP proposes three water lines to serve the Ponto Area: one 12” line running from Windrose Circle to Carlsbad Boulevard; one 12” line running along Carlsbad Boulevard from Avenida Batiquitos to La Costa Avenue (including P.R. Meter Station; and, one 12” line running along Ponto Drive from Avenida Batiquitos to the existing 8” water main. The Zone 22 LFMP indicates an existing 10” water line running parallel to Carlsbad Boulevard and east to Windward Circle. The Zone 22 LFMP shows a proposed 16” water line along Ponto Drive, and a 12” water line proposed just north of Ponto Drive in the southern portion of Zone 22. The LFMP standards for Zones 9 and 22 require that line capacity to meet demand as determined by the appropriate water district must be provided concurrent with development. Additionally, prior to development, a minimum 10-day average storage capacity must be provided to the development site. The City of Carlsbad Municipal Water District Water Master Plan Update (2003) evaluates water demand within the City and proposes improvements to accommodate future growth. The Master Plan evaluates water demand based upon the General Plan land uses proposed to determine the projected average volume of water demand. The CMWD applies unit demands for single- and multi-family land uses to the projected number of dwelling units, which account for both domestic and irrigation water use. The unit demand for non-residential land use is applied to the building area, and accounts for interior water use as well as onsite irrigation demands. The unit demand is based on an assumed mix of land use types and is appropriate for demand projections of the overall water distribution system. The estimated water demand per unit for future growth is given in the following table: Unit Demands for Ultimate Projections Growth Land Use Type Projected Water Use Factor Development Unit Single-Family Residential 550 gallons per day Per dwelling unit Multi-Family Residential 250 gallons per day Per dwelling unit Non-Residential 2,300 gallons per day Per 10,000 sq. ft. of building area Source: Carlsbad Municipal Water District Water Master Plan Update. March 2003. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-16 August 2007 In addition, the South Carlsbad State Beach is included in Zone 22. Average unit water demand for the facilities within the State Beach are given in the adopted LFMP for Zone 22 as follows: Unit Demands for South Carlsbad State Beach Facilities Land Use Type Average Use Rate Unit Campsites (Four people/Campsite) 30 gallons per day Per person Day Use (Four people/Parking Space) 20 gallons per day Per person Source: City of Carlsbad Local Facilities Management Program Zone 22. The CMWD Master Plan also provides requirements for water demands caused by fire emergency. Demand is estimated in gallons per minute and is based upon the recommendations of the City of Carlsbad Fire Department. Water demands for fire flow are given in the table below. Fire Flow Requirements Land Use Fire Flow (in gallons per minute) RM 2,500 RHM 3,000 C/O 3,000-4,000 Source: City of Carlsbad Local Facilities Management Program Zone 22. 5.12.11.2 Thresholds for Determining Significance The significance thresholds used for this section are based on Appendix G of the CEQA Guidelines, as well as performance standards established in the LFMPs for Zones 9 and 22. For the purposes of this EIR, a significant impact would occur if the proposed project would: Not meet the performance standard that line capacity to meet demand as determined by the appropriate water district must be provided concurrent with development. Not provide minimum 10-day average storage capacity prior to any development. 5.12.11.3 Environmental Impact Water distribution facilities have been planned and designed to accommodate the growth projections for Zones 9 and 22 at build-out. Although future development on the project site would increase the overall demand on the City’s water supply over existing conditions, such development would not result in an overall increase in the City’s growth projections over that anticipated, and therefore, future development of the Ponto Area would not exceed the water service demands planned for. The LFMP performance standard requires that all future development be required to install water distribution facilities to provide adequate water service as a condition of development, thereby ensuring that an adequate water supply is available to serve future uses. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-17 August 2007 According to the LFMPs for Zones 9 and 22, individual property owners would be required to pay water connection fees to contribute to the financing for construction of water distribution facilities that would serve the Ponto Area. As line capacity would be provided to meet project demand concurrent with the development proposed, development of the project site would not result in a significant impact to water distribution facilities. Implementation of the Vision Plan would be in conformance with the ultimate buildout of Zones 9 and 22 performance standards to the buildout of the zone. In addition, the adopted LFMPs for Zones 9 and 22 state that the 10-day storage capacity requirement can be met. As the Ponto Vision Plan would result in lower density than initially anticipated by the City, water demand would be lower than the projected estimate for the site’s total demand upon buildout of Zones 9 and 22. Therefore, it is anticipated that the performance standards would be met and that implementation of the Vision Plan would not result in a significant adverse impact to the City’s water distribution system. Construction of new water distribution facilities or improvements to existing systems to serve the project site may result in significant indirect environmental impacts. Potential impacts may include impacts to traffic and circulation, air quality, noise, biological resources, cultural resources, geology and soils, hazardous materials, grading aesthetics, and water quality/hydrology as grading and construction activities occur. Potential impacts to these resources have been evaluated in Chapter 5.0 of this EIR, and mitigation measures are proposed as applicable to reduce impacts to less than significant. 5.12.11.4 Mitigation Measures No mitigation measures are required, as no significant impacts have been identified as a result of the proposed project. 5.12.11.5 Impact After Mitigation No significant impacts to water distribution facilities would occur with the proposed project. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-18 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-19 August 2007 Figure 5.12-1 Local Facilities Management Zones 9 and 22 ~ I J ~ LEGEND: City of Oceanside Pac1f1c Ocean City of Carlsbad Boundary LFMP Zone Boundaries ' 25 '· .,,,,.,. y · 2 \ 7 \ ! Not to Scale City of Cncm1tas 15 -✓·r· ,•-y--•...J j 16 City of Uista j ___ ~-........ --.. C1tyof Sanffiarcos j ..._ __________________________________ ..... CONSULT ING 2510195l/l 95lu051.ai Cnwonrntnlllffll)lct Local Facilities Management Zones 9 and 22 Ponto Beachfront Village Vision Plan EIR Figure 5.12-1 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-21 August 2007 Figure 5.12-2 Parks Districts - LFMP Zones 9 and 22 - Southwest Quadrant • j LEGEND: City of Oceanside Pac1f1c Ocean Park District Boundary Northwest Quadrant -District 1 Northeast Quadrant -District 2 Southwest Quadrant -District 3 Southeast Quadrant -District 4 * Veterans Memorial Park ' 25 '· _,,,,,,. y· 2 \ \7 7 i r-· ' /' rJr-.2 ___ ..J l.-. 14 ,/ ./ ,/ 15 1 24 ./·r· --·1 8 t--·""'?. '* \ --..f.J i 16 City of u,sta I . ~-----/'~ j ___ ~--------- I N • 18 ·-, 17 ! \ ---T,--i I • 20 I ·--,:::-·--' \__ r3·s1-.rj I ,1 ·1 10 l ------: l I LS--. I 4 ,.-,,· \ 4 L.l ~ L j 1·i ··v \ 19 i -----r·-\ ' . City of Cncm1tas Not to Scale 6 ~ '-· '--·" ·, II /'I • _ __..·L, •-,_ _/ 11 . ....__-/ 12 c,tyof Sanffiarcos ----------------------------------------- C O NSULTING 251019Sl/l951t•OS& • (r.wOftf'Wtal~ Park Districts -LFMP Zones 9 and 22 (Southwest Quadrant) Ponto Beachfront Village Vision Plan EIR Figure 5.12-2 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-23 August 2007 Figure 5.12-3 School Districts ~ .. City of Oceanside Pac1f1c Ocean CARLSBAD HIGH SCHOOL ' 25 "· .,,...,.. y · 2 \ 7 \ 7 "l 24 8 ~-~'>- / \ ' \ ~---_.,.-,, i M PACIFIC RIM ELEMENTARY LEGEND: City of £ncm1tas AVIARA OAKS ELEMENTARY AND MIDDLE SCHOOLS City of Carlsbad Boundary LFMP Zone Boundaries Not to Scale ,✓-,-,•--,•..J j 16 City of U1sta j_ __ '-f. ~---. 18 City of San marcos J *Locations are approximate r i s j _____________________________________ ..... C ONB ULT INCI 2Sl01951/195hi058 11 [IMl'Offl'tl'CII wnoact School Districts Figure 5.12-4 Ponto Beachfront Village Vision Plan EIR PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-25 August 2007 Figure 5.12-4 Storm Drain Realignment I I I I I I I I I I I I I I I I I I f I f 1 I I I I I I I I I I I I f I I I : Son Diego Northern Railroad O I 111I101001001IIIOI11110010 0 I IO I I 10 IO OltO 110111111 Ill 11 I ■ I 111I1111110 I I IO 10011 I I 111 01 00IO I IO I I I I 111 .. •• •• •• -■ ■ -1 rTI "?. ;· _______ _jg Ponto Drive POC I / ci;,~~ SDAlt.1&2 c I I I I I I I I I t 1 -:,[ --~•.,e, _ ............... . -----····--· .... <.;, •Realignmon!Ali, I "~ -;;;_ 1 84" RCP SD Realignment Alt. 2 -~ .. , 1" .............. . •• 8 Not ta Scale ~ CCNSULTINO 2510195l/!9'5lt1<0!6,,. tn,,,,.,.,.....,,i,11m1>ac:1 IIOIO ■ o O IIIIII o, O I IO Io, I 111II11 o•' Carlsbad Boulevard South Carlsbad Stole Beach and Campground ··----------·· •• I LEGEND: ,,,,,,,,,,,,,,,,,,,., Existing Storm Drain ••••••••• Re-Aligned Storm Drain Alt. 1 Re-Aligned Storm Drain Alt. 2 POC Point of Connection -■ • -Project Boundary Pacific Ocean Storm Drain Realignment Ponto Beachfront Village Vision Plan EIR ··---1 Figure 5.12-3 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-27 August 2007 Figure 5.12-5 Fuel Line and Force Main Realignment POC -~ rt ... Son Dieo,o Northern .Roi lrood .... - POC 2A•FM ~-----------------~ .. POC -· -· •• •• L.__ ••• 12il -~-.: _______ _ -----~ -·· -~ -------.. '\__ ----........_,,_,_ .____----.. ---~ ....... ---------~---- U-fM South Corlsbod Store Beach and Campground Co,,.sbod 801.1levo,d 1-----• • • • • • ·--------.-.nli7iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii;.~-::=~------------- LEGEN(): • • -------- 9 -~~, ,.. CONSULTING 2Sl019SV19!1-lu017 .. ElMtonmlntll lmel«l fxj5fin9 Sewer Force Main ---Re·Aligned Sewer Force Main •••••••••• Existing High Pre$.wre Ga~Fuel line •••••••••• Ro-Ali9nod High PrO$$U~ Go$ Fuol llnc POC Point of Conne<:tion -• • -Project Boundary Pacific Ocean Fuel Line and Force Main Realignment Ponto Beachfront Village Vision Plan EIR •• Figure 5.12-5 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-29 August 2007 Figure 5.12-6 Backbone Sewer System - Alternative 1: Single-Gravity System San Diego Northern Railroad ~~----■■■ y Knots Lane lift Station (DRWG # 357-58) Exist. 10" PVC 00.5% POC Sewer @ EJUStingStub ------■■■------■■-.. ----■■------■ Ponto Drive 0.5% ~ f Carlsbad Boulevard ---·· South Carlsbad State Beacha _n~d~C~a~m~p~g~r~o~u~nd=.-■1iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii•■1.;■i.;.;;;;.;.;.;;~~:-------l ■------■■------■■------■■■ •• •• 8 Notto Scale ,.. CONSULTING 25101951/19!>h.J.018.a. ,_......,...._. LEGEND: POC 0 Point of Connection Sewer Manhole -■ ■ -Project Boundary Pacific Ocean Backbone Sewer System -Alternative 1: Single Gravity System Ponto Beachfront Village Vision Plan EIR •• Figure 5.12-6 PUBLIC UTILITIES AND SERVICE SYSTEMS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 5.12-31 August 2007 Figure 5.12-7 Backbone Sewer System - Alternative 2: Two Independent Systems Exist. 15" Sewer &isl. 27" Sewer San Diego Northern Railroad ~~----■■------ Knots lane lift Station (DRWG # 357-58) Exist. 1 O" PVC @0.5% POCSewer @ .. -· &isling Stub 11-------.. -------.. -·-----.. ____ .. __ ■--- ~ ,0 Ponto Drive 1.0% Ca rlsbad Boulevard ---·· South Carlsbad State Beacha -~nd~C:a~m~p~g~r~o~un~d=--I"liiiiiiiiiiiiiiiiiiiiiiiiiiiiii•■1;.•;.•;.;.;_:-_~~---.-.-------- •-----• • • ------■ ■ ------• • • •• •• 8 Notto Scale ,.. CONSULTING 25101951/195hx019 ,11 -- LEGEND: POC 0 Point of Connection Sewer Manhole -■ ■ -Project Boundary Pacific O cean Backbone Sewer System -Alternative 2: Two Independent Systems Ponto Beachfront Village Vision Plan EIR •• Figure 5.12-7