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HomeMy WebLinkAboutCT 82-17; Mandana Corporation; Tentative Map (CT)Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of San Diego County 3138 ROOSEVELT ST. • P.O. BOX 248 • CARLSBAD, CA 92008 • 729-2345 Proof of Publication RELEI STATE OF CALIFORNIA, ss COUNTY OF SAN DIEGO, AUG 12 1983 CITY OF CARLSBAD Planning Department I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of San Diego, State of California, for a period exceeding one year next preceding the date of publication of the notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: 2M-4/82 NEGATIVE DECLARATION JOJECT ADDHESS/LOCA- Approximately 1.5 miles of the intersection of Palo- •4Airport Road and El Camino *4PROJECT DESCRIPTION: Tenta- :t Map and Planned Unit elopment for 151 lot/146 unit pet. Construction of the pro- i project will require approxi- It4ly 1,001,000 cubic yards of ling. The project has been de- id to incorporate the mitiga- --himeasures suggested by a pre- vi|fusly certified Environmental Impact Report which was preparedfor. The annexation and zoning ofth^siite. Jlte City of Carlsbad has con- ducted an environmental review of th^Jabove described project pur- suant to the Guidelines for Imple- mentation of the'California En-vironmental Quality Act and theEnvironmental Protection Ordi- nance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the prioject will not have a significant injpact on the environment) ishergby issued for the subject proj- cct.Justification for this action is oiffUejn the Planning Department. S^^cSpy of the Negative Declara- tipn^with supportive documents is orifye in the Planning Department, CftjnWtll, 1200 Elm Avenue, Carls- baJi^CA. 92008. Comments from the pubfic are invited. Please submit cdjijments in writing-to the Panning Department within ten(10)"days of date of issuance. Dated: August 2, 1982 C«%aNo: CT 82-17/PUD-46 Applicant: Mandana Corporation V '• MICHAEL J. HOLZMILLER * J Land Use Planning Manager CJJS231: August 7,1982 August .7.. 19.92. 19 19, 19 19 I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, Bounty of San Diego, State of California on tne /"Cn day of August 1982 Clerk of the Printer DEVELOPMENTAL SERVICES D Assistant City Manager (714)438-5596 120° ELM AVENUECARLSBAD, CALIFORNIA 92008 City of Cartebab D Engineering Department (714) 438-5541 'D Housing & Redevelopment Department 3096 Harding St. (714)438-5611 $ Planning Department (714) 438-5591 NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: Approximately 1.5 miles north of the intersection of Palomar Airport Road and El Camino Real. PROJECT DESCRIPTION: Tentative Tract Map and Planned Unit Development for 151 lot/146 unit project. Construction of the proposed project will require approximately 1,001,000 cubic yards of grading. The project has been designed to incorporate the mitigation measures suggested by a previously certified Environmental Impact Report which was prepared for the annexation and zoning of this site. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: August 2, 1982 CASE NO: CT 82-17/PUD-46 APPLICANT: Mandana Corporation PUBLISH DATE: August 7, 1982 MICHAEL Land Use Planning Manager ND-4 5/81 MiiNTAL IMPACT ASSESSMENT FOI^l - -Part II (To Be Ccmnl eted By The PLANNING DEPARTMliNT) CASE NO. 6T- g? DATE: 1. APPLICANT: 2. ADDRESS AND PHONE .NUMBER OF APPLICANT: 7/5" " ~" 3. DATE CHECKLIST SUBMITTED :_ _ ...... II. ENVIRONMENTAL 'IMPACTS TEXPLAXATJOXS OTnun\FFIRMATIYE AXSivERS ARE TO BE WRITTEN UNDER Section III - DISCUSSION OF EWIRO.^ENTAL WAI.UATION) Yes Maybe No 1. Earthi V.'ill the proposal have signi- ficant Fesults in: • . a. Unstable earth conditions or in . changes in geologic substructures? ' _ __ • ______ X_ b. Disruptions, displacements, com- , pact ion or overcovcrijig o£ the soil? __ _ ^ _'..'._' c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique- geologic ' . \/ • or physical features? ' . '__ _____ /^ e. Any increase in wind or water erosion of soils, either on or off , the site? ' '• ______ __2l_ f. Changes .in deposition or ero- _. sioa of bench sands, or changes in'sil tat ion, deposit ion. or erosion which may modify the channel of a river or si ream'or the bed of the- ocean or any bay, inlet or lake? • ___„_ '„ ND 2 Yes Maybe No 2. Air^: Will the proposal have signi- resuits in: a. Air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, mositurc or temperature, or any change in climate, either locally or regionally? 3- Water: Will the proposal have sigi- ficant results in: a. Changes in currents, or the course or direction of water move- ments, in either marine or fresh \raters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of sur- face water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? h« Reduction .in'the amount of water otherwise available for public water suppJics? 'Yes Maybe No Plant Li f c. Will the proposal have signi- ficant results in: • a. Change in the diversity of . . species, or numbers of any species of plants (including trees, shrubs, grass, crops, microflora arid ., aquatic plants)? . . yS b. Reduction of the numbers of any unique, rare or endangered species of plants? . __X__ c. Introduction of new species of plants into an area, or in a barrier to the normal replenish- ment of existing species? . d. Reduction in acreage of any agricultural crop? • ' X 5. Animal Life. Will the proposal have signi- ficant results in: a. Changes in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shell- fish, benthic organisms, insects or microfanna)? b. Reduction of the numbers of any unique, rare or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? ' - )* d. Deterioration to existing fish or wildlife habitat? ^ . . /. 6. Noise/ Will the proposal signi- Ticantly increase existing noise levels? •'_ _J<__ 7. Light and Clare. Will the pro- . posa.1 significantly produce new light or glare? •• • 8. Land Use. Will the proposal have sign"! I'icanL rc^sul!:; in the alteration of thr present or planned land use of an area? -3- jc Services. Will the pi'o- posal have a significant effect upon, or have significant results in the need for new or altered governmental services in any of the following areas: a. Fire protection? . b. Police protection? c. Schools? . d. Parks or other recreational facilities? e. Maintenance o£ public facili- ties, including roads? f. Other governmental services? 15. Energy. will the proposal have significant results in: a. Use of substantial amounts of fuel or energy?- _ b. Demand upon existing sources of energy, or require the develop- went of new sources of energy? 16- M^iJ_iM^.- wi]1 tilc proposal have significant results in tlie need for new systems, or alterations to the following utilities: a,- Power or natural gas? b.. Communications systems? c. Water? d. , Sewer or septic. tanl<s? e.. Storm water drainage? f« Solid waste and disposal? 1.7. HiiKUi_n_J!e_aJtl>. Will the proposal IKIVC s ign H', IcanC results in tlic creation of any health hazard or potential health hazard (excluding mental ln.-alt.li)? • Yes Mabe No )\ X X /X ...... X __/j_ . , 'f\ X _ . /S '_JjL_ X • _2S__ __A__ Yes Mabe No 18. Aesthetics. Will the proposal have significant results in the obstruc- tion.of any scenic vista or view open to the public, or will the pro- posal result in the creation of an aesthetically offensive site open to public view? 19. Reci^a_tipn. Will, the proposal have significant results in the impact upon, the quality or quantity of existing recreational opportunities? 20 •proposal have significant results in the alteration of a significant archeological or historical site, structure, object or building? _ _ __x__ 21. ANALYZF VTBl\,\TTYE3 7'0 THE PROPOSED PROJECT SUCH AS: 'a) PHASED DEYEl.OPMfiNT & -]>£ PROJECT; b) AETEioIAlE SITE DESIGNS; c) AETEIWATE SQ\LE OF DEVELOPMFNT ; d) /\LTI-:R>!y\TC USES FOR THE SITE; e) DEVELOPMENT AT SO>UZ I-irrURE TIME RAITTIR TIL-VN NOW; f) ALTPIRNATE SITES FOR THE PROPOSED USE; g) NO PROJECT ALTERNATIVE. » Alternatives to this project were discussed in the Environmental Impact report for the Tootsie K Ranch pre zone and annexation. -6- Yes . Maybe No 22. MANDATORY FINDINGS OP SIGNIFICANCE. a) DOES HIT. PROJECT HAVE THE POTEN- TIAL TO DEGRADE THE QUALITY OF THE ENVIRONMENT, OR CURTAIL TIE DIVERSITY IN HIE ENVIRONMENT? b) DOES TOE PROJECT HAVE TIE POTEN- TIAL TO ACHIEVE SHORT-TERM, TO TIE DISADVANTAGE OF LONG-TERM, ENVIRONMENTAL GOALS? (A SHORT- TERM IMPACT ON THE ENVIRONMENT IS ONE MUCH OCCURS IN A RE- LATIVELY BRIEF, DEFINITIVE PERIOD OE TIME WIILE LONG-TERM IMPACTS KILL ENDURE ^VELL INTO THE FUTURE.) c) DOES THE PROJECT HAVE IMPACTS . WHICH ARE INDIVIDUALLY LIMITED, BUT CLMILATIVELY CONSIDERABLE? (A PROJECT I^RY IMPACT ON TWO OR WORE SEPARATE RESOURCES MERE HIE IMPACT ON EACH RE- SOURCE IS RELATIVELY SMALL, BUT WIERE THE EFFECT OF THE TOTAL OF THOSE IMPACTS ON THE ENVIRONMENT IS SIGNIFICANT.) d) DOES THE PROJECT HAVE ENVIRON- MENTAL EFFECTS M-IICH KILL . CAUSE SUBSTANTIAL ADVERSE EFFECTS ON HUMW BEINGS, EITHER DIRECTLY OR INDIRECTLY? 111 •' DISCUSSION OF ENVIRONMENTAL EVALUTION The applicants are proposing a ISl^lot, 146 unit tentative tract map and planned unit development on a 194.3 acre parcel. Construc- tion of the proposed project will require approximately 1,001,000 cubic yards of grading. The residences will be located around-a 9 hole golf course. An Environmental impact Report for this site was certified-by the City Council on February 21, 1978. The proposed project has been designed to incorporate all of the mitigation measures suggested in the EIR. ' ' Archaeological resources found on this site will.be placed in. . permanent open space, if an archaeological site is to be .dis- turbed by grading a thorough investigation of the site will be required prior to issuance of a grading permit.- A substantial fence along with a dense planting of ice plant will be used to separate the Dawson Los Monos Canyon Reserve from this project. -7- (Continued) This development will result in impacts to' small portions of the riparian habitat along the-southerly edge"of the site. The•applicants propose to replace all native trees removed on a 3:1 basis with identical or similar native species. Adolphia and Dichondra, two endangered plant species have been identified on the property. The design of the project has resulted in most of the Adolphia being preserved in open space areas. It may be possible to preserve much of the Dichondra within natural open space, areas in the golf course. IV. DETERMINATION. (TO BE COMPLETED BY 110- PLANNING DEPARTMENT) On the basis of this initial evaluation: I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. • ' . I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet ha.ve been added to the project. A conditional negative declaration will will be .prepared. I find the proposed project MAY have a significant effect on the environment, and" an ENVIRONMENTAL IMPACT REPORT is required. Date: ' Signature V- MITIGATING MEASURES (IF APPLICABLE) MIT]GATING MEASURES (CoWrmicd) VI APPLICANT CONCURRENCE mm MITIGATING MEASURES THIS IS TO CERTIFY THAT I PAVE REVIEWED THE ABOVE MITIGATIONG MEA- SURES MD CONCUR svITII TIE ADDITION OF THESE MEASURES TO THE PROJECT. Date: Signature of Applicant DEVELOPMENTAL SERVICES D Assistant City Manager (714)438-5590 D Building Department (714) 438-5525 D Engineering Department (714) 433-5541 D Housing & Redevelopment Department (714)438-5611 D Planning Department (714) 438-5591 PLEASE TAKE NOTICE: 1200 ELM AVENUE CARLSBAD, CALfFORNIA 92008 PUBLIC NOTICE OF PREPARATION The Planning Department of the City of Carlsbad intends to prepare a Negative Declaration, Conditional Negative Declaration, Environmental Impact Report for the following project: Project Description: Project address/Location: Anticipated significant impacts: We need to know your ideas about the effect this project might have on the environment and your suggestions for ways the project could be re- vised to reduce or avoid any significant environmental damage. Your ideas will help us decide what issues to analyze in the environmental review of this project. . Your comments on the environmental impact of the proposed project may be submitted in writing to the Planning Department, 1200 Elrn Avenue, Carlsbad, CA 92008, no" later than . DATED: CASE NO:SIGNED: APPLICANT: PUI5 LI SI I DATE: lESTT"! IACAMAN Wanning Director City of Carlsbad 1200 CLM AVE.\'U£ CAFU.SCAD, CALIFORNIA 92003 €itj> of Cartebafc NOTICE OF DETERMINATION County of San Diego 220 West Broadway San Diego, CA 92101 This is to advise that the City of Carlsbad on approved the following project: Project Description: Project address/Location: TELEPHONE: (714) 723-1181 .The City made the following determinations regarding the environmental impact of zhe above described project: t __ _will, _ will not,' have a significant effect on1. .The r __ An Hnvircrmentai Impact Report was prepared for this project r.ursuar.t ~o the provisions of CEOA. '3, Mitigation r.easures v;ere; the approval of the project. were riot, made a condition of was not,4. A statement of Overriding Considerations _was, _ adopted for this project. ~~ 5. ____Jke Project went through prior environmental review or was part of a larger project which went through prior environr.iental review. ND 5 PC 2 JMR 7 •NOTICE OF DETERMINATION (Continued) A copy of the ^Negative Declaration EIR v;ith supporting document is available Tor" public review at the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, Q\ 92008. DATE: . CASE NO: . SIGNED:_______________ JANES C. HAGAMAN APPLICANT:__. '_ Planning Director City of Carlsbad MD 5 PC 2 FEE $100.00 RECEIPT NO. ENVIRONMENTAL IMPACT ASSESSMENT FORM - Part I (To Be Completed By APPLICANT) CASE NO. (? DATE: Applicant: _ Mandona Corporation Address of Applicant: Phone NiHiber: ( ) Name, address and phone number of person to be contacted (if other than Applicant): Don Agatep, Affatep Corporation '' GENERAL INFORMATION Project location/address: Generally located 1.5 miles north o_fjthe_ intersection of El Camino Real and Palomar Airport Road and north and east of El Camino Real and north of Palomar Airport Road, Assessor Parcel Number: Zone of subject property: R-E and R-A-2_. Proposed use of site: Large (estate) lot residential development with a 9-hole golf course and access road / for 146 dwelling units. List all other app]ic:t;>lc applications related to this project: ; ND 1 2. Describe the activity area, including distinguishing natural and manuiacle charactoristics;, also provide precise slope analysis v.'hsn appropriate. 3. Describe energy conservation measures incorporated into the design and/or operation of the project. (For a more specific discussion of" energy conservation requirements see ' of the City's SIR Guidelines). . Refer to EIR for the Tootsie K Ranch prezoning and annexation. 4. If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household size expected. The proposed tentative subdivision map shows 146 buildable lots for custom homes. The average lot .size is 0.7 acres; . the/minimum lot size is 0.35 acre. 5. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, . . E. id loading facilities. ., ; . 6. If industrial, indicate type, estimated employment per shift, c<nd loading f £icil ities. 7. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the • project. I. • ENVIRONMENTAL TiMPACT ANAI.YSIS Answer the following questions by placing a chock: in the appropriate space. (Discuss all items checked yes. Attach additional sheets as necessary).. For supplemental informa-tion refer to the Environmental Impact Report for the Tootsie K . Ranch Prezoning and Annexation. • YES • NO 1) Could the project significantly change present 'land uses in the vicinity of the activity? x_ 2) Could the activity affect the use of a rec- .reational area, or area of important • aesthetic value? 8) Could the activity significantly affect a historical or archaeological site or its settings? • X_ 9) Could the activity significantly affect the potential vise, extraction, or conservation of a scarce natural resource? 11) Could the activity significantly affect fish, wildlife or plant life? X_ •12) Are there any rare or endangered plant species in the activity area? X_ 3) Could the. activity affect the functioning of an established community or neighborhood? X 4) Could the activity result in the displacement • of community residents? . •_•••__ •- X 5) Could the activity increase the number of low •and moderate cost housing units in the city? X_ 6) Could the cictivity decrease the number of low and modest cost housing units in the city? X 7) Are any of the natural or man-made features in the activity area unique, that is, not' found in other parts of the County, 'Stater or Nation? . X 10) Does the activity area serve as a habitat, food source nesting place, source of water, etc. for rare or endangered wildlife on fish species? X 13) Could the activity change existing features of any of the city's lagoons, bays, or tide-lands? ' X 14} Could the activity change existing features of any of the city's beaches? X 15) Could the activity result in the erosion or elimination of agricultural lands? X 16) Could the activity serve to encourage develop- ment of presently undeveloped areas ©r intesify . ' development of already developed areas? x • • 17). Will the activity require a variance from established environmental standards (air, water, _ ' ' x_ noise, etc)? • 18) Will the activity require certification, . • . • authorization or issuance of a permit by any local, state or federal environmental control agency? - . '. X 19) Will the activity require issuance of a variance or conditional use permit by the city? •_______ X_ 20) Will the activity involve the application, use, or disposal of potentially hazardous materials? X 21) . Will the activity involve construction of facilities in a flood plain? ' ' • X 22) Will the activity involve construction of facilities on a slope of 25 percent .or greater? x 23) Will the activity involve construction of facilities in the area of an active fault? . ' X__ 24) Could the activity result in the generation . of significant amounts of noise? ' ______ x 25) Could the activity result in the generation of significant amounts of dust? ' ' ._' _.._X_. 26) Will the activity involve the burning of brush, tress, or other materials? ' '_' ; ' x 27} Could the activity result in a significant change in the quality of any por-tion of the region's air or water resources? (Should note, surface, ground water, off-shore) . . ' ' ' ' X; 28} Will the project substantially increase fuel consumption (electricity, oil, natural gas, etc.)? ' x 25) Will there be a-significant change to existing ' . land form? - -X (a) indicate 'estimated grading to be done in - '. ' cubic yards i.QQi.QOO cubic yards. (b) percentage of alteration to the present land form ./-^50 percent * (c) maximum height of cut or fill slopes 85-foot jgut 30) Will the activity result, in substantial increases ~ " in the use of utilities, sewers, drains, or streets? : ________ _X 31) Is the activity carried out as part of a larger' project or series of projects? "_____ x —5— II. STATEMENT OF NON-SIGNIFY CANT HNVIRO^IENT/VL EFFECTS If you have answered yes to one or more of the questions in Section I but you think the activity will have no significant environmental effects, indicate your reasons below: The proposed TM will not result in any significant impacts beyond those identified in the environmental impact report for the Tootsie K Ranch prezone and annexation. The project incorporates mitigation measures to reduce all of the iden- tified significant impacts, as recommended in the EIR. III. Cq&lENTS OR ELABORATIONS TO ANY OF'THE QUESTIONS IN SECTION I (If additional space is needed for answering any questions attach additional sheets as may be needed). Signature Date Signed - \ ^>w_-^ V1^ . \ <^ €*> Z, -6- A SUMMARY OF ENVIRONMENTAL ISSUES PRESENTED IN THE TOOTSIE K RANCH EIR COMPARED TO THE CARLSBAD RIDGE PROJECT INTRODUCTION In February, 1977, the City of Carlsbad Planning Depart- ment prepared an environmental impact report (EIR) for the Tootsie K Ranch prezoning and annexation. This analysis included the discussion of a number of environmental topics which could result in significant impacts. During the inter- ceding years, planning efforts have resulted in a tentative subdivision map (TM) for a project within the boundaries of the Tootsie K Ranch, now named Carlsbad Ridge. The majority of the issues identified within the original EIR and the con- clusions remain unchanged. Two notable exceptions should be pointed out: the TM for Carlsbad Ridge proposes 146 dwelling units, 41 units less than the least-dense scenario (scenario I); and noise from aircraft using Palomar Airport was consid- ered significant in the EIR. Recently, ambient noise studies have been completed for the industrial areas to the south of the subject property indicating ambient noise levels less than 60 dBA, and the airport traffic has not increased as anticipated. The result is that this impact should no longer be considered significant. Cultural resources have been located on the property. Either these resources will be placed in permanent open space or an investigation of each significant site will be con- ducted to obtain the pertinent scientific data. ISSUE ANALYSIS Topography and Visual Aesthetics The impacts with respect to altering the visual aesthet- ics of the property have been described within the Environ- mental Impact Report for the Tootsie K Ranch Prezone and Annexation, with the exception of the northernmost extension adjacent to the City of Oceanside. Although the development of 146 dwelling units, streets, and recreation facilities will result in a permanent change, the anticipated impacts which have been addressed in the existing EIR will be reduced somewhat due to the reduced project density. The impacts, as described within the EIR, can be expected to be substantially less than comparable impacts associated with a typically more dense residential development. The development of a nine- hole golf course will result in minor disturbances to the riparian areas. These impacts will be less than the develop- ment of other types of recreational facilities. In order to minimize the effects of the project, to the extent feasible, the design of the project incorporates large, estate-lot type of development (151 lots with 146 dwelling units). This will allow for the preservation of the more sensitive areas in open space easements without re- stricting the construction of quality units on the lots and without removing a significant portion of the project area from the tax rolls. Additionally, the graded areas will be reseeded and land- scaped where appropriate and the riparian areas will be en- hanced with additional plantings of native trees. Inherent with an estate development is the flexibility to alter the pads so as to minimize the volume of cut and fill that will be required for the development of the building pads. These specific design measures will reduce to the extent feasible the ultimate impacts as described within the EIR. Surrounding Land Use The EIR notes that the surrounding land is zoned for agricultural use. Additionally, Dawson Los Monos Canyon Reserve is identified adjacent to the property, with a UCSD radiotelescope being located within the reserve. The project has incorporated several measures to reduce to the extent feasible the potential impacts to the adjacent land uses. The design of Carlsbad Ridge as an estate type of development with several open space areas will buffer the adjacent sensitive areas from population-based impacts. Additionally, a substantial fence, as identified within the EIR, between Carlsbad Ridge and the Dawson Los Monos Canyon Reserve will be constructed. This structure will be accom- panied by a dense planting of ice plant. These measures will Biological Resources The development of Carlsbad Ridge will result in impacts to small portions of riparian habitat along Hedionda Creek and to portions of riparian areas in the drainage ways within the project boundaries. The project may eliminate portions of the Ado1phia and Dichondra on the property. As presently proposed, the project incorporates to the extent feasible measures to reduce the impact to the biologi- cal resources, including open space areas, that will result in the preservation of the majority of the Adolphia on the property. With respect to Dichondra, large populations have been identified in adjacent areas (Leisure Village, north of the subject property) and in other areas of the county (City of San Diego, North City West). These more recent signifi- cant finds of Dichondra populations indicate that the Dichon- dra population on Carlsbad Ridge is relatively insignificant and the removal of this population will probably not affect the viability of the species within the county. However, it is possible to preserve the existing population within the golf course area. In order to reduce the impacts that are expected from the development of the proposed project on the riparian areas, enhancement of the remaining riparian areas is proposed. This enhancement will include planting native trees on the order of three trees for each tree that is removed. This, combined with reseeding and sensitive landscaping of the golf course, will reduce the impacts to the riparian areas to a level of insignificance. As indicated earlier, a fence and ice plant buffer zone will be constructed to dissuade residents and domesticated animals from impacting the Dawson Los Monos Reserve. Archaeology At the time the draft EIR was prepared, an archaeological survey had not been conducted. Since then, the property has been surveyed and four archaeological sites were found. Pre- liminary tests were conducted. Based on these tests, two sites (consisting of five areas of cultural activity) were identified as being subject to direct and indirect impacts as a result of project implementation. Recommendations were made to place these site areas in open space. If this is not feasible, impacts to the sites should be mitigated through a data recovery program. This program should insure that an adequate sample of the information contained within these sites is collected and analyzed. If this program is adopted, it should take place prior to the approval of the final sub- division map. Traffic Circulation Development of Carlsbad Ridge will generate a significant volume of traffic ultimately accessing College Boulevard. The EIR anticipated a traffic volume of between 1,743 trips per day and 6,223 trips per day, using a generation rate of 9.32 trips per dwelling unit. As presently proposed, Carlsbad Ridge is expected to generate approximately 1,460 trips per day, less than that anticipated by the Tootsie K Ranch EIR. Initially, there will be a single access point into Carlsbad Ridge; however, with the development of adjacent areas, a second access is planned from the northern portion of the project area that will connect with Cannon Road. The single access will be designed to comply with the city's en- gineering department policy concerning single-entrance sub- divisions. The access road will be a 68-foot curb-to-curb collector street. The most remote point of the subdivision will be less than 0.5 mile from the entrance. The entrance traffic volume will not exceed 1,200 ADT and the number of dwelling units will not exceed 120 units. Noise Noise due to aircraft accessing Palomar Airport is an- ticipated by the Tootsie K Ranch EIR to have a significant impact upon the residents of the proposed project. Recent ambient noise measurements recorded for industrial development south of the subject property indicate the ambi- ent levels are in the range of 50 to 55 dBA, with momentary increases as the result of single-event noise occurrences due to an occasional airplane overflight. For future estimates, the Tootsie K Ranch EIR anticipated a doubling of the air traffic at Palomar Airport. Since the EIR was completed, the volume of air traffic at Palomar Airport has remained rela- tively constant. Therefore, it is anticipated that the noise impacts on the property will be within normally acceptable levels. Utilities and Energy Development proposed for Carlsbad Ridge will be approxi- mately 78 percent of the least-dense scenario (Scenario I). Therefore, the utility and energy demand for the proposed project will result in a reduction in the utility demand by approximately 22 percent. Community Services The demand of the residents for community services will be reduced somewhat from that described in the EIR because of the reduction in density.