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HomeMy WebLinkAboutCT 89-18; BRIGHTON HOMES; Tentative Map (CT)P.C, EXHIMT PACKETS VERDE ' I,,i BRIGHTON HOMES 505 N. TUSTIN AVENUE SUITE 250 SANTA ANA CA 92705 ADL PLANNING ASSOCIATES, INC. 5962 LA PLACE COURT, SUITE 205 CARLSBAD, CA 92008 PLANNING COMMISSION EXHIBITS: VICINITY MAP GENERAL PLAN DESIGNATIONS ON SITE CIRCULATION STUDY NATURAL OPEN SPACE AREA CONSTRAINTS MAP HILLSIDE ELEVATIONS ILLUSTRATIVE SITE PLAN GATED ENTRY ELEVATIONS 88046.pcexh :3 CD -' Cl) .-0 CD 01 ID IIIr;// :3 C) :3- 0 City of Carlsbad La F" Costa Ave. CO I 1r Olivenhain . Site CD - City of Encinitas •'1 Vicinity Map No scale H Fir Z:z:Z7 I' r'r Li I + + I - - OiCi8flW Vre + + RL tiM 0 View Into Arroyo - — '-4 IuuI1 ME -. 1.iLLII H '-. Hano Lr- L/fl©D© j. SPACE \[)) fl\ 4EAS ST spam AF@@@ / RANCHO VERD4E a r =:. I.. -I'." BILL TO lit D Charge 0 COD El Cash D Resale • Waiting • Will Call DELIVER TO T1M 44 ie-MA • One Way • Round Trip • Split 438-1100 5751 Palmer Way, Suite $ Carlsbad, CA 92008 RECEIVED BY: LOG NO._79297 INVOICED BY: DATE IN 21DI TIME IN JOB 'IAME P.O. tO./JOB NAME ___ CONTACT 'r 4IN'C1t PHONE NO. 3O)I EXT• DATE7, TIME NEEDED Ii NEEDED tQdlu* 14 NUMBER OF NUMBER OF COPIES PER BLUE BLACK HEAVY BROWN HEAVY BLACK ERASABLE REGULAR — SEPIA- .003 AMMONIA MYLAR D READING FOLD STAPLE EDGE PIN CONTACT SPECIAL INSTRUCTIONS/JON DESCRIPTION PRINTED BILLING ORIGINALS ORIGINAL LINE LINE SEI'I SEPIA SLICK BLACK BROWN AI1i Jj RI. - - - - BIND - PRINT - BY UNITS (D _xx 44 v _ O NUMBER OF NUMBER OF COPIES PER STOCK — — -ERASABLE- ENLARGE REDUCE Li FINISHED SPECIAL INSTRU(TIONS/JOB DESCRIPTION PRINTED BILLING mM ORIGINALS ORIGINAL BOND VELLUM VELLUM MYLAR TO TO TRIM SIZE BY UNITS NO (, ( % %)Jx3(0 . % % x - - - - % % x NUMBER OF NUMBER OF COPIES PER OF STOCK REDUCE TO 2 STAPLE - - 3-HOLE - SCREW BIND SPECIAL INSTRUCTIONS/JOB DESCRIPTION PRINTED BILLING , SPECIAL jj -ii VHI ORIGINALS ORIGINAL DRILL Y051 BY UNITS O % - - - - - - - - - - - - - - - NUMBER OF NUMBER OF COPIES PER KEG WASH OFF FIX ED LINE — MATTE PAPER — FILM PUS ENLARGE 10 REDUCE TO REA ING CONTACT £RINT 50% SCREEN PIN — FINISHED TRIM SIZE SPECIAL INSTRUCIIONS/J08 DESCRIPTION PRINTED BILLING o ORIGINALS ORIGINAL - MYLAR RI. REV. BY UNITS % % x % % x p4 Pl - U) - - - - - % % - - - - - x DELIVERY/ ADDITIONAL INSTRUCTIONS__________________________ Thank you for filling out this form completely. RECEIVED BY _DATE • t• , ,„ , „ • • ••1 • 4 1 1 I I I I I I 1 I I I I I I I I 1 I TABLE OF CONTENTS 1. Aerial Photograph 2. Opportunities and Constraints Map 3. Project Features and Regulatory Compliance 4. Site Plan 5. Habitat Enhancement Plan 6. Architectural Elevations 7. Street Scene 8. Letters of Support 9. Chronology of Meetings t "S Hofman Planning A s s o c I a t e s S S S Planning Project Management Fiscal Analysis December 7, 1990 Mayor Claude "Buddy" Lewis 1200 Carlsbad Village Drive Carlsbad, California 92008 RE: BROCCATO at Batiquitos Shores, CT 89-19 Dear Mayor Lewis: On December December 11, 1990, the City Council will be asked to consider the tentative tract map for Broccato at Batiquitos Shores. For ease of reference, we are providing the enclosed brochure which gives an overall view of the project and its features. The identical booklet was also provided to the Planning Commission when it considered the project on October 17, 1990 and voted unanimously to recommend your approval of the applications. If you have any questions, please do not hesitate to call. Thank you for your consideration of this project. Sincerely, Bill Hofman Enclosure cc: Mayor Pro Tern Kulchin Councilmember Larson Councilmember Nygaard Councilmember Stanton City Clerk V 26 arc::, '-VCflL:S SUITe 20 . 2'scc ' :°) 438-1465 . Fax: 438-243 I I F F I 1 I I I I I I I I I I I I I AERIAL PHOTOGRAPH AERIAL PHOTOGRAPH BROCCA TO at Batiquitos Shores is located on 40.9 acres situated north of Batiqiiitos Lagoon on the east side of Interstate 5 in the City of Carlsbad, California. The site is bound on the north by Spinnaker Hill, a development of single family homes, and on the west by Sea Cliff townhomes. Future single family detached homes are proposed in the Aviara Master Plan for the area east of BROCCATO. The area of development will be located in the north-south trending valley. Moderately steep slopes along the eastern and western edges of the property will provide a permanent, natural open space buffer between BROCCATO and the surrounding homes. I I :.--' ,\4\.( _j • I S I \ I • II _ I 111 IL IL '!' \\ BATIOthT0SLA;oo: I I n Li I I OPPORTUNITIES AND CONSTRAINTS MAP 1 I LIIj H H P I Ti P H I' I H H I H L U P I OPPORTUNITIES AND CONSTRAINTS MAP The first step in planning BROCCA To at Batiquitos Shores was the preparation of an opportunities and constraints analysis. The analysis took into consideration physical features, surrounding land uses, government regulations, as well as input from surrounding neighbors. I Opportunities offered by the site include the lagoon views, the setting and the availability of public facilities. Constraints that needed to be dealt with I included preservation of views from existing homes, preservation of the wetland and wetland buffer, steep slopes, soils and drainage, and noise. Many of these constraints were turned into opportunities, for example, the wetland buffer was used to provide a public access trail and the steep slopes will provide a permanent, open space buffer between the proposed project and surrounding homes. The exhibit opposite was used for discussions with various neighbors of the. site, regulatory agencies and advisory bodies prior to preparation of any site plan design. LII Li I I LI ri LI: I I H I I I I I I I I I I I I 30 BUILDING SETBACK ALONG PACIFIC RIM DRIVE I U U I U WETLANDS AREA ! •aj:; WETLANDS - TRANSITION AREA NATURE TRAIL I 0T025%SLOPE (UNDISTURBED) 25 TO 40% SLOPES • SLOPES 40% AND ABOVE •'u$ DEVELOPABLE AREAS • - CALIFORNIA FISHAND / GAME WETLANDS BUFFER OPPORTUNITIES & CONSTRAINTS MAP TU 4© CALIFORNIA FISH AND GAME WETLANDS BOUNDARY SDG&E EASEMENT SEWAGE PUMP STATION I I I PROJECT FEATURES and I REGULATORY CONFORMANCE I I LII H LI U I U j I U I I U I I I I I I I I I I I I I I I I I I I SUMMARY OF PROJECT FEATURES 7 Common Open SQace Lots: * Total of 18.34 acres to be preserved and maintained by the homeowners' association. * Provision of public access to Batiquitos Lagoon including public parking and 10' wide public access trail. * Permanent desiltation basin located at the southern end of the property will reduce siltation into Batiquitos lagoon to below pre-development levels. * Habitat Enhancement Plan provides for the preservation, enhancement and creation of coastal sage scrub habitat. 72 Residential Lots: * Lots range in size from 7,675 square feet to over 19,000 square feet. * Average lot size equals 10,690 square feet. * Average distance between buildings (side-to-side) equals 22.4 feet. * Average usable backyard of 26.6 feet. * Project is composed of 16 single-story homes and 56 two-story homes. * Project proposes less than 60% of the 125 units allowed per the Growth Management Control Point for this property. Extensive Review by Neighbors, Advisory and Regulatory Bodies: * City staff * Batiquitos Lagoon Foundation * Spinnaker Hill Association * California Coastal Commission * Sea Cliff Association * California Dept. of Fish & Game * Southwest Quadrant Coalition I I I I I I I I I I I I I I I I I I I REGULATORY COMPLIANCE * Project complies with the Carlsbad General Plan, Subdivision Ordinance and Growth Management Ordinance. * Grading conforms to Hillside Development Regulations. * Project complies with the Local Coastal Program. * preservation of wetland * preservation of wetland buffer * provision of public parking lot * provision of lagoon access trail * encroachment onto slopes covered with sensitive vegetation kept to a minimum * preservation of eucalyptus grove * complies with density distribution requirements * Project adheres to Architectural Guidelines. * Project complies with all Open Space policies and regulations * Project complies with Administrative Policy 17 (Noise Policy) I I U LI I SITE PLAN p [TI LI U I I U [ j H U U U H u SITE PLAN BROCCA To at Batiquitos Shores is comprised of 7 common open space lots totalling 18.34 acres and 72 residential lots. The residential lots range from 7,675 square feet to over 19,000 square feet; the average lot size equals 10,690 square feet. The site plan demonstrates how the project has been designed to correspond with the existing topography and setting. Short, terraced cul-de-sacs were used to minimize changes in the natural landform. Broccato Lane will provide public access to Batiquitos Lagoon. Parking spaces will be constructed at the south end of Broccato Lane for the general public. The 10 foot public trail has been designed in coordination with the trail system to the east. A permanent desiltation basin has been incorporated in the project and will reduce siltation into the lagoon to below pre-development levels. 'Q FEET 1 VICINITY MAP I I I I I I I I r. L. OWNER & DEVELOPER CONCEPTUAL DESIGN NEC LAW PCAP#CG BY CORDPNATPON 450 PROCESSING RE r AlAf ' - - Gt_ T' BROCCATO Ii TTI III T'lIOHI, C.T. 89-19 ' I I LANDSCAPE ILLUSTRATIVE PLAN c. L- FLORIA CURI• • - : LAN - BATIOUITOS 'W• DRIVE ANGELJA14 L', A : ''I •G I I I I I I I I I I I I I HABITAT ENHANCEMENT PLAN I LII H H i H I Li H I H I H Iii H HABITAT ENHANCEMENT PLAN There are a total of 15.6 acres of coastal sage scrub presently on the site; I some of which has been previously disturbed by pedestrian and vehicular traffic. The implementation of the Habitat Enhancement Plan will result in a final coastal sage scrub habitat area larger than the existing area. I The Habitat Enhancement Plan is comprised of the following five treatment types: * Fire/Habitat Buffer This area will function as a fire and coastal sage scrub habitat buffer. Within the 30 feet closest to the homes, fire retardant and low fuel plants shall be used. * New Coastal Sage Scrub I This area will occur on graded areas and will create new coastal sage scrub habitat. The species which were chosen for this treatment area occur within the existing coastal sage scrub habitat, are readily available and are easily grown. * Wetland Buffer No encroachment into the wetland or wetland buffer is proposed. I This area will function as a buffer around the wetland habitat. Only native species will be used in this treatment area. * Enhanced Coastal Sage Scrub The northern area of the property has been heavily disturbed by I pedestrian and off-road vehicle traffic and is of poor biological quality. Native species that occur within the coastal sage scrub habitat will be planted to upgrade and enhance this disturbed area. * Thinned Coastal Sage I This area will serve as a fire management zone in the area between 30 and 60 feet from structures. The treatment will consist of thinning I native species to reduce combustibility while still maintaining visual and biological integrity. Thinning will be accomplished by hand pruning dead and woody growth from the large shrubs per specified I guidelines. Li I I I I I I I I I I I I I I I I I I BROCCATO I II I I I I"'II II C.T. 89-19 HABITAT ENHANCEMENT PLAN ):) FIRE HABITAT BUFFER BATIOUTOS DRIVE NEW COASTAL SAGE SCRUB - c'c — \ •WETLANDBUFFER El- ( -- '- ENHANCED COASTAL SAGE SCRUB LL '4 THINNED COASTAL SAGE 60 C Id low 'fi' '\ - - -' I - -•---.-. --. V.- / .4 ' OWNER& DEVELOPER A$B0AOTO ç CONCEPTLA, D€SCA BATIQUITOS LAGOON C000004ArOB 4F0 PROCESS..G BY 19 OCR_ 0B0SB0PYBSYA0OG -1 & t VICINITY MAP YOBCB SACOOB C 101-1 S€PT 21 990 I I I I I ARCHITECTURAL ELEVATIONS I U I I Li U I I I LII I I H H I I I I I ARCHITECTURAL ELEVATIONS Extensive attention to detail was incorporated in the California Traditional homes designed for BROCCATO. These homes were designed by Architects Lorimer-Case, a nationally recognized architectural firm and winner of the 1989 National Association of Home Builders' Project of the Year award. The California Traditional style incorporates the use of hip roofs to allow a lower profile. In addition, side-to-side framing was used to eliminate large, blank wall surfaces. Both of these structural features contribute to a varied and subdued roofscape. Muted roof tiles and soft colors were selected to blend in with the site's surroundings and location. Other architectural amenities include the use of various window shapes and sizes, french doors, arched entry ways and stone features including columns and window surrounds. Four-sided architecture ensures an attractive view regardles.s of the viewpoint. I I I I I I I I I D :-. Ili- C7.4 •1:Ejii - -. T TF ( •-_4 ;, 4-- I I I H I STREETSCENE I H I I I - I LI I I I H I I I STREET SCENE The architectural detail of the project is exemplified in the following street scene. Given the nature of the project and the use of short, terraced cul-de- sacs, the project is devoid of long rows of closely spaced houses. The longest cul-de-sac is Angelina Court which serves fourteen homes. The average distance between buildings in the project exceeds 22 feet. - - - - - - - - - - - -m - - - - - PLAN 1A PLAN 4C PLAN 3B LOT 2 LOT 3 LOT 4 SCALE: 1ISI-0 LOT 3 LOT 4 SCALE. V.,-, I M ALIC DAMSON M-1-MM-CAM - ODARK&THELAN COMMUNITIES [II] AT ATIQUITOS SHORES M Li I Li LI I LETTERS OF SUPPORT Li I I U Li I LI 1 Li I I I D I I Li U LETTERS OF SUPPORT I The Odmark & Thelan and Davidson Communities Partnership began seeking input from surrounding neighbors in March of 1989, prior to project design. Since that time, the applicant has met with surrounding property owners on I over two dozen occasions. The final project reflects many of the ideas and concerns discussed as reflected in the following letters of support. I I I I 1 P1 P1 I I 'P1 SPINNAKER HILL HOMEOWNERS October 6, 1990 Carlsbad Planning Commission City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92009 Re: Agenda of October 17, 1990 / Broccato at Batiquitos Shores Dear Members of the Planning Commission: We represent the residents who live directly adjacent to the referenced project as well as many of the residents in the 300 homes that comprise the Spinnaker Hill subdivision. The purpose of this letter is to reaffirm our support for the project as proposed. A copy of our previous letter of support is attached hereto. We believe that the project, as currently proposed, conforms to our earlier letter. The developers have met with us on many occasions, commencing March 16, 1989 to seek our input and keep us updated on revisions to the project. Additionally, consistent with their commitment, the developer has prepared a plan for off-site landscaping of unfinished portions of Batiquitos Drive adjacent to Spinnaker Hill. Their cooperation in this regard exemplifies their approach as good neighbors to the surrounding properties. We urge you to support the project as proposed. Very truly yours, SPINNAKER HILL HOMEOWNERS I 71 71 El [1 I 71 71 71 El I 71 I I k 1 IL I I .. Spinnaker Hill Homeowners I :Thlt.11 3 Smug--,, 1989 I Mr. Michael Holzmiller Planning Director City of Carlsbad I 2075 Las Palmas Drive Carlsbad, CA 92009 I Re: Broccato at Batiquitos Shores Dear Mr. Hoizmiller: I As a follow up to our letter of May 1, 1989, this serves as an update and summary of discussions to date with Odmark & Thelan and Davidson Communities, the developer of the referenced i project: The residents of Spinnaker Hill have met with the developer and I their consultants on March 11, March 16, and March 18, 1989 to discuss constraints and opportunities for development of the property. On April 29, May 20, and May 25, 1989 we met to review their conceptual site plan and issues of specific concern to our I neighborhood. Issues discussed at these meetings included: compatibility of lot I size and architecture with Spinnaker Hill; maintenance of common areas by a master association; access to the lagoon; improvements to Batiquitos Drive north of the project, including enhanced I landscaping; open space preservation; quality of landscaping particularly along public rights-of-way; quality of architecture and design of the homes; setback / buffer to maintain privacy I between the project and Spinnaker Hill homes above it. We find the single family nature of the project, the size of the lots proposed (7,500 sq.ft. and larger), the proposed density, I and the design of the homes to be consistent with the surrounding neighborhood. I The developer has advised us that the following matters can be incorporated into the plans in order to address our concerns: I a. The grading plan will be designed in a way to: i) maintain a vertical distance of approximately 28 - 30 ft. between the adjacent house pads of Spinnaker Hill and the proposed house I pads within the Broccato project, except for Lot #81 which will be designed to maintain a vertical distance of approximately 24 ft and on which a single story house is proposed; ii) maintain a relatively flat (4:1 slopes or l less) horizontal distance of approximately 15 ft. to 25 ft. between said Spinnaker Hill lots and the lots below. We believe these measures are important to afford privacy between the respective homes. I I I b. The homes to be built on lots indicated as numbers 70.71.72. and 73 on the site plan dated June 12. 1989 will be single story. I C. Landscaping and appropriate irrigation systems for said buffer areas and slopes will be installed consistent with I conceptual landscape drawing (Sheet 4) dated June 12, 1989. ci. Muted colors will be used for the roof materials and I exterior of the homes. e. A plan will be developed for the landscaping of the unfinished portions of Bataquitos Drive south of Poinsettia Lane I between the City of Carlsbad, Hillman Properties, and Odinai'k & Thelan and Davidson Communities. f. Adequate street lighting will be provided along Bataquitos I Drive within the project boundries. g. Two story houses adjacent to Spinnaker Hill properties S will be 26-27 feet from the grade to the highest peak and the single story house(lot 81) will be 22 feet from the grade to the highest peak. It. Property owners adjacent to Spinnaker Hill will be required to keep tree tops from exceeding the height of the I roof peak by CC&Rs mandated by the developer. Based upon the inclusion of the above matters in the plans, we I would like to express our support for the Site Development Plan and Preliminary Landscape Plan dated June 12, 1989 and Proposed architectural elevations and floor plans. I wo appreciate the efforts of the developer to obtain our input and incorporate our ideas into the project and believe the project as currently proposed will be a positive addition to the I neighborhood. We further believe that the position of the undersigned is representative of the majority of the Spinnaker 1-Jill homeowners affected by the Broccato project. I Very truly yours, Spinnaker Hill Ho mt nors I I I i ,---- mar(cod'rd.) LI I I [-I 5, October 1990 Mr. Michael Holtzmiller Planning Director City Of Carlsbad 2075 Las Palmas Drive Carlsbad, Ca. 92009-4859 Dear Mr. Holtzmiller, This letter is to advise you that representatives of Odmark & Thelan have met with members of our community on a number of occasions to brief us on the progress of the Brocccato project. We are quite pleased that they have kept us abreast of changes in design of the project and have cheerfully accepted our input. We wish to state for the record that the Board of Directors of the Sea Cliff Homeowners Association has no objections to the latest project design as presented to our Public Affairs Committee in September. Sincerely, Mona Reasons President Sea Cliff Homeowners Association k I I I Li I I I I 1 Li I El [Ti I I I H I I I CHRONOLOGY OF MEETINGS I I I H I Li Li Pi I ~7 H I I U CHRONOLOGY OF MEETINGS, page one 2/27/89 Meeting with Michael Holzmiller & Gary Wayne of Carlsbad Planning Department 2/24/89 Meeting with Deborah Lee & Adam Birnbaum of California Coastal Commission 3/1/89 Meeting with Larry Clemens & Peggy Collins of Hillman Properties 3/11/89 Meeting with Tom and Cindy Ward (Spinnaker Hill homeowners) 3/15/89 Meeting with Gary Wayne, Bob Wojcik, Clyde Wickham of City of Carlsbad 3/16/89 Meeting with Spinnaker Hill Homeowners Association 3/18/89 Meeting with Spinnaker Hill homeowners 3/22/89 Meeting with Sea Cliff homeowners 3/23/89 Meeting with Lee & Webb of California Coastal Commission 4/3/89 Presentation to Southwest Carlsbad Homeowners Associations Coalition 4/3/89 Meeting with Holzmiller, Wayne, Hubbs of City of Carlsbad 4/4/89 Meeting with Clemens, Kiukas & engineers of Hillman Properties 4/10/89 Meeting with Spinnaker Hill homeowners 4/12/89 Meeting with Blair, Kirby & consultants for School District 4/12/89 Mello Roos District hearing at School District 4/29/89 Meeting with Spinnaker Hill homeowners 5/1/89 Presentation to Southwest Carlsbad Homeowners Associations Coalition 5/1/89 Meeting with Sea Cliff homeowners 5/2/89 Meeting with Wayne of City of Carlsbad 5/10/89 Meeting with Clemens & consultants for Hillman Properties 5/11/89 Meeting with Lee & Webb of California Coastal Commission 5/20/89 1 Meeting with Spinnaker Hill homeowners I I I H I I I I I I I I I I I H I I LI I CHRONOLOGY OF MEETINGS, page two 5/22/89 Presentation to Sea Cliff Board of Directors 5/25/89 Meeting with Spinnaker Hill homeowners 6/15/89 Meeting with Wayne & DeCerbo of City of Carlsbad 7/10/89 Presentations to Southwest Carlsbad Homeowners Associations Coalition 7/26/89 Meeting with Decerbo & Wickham of City of Carlsbad 7/31/89 Meeting with Lee of California Coastal Commission 8/1/89 Meeting with Batiquitos Lagoon Foundation 8/4/89 Meeting with Clemens & Klukas of Hillman Properties 8/15/89 Meeting with DeCerbo & Wickham of City of Carlsbad, Lee & Webb of California Coastal Commission, Terry Stewart of Dept. of Fish & Game, Mig Chaney of Batiquitos Lagoon Foundation (Chairperson, Trail Committee) 8/29/89 Field visit with Batiquitos Lagoon Foundation Trail Committee & Webb of California Coastal Commission 9/14/89 Field visit with Webb of California Coastal Commission and Stewart of Dept. of Fish & Game 9/23/89 Presentation at Batiquitos Lagoon Foundation annual meeting 10/11/89 Meeting with Batiquitos Lagoon Foundation Trail Committee 11/7/89 Meeting with Clemens & Collins of Hillman Properties 11/7/89 Meeting with Batiquitos Lagoon Foundation 11/8/89 Meeting with Spinnaker Hill homeowners 11/13/89 Meeting with Sea Cliff subcommittee 11/21/89 Meeting with Wayne & DeCerbo of City of Carlsbad 11/22/89 Meeting with Lee & Webb of California Coastal Commission 12/8/89 Meeting with Wayne and DeCerbo of City of Carlsbad 12/9/89 Meeting with Spinnaker Hill homeowners 12/11/89 Meeting with Sea Cliff Subcommittee I I I I LI LI I U I H I I I U I I Li I I CHRONOLOGY OF MEETINGS, page three 12/20/89 Meeting with DeCerbo of City of Carlsbad 1/3/90 Meeting with DeCerbo & Wickham of City of Carlsbad 1/23/90 Meeting with Stewart of Dept. of Fish & Game, Webb of Coastal Commission and consultants 2/5/90 Meeting with Batiquitos Lagoon Foundation 2/22/90 Meeting with Decerbo & Wickham of City of Carlsbad 2/24/90 Meeting with Spinnaker Hill homeowners 3/8/90 Presentation to SCAN (a newly formed group which is an off- shoot of the Southwest Carlsbad Homeowners Association Coalition) 3/19/90 Meeting with Batiquitos Lagoon Foundation 4/9/90 Presentation to Sea Cliff Subcommittee 4/16/90 Meeting with Gary Wayne & Chris DeCerbo of City of Carlsbad 5/23/90 Meeting with Committee of Batiquitos Lagoon Foundation 5/25/90 Meeting with Gary Wayne & Chris DeCerbo of City of Carlsbad 6/5/90 Meeting with Chris DeCerbo of City of Carlsbad 7/31/90 Meeting with Marty Orenyak, Dave Hauser, Gary Wayne and Chris DeCerbo 8/21/90 Meeting with Chris DeCerbo & Dave Hauser 8/22/90 Meeting with Cam Patterson & Paul Webb to review project revisions 9/10/90 Meeting with Sea Cliff Public Affairs Committee to review project revisions 9/11/90 Meeting with Batiquitos Lagoon Foundation Subcommittee to review project revisions 10/1/90 Presentation to Southwest Carlsbad Homeowners Associations Coalition re: project revisions 10/1/90 Presentation to Batiquitos Lagoon Foundation re: project revisions 10/6/90 Meeting with Spinnaker Hill Homeowners re: project revisions I I I I I I [Ii I LI I I I I I I I 0 PLANNING 1-15-b. A TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE T&- :e Prepared for Brighton Homes January 15, 1990 URBAN SYSTEMS ASSOCIATES, INC. TRANSPORTATION ENGINEERING & PLANNING Consultants to Business and Government 4540 Kearny Villa Road, Suite 106 San Diego, CA 92123 (619) 560-4911 fl TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE • Prepared January 15, 1990 in accordance with generally accepted transportation planning and traffic engineering practices under the supervision of ' "- ~ " 4," ~WA f drew P. Schlaefli, P.E. for URBAN SYSTEMS ASSOCIATES, INC. TRANSPORTATION ENGINEERING & PLANNING Consultants to Business and Government 4540 Kearny Villa Road, Suite 106 San Diego, CA 92123 (619) 560-4911 0 NOTE: This document is an environmental planning impact and mitigation analysis based on methodology and zone plan assumptions provided by the City of Carlsbad. All land uses and site plans which are proposed have been provided by Brighton Homes and are not the plan or design of Urban Systems or its employees. As a planning document, it is intended to be used solely as a guide' for evaluation of transportation impacts regarding this development. • CAUTION: The engineer preparing this report will not be responsible for, or liable for, unauthorized changes to or uses of this report. All changes to this report must be in writing and must be approved by the preparer of this report. Any delay in obtaining public agency approval and/or implementation of plans may result in changed conditions and • require substantial reanalysis due to changes in governmental standards, policies or requirements. Changes to the site plan, access, amount or type of land use may result in a complete new traffic reanalysis. 11 U TABLE OF CONTENTS • INTRODUCTION .............................1 THE PROPOSED PROJECT .........................4 EXISTING CONDITIONS .........................6 • EXISTING TRAFFIC ...........................9 PROJECT TRAFFIC GENERATION, DISTRIBUTION AND ASSIGNMENT .......13 U IMPACTS AND MITIGATION ........................17 • CONCLUSIONS AND RECOMMENDATIONS ...................38 El U 002688 ± verde/18B LIST OF FIGURES I FIGURE 1 PROJECT LOCATION ................... 2 FIGURE SITE PLAN ....................... 5 FIGURE 3 CIRCULATION ELEMENT .................. 7 FIGURE 4 EXISTING TRAFFIC CONDITIONS .............. 10 FIGURE 5 DISTRIBUTION PERCENTAGES ............... 15 FIGURE 6 DISTRIBUTION AND ASSIGNMENT ............. 16 FIGURE 7 CIRCULATION ELEMENT (BUILDOUT) ............ 37 S S * S I S 002688 ii verde/18B • LIST OF TABLES TABLE 1 EXISTING CONDITIONS VOLUME TO CAPACITY RATIOS ..... 11 TABLE 2 EXISTING CONDITIONS ICU/LOS CALCULATIONS ....... 12 • TABLE 3 TRAFFIC GENERATION .................. 14 TABLE 4 PROJECTED TRIP GENERATION BY YEAR ........... 18 TABLE 5 PROPOSED CIRCULATION IMPROVEMENTS ........... 19 • TABLE 6 EXISTING CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 21 TABLE 7 EXISTING CONDITIONS WITH IMPROVEMENTS • VOLUME TO CAPACITY RATIOS ............... 22 TABLE 8 PROPOSED CIRCULATION IMPROVEMENTS 1990 ........ 23 TABLE 9 1990 CONDITIONS WITH IMPROVEMENTS • VOLUME TO CAPACITY RATIOS ............... 24 TABLE 10 1990 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 25 • TABLE 11 PROPOSED CIRCULATION IMPROVEMENTS 1995 ...... 27-28 TABLE 12 1995 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS ............... 29 • TABLE 13 1995 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 30 TABLE 14 PROPOSED CIRCULATION IMPROVEMENTS 2000 ........ 31 0 TABLE 15 2000 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS ............... 33 TABLE 16 2000 CONDITIONS WITH IMPROVEMENTS • ICU/LOS CALCULATIONS ................. 34 TABLE 17 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 35 • TABLE 18 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS ............... 36 S 002688 iii verde/18B LIST OF APPENDICES APPENDIX A ROAD CAPACITY STANDARDS/CITY OF CARLSBAD . . . . 39 APPENDIX B LEVEL OF SERVICE DESCRIPTIONS/ C CITY OF CARLSBAD ................40 APPENDIX C 1990 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS . . . . . . . . . . . . 41-46 APPENDIX D ARTERIAL LEVEL OF SERVICE WORKSHEETS FOR LA COSTA AVENUE . . . . . . . . . . . . . . . . . 47-48 UA 002688 iv verde/i 8 B TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE INTRODUCTION • The Brighton Homes Company retained Urban Systems Associates, Inc. to conduct a manual traffic impact analysis. The purpose of this study is to determine what impacts will result from the development of the proposed low • density residential project and how to mitigate those impacts. The project proposes 174 low density residential units and is located in • Carlsbad in Zone 11 as shown in Figure 1. As can be observed, the project is located east of Rancho Santa Fe Road. Project access to )Rancho Santa Cn Fe Road is from the proposed connection to the north • and via Calle Acervo to the west. Traffic generation for the project is based on San Diego Association of • Governments (SANDAG) recommended traffic generation rates. Distribution of traffic is based on the location and accessibility of various uses in the area. Existing and future traffic volumes were obtained from the Zone 0 11 and 12 plan, SANDAG and other impact analyses for projects in the area. The locations of intersections to be analyzed were obtained from the City approved analysis. In the following sections of this report there is: a more detailed description of the proposed project, existing street system, existing • traffic volumes, trip generation, distribution and assignment, future circulation and traffic volumes, and an impact/mitigation analysis. The 002688 1 verde/183 rm --C K 32 I 1/ \ \( " :7 21 SOURCE: BASE MAP FROM AERIAL PHOTO-MAP BOOK. AUGUST 1986 USED WITH PERPISSION FROM AERIAL PHOTOBANK, INC. _,R~ NO SCALE 'I ag(l \... 6/89 FIGURE 1 PROJECT LOCATION RANCHO VERDE URBAN SYSTEMS - - 2 - 002888 • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 last section of this report discusses the conclusions and recommendations resulting from the analysis. • • 002688 3 verde/1BB • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 THE PROPOSED PROJECT This project proposes the development of 174 low density residential single family home site. Figure 2 shows the proposed street system and building sites. As can be observed, there are two access points. Both access points connect to Calle Acervo, which in turn connects to major streets in 40 the area. [] • 002688 4 verde/18B PRELIMINARY SITE PLAN RANCHO VERDE -URBAN SYSTEMS- 5/89 002688 . L] ri SOURCE: ADL PLANNING ASSOCIATES (4/12/89) FIGURE 2 0 01 'Poo r m9c7 A 41 0I 01 S Rancho Verde Urban Systems Associates, Inc. January 15, 1990 EXISTING CONDITIONS S Following is a discussion of circulation element roads in the vicinity of the project which is based on the Zone 11 & 12 Plan for Carlsbad. Figure • 3 shows the circulation element street classifications for the project area. Rancho Santa Fe Road Rancho Santa Fe Road is predominantly a north-south route that connects Encinitas, Carlsbad and San Marcos. The improvements along Rancho Santa I Fe Road vary from two lanes to a six lane prime arterial. South of Olivenhain Road to the Carlsbad city limits, Rancho Santa Fe Road is a two lane road with an A. C. berm on both sides. From Olivenhain Road to La ) Costa Avenue, Rancho Santa Fe Road is a six lane prime arterial with a raised median with concrete curb, gutter, and sidewalk on both sides. From La Costa Avenue to the La Costa Vale subdivision, Rancho Santa Fe Road is ) a two lane road with concrete curb and gutter on both sides. From the La Costa Vale subdivision to the SDG & E easement, Rancho Santa Fe Road is a two lane road with dike o both sides. From the SDG & E easement 1 to Melrose Drive, Rancho Santa Fe Road is a three lane road with ç oth sides. ) La Costa Avenue La Costa Avenue is predominantly an east-west road. The improvements on La Costa Avenue vary from two lanes to a four lane collector. From 1-5 to ) El Camino Real, La Costa Avenue is a two lane road with b al oth sides. From El Camino Real to Romeria Street, La Costa v e is ) 002688 6 verde/18B I Cur of San Matcrs Ak F,. •:$.1 C Ir F -. /• -. _\__• I LEGEND Prime Ar1.rial - a*litlnp 1 Percent of Project Traffic on Major Arterial - existing Road Segment Secondary Arterial - .siitIng: Impacted Road Section Collector - existing MUM Prime Arterial - proposed Major Arterial - proposed Secondary Arterial - proposed Collector - proposed 0 Impacted Intersection .... I -,----- %- Satiqultos Lagoon 1• C- City of Encinitas I L_ - — NO SCALE ass IIø...-- Leucadi*Blvd. •••• \ : -.- , c' Costs ,lop rk 40 • I )k... .41 ._____,4 •1__._.•.TIV Jal.IotI S . ,nhaln Road - - :- - PROJECT SOU1tE: ZONE I I & 12 MANAGEMENT PLAN FIGURE 3 OIRCULATION ELEMENT RANCHO VERDE 6/89 URBAN SYSTEMS 002(388 S Rancho Verde Urban Systems Associates, Inc. January 15, 1990 a four lane collector with a concrete curb, gutter, and intermittent S sidewalk on both sides. From Romeria Street to Rancho Santa Fe Road, La Costa Avenue is a three lane road with a striped median with a concrete curb, gutter, and sidewalk on both sides. From Rancho Santa Fe Road to Calle Lomas Verde, La Costa Avenue is a four lane road with a concrete curb and gutter on both sides and a concrete sidewalk on the south side. Olivenhain Road Olivenhain Road is an east-west road. The improvements on Olivenhain Road vary from two lanes to four lanes. From El Camino Real to the west ) boundary of the Ponderosa subdivision, Olivenhain Road is a two lane road. From the west boundary of the Ponderosa subdivision to Rancho Santa Fe Road, Olivenhain Road is a four lane road with a striped median with a ) concrete curb, gutter, and sidewalk on both sides. El Camino Real ) El Camino Real is predominantly a north-south road that connects Encinitas, Carlsbad, and Oceanside. The improvements along El Camino Real vary from four lanes to five lanes. From Olivenhain Road to Levante Street, El ) Camino Real is a four lane road with a striped median with an A.C. dike on both sides. From Levante Street to La Costa Avenue, El Camino Real is a five lane road with a striped median with a concrete curb, gutter, and ) sidewalk on the east side and an A.C. dike on the west side. ) :, 002688 8 verde/18B • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 EXISTING TRAFFIC C The existing traffic in the project area is shown in Figure 4. As can be observed, the two way average daily traffic flows are shown. Also, there • is 7,600 ADT on Rancho Santa Fe Road south of Olivenhain Road. North of Olivenhain Road, Rancho Santa Fe Road has 12,700 ADT. • In order to understand the traffic situation, volume to capacity ratios and levels of service were calculated. These calculations are shown on Table 1. As can be observed, Rancho Santa Fe Road is operating at a level • of service Btt or better. The road segment of La Costa Avenue, from 1-5 to El Camino Real, is currently operating at a level of service "D". (A peak hour arterial level of service analysis is in Appendix D). late . The roadway capacity standards set by the City of Carlsbad are 1 Appendix A. • The next step was to calculate the ICU/LOS calculations for the project area. These calculations are shown in Table 2. As can be observed, most • of the intersections on Rancho Santa Fe Road are operating at a level of service "B". Two of the intersections on La Costa Avenue are operating at a level of service "D" or lower. Both of the intersections are at 1-5 and • involve on/off ramps. There are immediate plans to organize and improve the number of turn lanes at both intersections. These improvements will be discusse ater. Level of service descriptions are summarized in • Appendix B. 7 002688 9 verde/18B • • • • • • • LEGEND - City at ICU Vkirs - 1 . San M3rC0$ AM Peak/PM Peak Daily Traffic () Dilly VolumelCap.clty ROId 0. 3/a. co_7 Ratio V 18,200 6 J 0 ' I 1 7 flatioultos Lagoon k 3e f _ b ________ - —. —•• Costa Ave.Costs __\._•_• 6 -, / , _-'• I "q0 Q- 6 C LL./'iI a s37o..c1 - - -- U ILI, 03r• LL 9 0C co L2I Ar Barcelona City of Enci0iIS I is o$ - * L mow - -v.nbsl Road 3 l, NO SCALE (.7) . PROJECT L.ucadla Wed. [iO,200I XXXX= REVISIONS PER CITY OF CARLSBAD FIGURE 4 SOURCE: ZONE I I & 12 MANAGEMENT PLAN EXISTING TRAFEIC CONDITIONS RANCHO VERDE URBAN SYSTEMS 1/90 002688 TABLE ,tJl Zone 11 & 12 i1j 1 '4 (fl4 D7, LOCATION EXISTING EXISTIN!L-"EXISTING LEVEL DAILY DAILY VOLUME! OF VOLUME CAPACITY CAPACITY SERVICE RATIO La Costa Avenue: 1-5 to El Camino** 35,600 22,230 1.60* F El Camino to Rancho Santa Fe * - East of El Camino 17,500 27,780 0.63 c - West of Rancho Santa Fe 6,400 22,230 0.29* A El Camino Real: La Costa to Calle Barcelona 22,800 44,450 0.57 A Calle Barcelona to Olivenhath 24,200 44,450 0.54* A Olivenhain Road: East of El Camino 12,200 16,670 0.73* B Rancho Santa Fe Road: South of Olivenhain 10,200 22,230 0.46* A Olivenhain to Calle Barcelona 14,300 66,670 0.21* A Calle Barcelona to La Costa 12,700 66,670 0.19 A La Costa to Melrose A - North of La Costa 18,200 44,450 0.40 - South of Melrose 14,400 44,440** 0.32 A REVISED VOLUMES PER CITY OF CAKLSPIO ** CURRENTLY BEING WIDENED TO 4 LANES (1) Based upon LO F *** ALGA RD. IS CURRENTLY BEING PLANNED TO CONNECT TO POINSETTIA LANE TO BE COMPLETED IN APRIL 1990. THIS WILL REDUCE VOLUMES ON LA COSTA AVE. SEGMENT BETWEN 1-5 TO EL CAMINO. (SEE APPENDIX D FOR PEAK HOUR ARTERIAL LOS ANALYSIS) SOURCE: ZONE I I & 12 MANAGEMENT PLAN 1/90 EXISTING CONDITIONS VOLUME TO CAPACITY RATIOS - RANCHO VERDE URBAN SYSTEMSL -11 - 002688 . fl TABLE 2 Zone 11 St 12 - ) 10 I INTERSECTION La Costa Ave. & 1-5 Southbound Ramps ) La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante ) El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona ) Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS(1) AM Peak PM Peak 0.97/E 0.90/D 0. 90/D 0.82/D O.SOD/C 0.80D/c* 0.38/A 0.40/A 0.64/B 0.74/C 0.63/B* 0.65/13* 0.22/A 0.24/A 0.71/Ce 0.67/Be 0.63/B 0.60/A 10111111 (1) ICU = Intersection Utilization LOS = Level of Service - * REVISED PER CITY OF CARLSBAD ) SOURCE: ZONE I I & 12 MANAGEMENT PLAN I EXISTING CONDITIONS CALCULATIONS RANCHO VERDE L URBAN SYSTEMS 1/90 12 002688 - • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 PROJECT TRAFFIC GENERATION, DISTRIBUTION AND ASSIGNMENT To determine daily and peak hour traffic generation and in/out splits, SANDAG recommended generation factors were used. The results of the • calculations are shown in Table 3. As can be observed, the total ADT is approximately 1740 for the proposed project. The proposed project is expected to generate 139 trips during the A.M. peak hour and 174 trips • during the P.M. peak hour. The A.M. and P.M. splits can also be observed from the table. • The next step was to take the daily project traffic and have it distributed and assigned to the street system. Trip distribution percentages for the project are shown in Figure S. The distribution percentages were based on • freeway access, location of shopping centers, and locations of surrounding community attractions. Trip distribution ADT for the proposed project is shown Figure 6. As can be observed, it is expected that there will be 690 • trips on Rancho Santa Fe Road just south of the project area. La Costa Avenue, from El Camino Real to Rancho Santa Fe Road, will have 350 total trips. In the next section of this report, possible impacts resulting from • the additional traffic2iscussed. Li 002688 13 verde/18B TABLE 3 TRAFFIC GENERATION S DAILY: 10 X 174 = 1740 S S A. M. PEAK 8% = 139 TRIPS IN OUT (.20) (.80) 28 I 111 Ll S jo S P.M. PEAK 10% = 174 TRIPS IN OUT (.70) (.30) 122 I 52 RANCHO VERDE URBAN SYSTEMS 5/89 - 14 - 002688 0 C S S uj 3 3 66) 6/89 LEGEND XXXX = PROJECT % FOR TURN MOVEMENTS (OF TOTAL ADT) xxXX = PROJECT & FOR ROAD SEGMENTS (OF TOTAL ADT) FIGURE 5 DISTRIBUTION PERCENTAGES RANCHO VERDE - URBAN SYSTEMS -15 - 002688 LEGEND XXXX = PROJECT ADT FOR TURN MOVEMENTS XXXX= PROJECT ADT FORROAD SEGMENTS I I 6/89 - FIGURE 6 DISTRIBUTION AND ASSIGNMENT RANCHO VERDE URBAN SYSTEMS U I I I • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 IMPACTS AND MITIGATION The City of Carlsbad developed a growth management program in 1986. Guidelines were established for developing a zone plan. Under these • guidelines, the zone 11 & 12 management plan was developed. An important section of this plan is the traffic analysis for the zone plan. The traffic analysis included the proposed development for zone 11 & 12 for of 1987 through 1997 (Table 4). As can be observed, from 1989 to 1997 the plan calls for the development of 2,515 of low medium density residential units. The proposed Rancho Verde project plan with 174 units appears to be within the scope of the project buildout of zone 11. Since the City in preparing its zone plan did not allocate development by location, this issue cannot be verified, however. The Rancho Verde project also appears ) to fall within the proposed yearly development allocation for the years 1989, 1990, 1991, 1992, 1993, 1994, and 1995. To identify possible impacts in the future, street segments and intersections must be evaluated. This was done for existing traffic and future projected traffic for the years 1990, 1995, 2000, and 2010 buildout. ) The calculations for future traffic included the projected development listed in Table 4. Projected volume to capacity ratios and ICU/LOS calculations were made without any circulation improvements. These ) calculations can be found in Appendix C. The existing traffic, as stated before, has two intersections that are operating at a level of service of "D" or lower. The intersections are La Costa Avenue at the 1-5 southbound 3 on ramp and La Costa Avenue at the 1-5 northbound on ramp. The proposed circulation improvements are summarized on Table 5. As can be observed, ) 002688 17 verde/18B 225 265 115 145 615 615 15 25 95 002688 TABLE 4 (1 of 3) PROJECTED TRIP GENERATION BY YEAR . S Zone 11 & 12 LAND USE QUANTITY TRIP ENDS Daily AM In AM Out PM In PM Out 1987 ZONE 11 Residential (RLM) 213 DU 2130 45 130 150 55 Residential (RM) 415 VU 3320 40 210 _250 85 TOTAL 5450 85 340 400 150 1988 - ZONE 11 -Residential (RLM) 117 DU - 1170 25 70 80 - 35 SUB-TOTAL 1170 25 70 80 35 TOTAL (1987 & 1988) 6620 110 410 480 185 IE 1989 ZONE 11 Residential (RLM) Community Commercial ZONE 12 Residential (RLM) SUB-TOTAL TOTAL (1987 - 1989) 1990 - 432 DU 4320 85 260 300 130 46,900 SF 3280 60 40 165 165 436 DU 4360 85 260 305 130 11960 230 - 560 770 425 18580 340 970 1250 610 ZONE 11 - - Residential (RLM) - 510 DU Community Commercial 175,200 SF Off ice - - 47,600 SF Elementary School 10 Acres - High School - 84 Acres - ZONE 12 Residential (RLM) -- 382 DL) • SUB-TOTAL TOTAL (1989 - 1991) 5100 100 305 355 155 12260 220 145 615 615 950 120 15 25- 95 600 95 60. 10 20 4200 670 170 175 410 • 3820 75 230 265 115 26930 1280 925 1445 1410 45510 1620 1895 2695 -2020 -c 1991 2OUE 11 Residential (RLM) 375 VU 3750 75 Community Commercial 175,200 SF 12265 220 Office 47 9 600 SF 950 120 SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS - 5/89 (18-A) TABLE 4 (2 of 3) PROJECTED TRIP GENERATION BY YEAR * Zone 11 & 12 ) ' ) LAND USE 1991 ZONE 12 Residential (RLM) SUB-TOTAL TOTAL (1987 - 1991) 1992 ZONE 11 -Residential (RLM) Community Commercial Office ZONE 12 Residential (RLM) Elementary School Jr. High School SUB-TOTAL TOTAL (1987 - 1992) QUANTITY TRIP ENDS Daily AM In AM Out PM In PM Out- 216 DU 2960 60 175 205 90 19925 475 560 1110 915 65435 2095 2455 3805 2935 275 DU 2750 55 165 195 85 175,200 SF 12265 220 145 615 615 47,600 SF 950 120 15 25 95 M DU 1850 35 110 130 55 O Acres 600 95 60 10 20 20 Acts 800 125 55 15 40 19215 650 550 990 910 84650 2745 3005 4795 - 3845 - I: I 3 1993 ZONE 11 Residenital (RLM) 240 DU SUB-TOTAL - TOTAL (1987 - 1993) 1994 ZONE 11 Residenital (RLM) 240 DU SUB-TOTAL TOTAL (1987 - 1994) 1995 ZONE 11 Resldenital (RLM) 207 DU SUB-TOTAL TOTAL (1987 - 1995) 2400 50 145 170 75 2400 50 145 170 - 75 87050 2795 3150 4965 3920 2400 50 145 --170 70 2400 50 145 170 70 89450 2845 3295 5135 3990 2070 40 125 145 60 2070 40 125 145 60 91520 2885 3420 5280 4050 3 SOURCE: ZONE I I & t2 MANAGEMENT PLAN 031. 5/89 RANCHO VERDE URBAN SYSTEMS (18-B) 002688 Daily AM In AM Out PM In PM Out 1640 - 35 100 115 50 1640 35 100 115 50 93160 2920 3520 5395 4100 • ( TABLE 4 (3 of 3) I PROJECTED TRIP GENERATION BY YEAR • Zone llal2 LAND USE QUANTITY TRIP ENDS • 1996 ZONE 11 Residenital (RLM) 164 DU SUB-TOTAL TOTAL (1987 - 1996) 1997 ZONE 11 Residenital (RLM) 72 DU SUB-TOTAL • TOTAL (1987 - 1997) 720 15 45 50 20 720 15 45 50 20 93880 2935 3565 .5445 4120 Lm SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE $ - URBAN SYSTEMS- 002688 5/89 (18-c) TABLE 5 LM PROPOSED CIRCULATION IMPROVEMENTS Zone 11 & 12 Im YEAR LOCATION IMPROVEMENTS REQUIRED ROAD SEGMENTS La Costa Ave, from 1-5 to No improvements needed since El Camino Alga Road will be built to Poinsettia Lane. 0 Rancho Santa Fe North of La Currently being improved to Costa: Ave. 4 lanes. INTERSECTIONS La Costa Ave. & 1-5 Southbound Ramps Signalize intersection. 1993 La Costa Ave. & 1-5 Northbound Ramps Signalize intersection. 1993 Rancho Santa Fe & Melrose New alignment - see Table 15 for geometrics. S 3 3 SOURCE: ZONE I I & 12 MANAGEMENT PLAN 3c/ RANCHO VERDE URBAN SYSTEMS 1/90 -19 - 002688 • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 additional turn lanes are schedules to be added. In addition, both • intersections would become signalized. These improvements were scheduled to be done in 1987. As of yet, these improvements have not been completed. It is believed that money has been set aside for these improvements and the • improvements should be started in the near future after CALTRANS approvals and design plans are finalized. With these improvements both intersections are projected to work at a level of service "A" or "B". The volume to • capacity and ICU ratios for the existing conditions with the improvements are shown on Table 6 and Table 7. • Forecasts were completed for the year 1990 with no circulation improvements. The results can be found in Appendix C. As can be observed, five road segments are operating at a level of service "D" or better. • However, a peak hour arterial level of service analysis shows a level of service "C" or better. SIX of the signals are projected to be operating at a level of service "D" or better. Without any circulation improvements, • there is the possibility of traffic congestion. Table 8 lists the proposed improvements. • Results of improvements on the intersections and road segments are in Tables 9 and 10. As can be observed, with the • improvements, only one road segment is forecasted to be at a level of service "D". Three intersections are predicted to be operating at a level of service "D". Future improvements are proposed to mitigate traffic. 002688 20 verde/l8B T TABLE 6 P EXISTING CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS I Zone 11 Z1 12 (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOURCE: ZONE I I & 12 MANAGEMENT PLAN ICU/LOS(1) AM Peak PM Peak 0.63/B 0.60/A 0.62/B 0.53/A 0.80D/C O.BOD/C 0.38/A a.40/A 0.64/B 0.74/C 0.38/A 0.40/A 0.22/A 0.24/A 0.53/A 0.51/A 0.58/A 0.57/A INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante ) El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona ii Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose RANCHO VERDE 1/90 --URBAN SYSTEMS -21 - 002688 • TABLE 7 - EXISTING CONDITIONS-WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11&12 LOCATION EXISTING EXISTING VOLUME/ LEVEL DAILY DAILY CAPACITY OF VOLUMES CAPACITY RATIO SERVICE La Costa Avenue 1-5 to El Camino 35,600* 22,230 1.60* F El Camino to Rancho Santa Fe - East of El Camino 17,500* 27,780* 0.63* C - West of Rancho Santa Fe 6,400 22,230 0.29* A • El Cami no Real: La Costa to Calle Barcelona 22,800 44,450 0.57. A Calle Barcelona to Olivenhain 24,200* 44,450 0.54* A Olivenhain Road: East of El Camino 12,2O0 16,670 0.73* B Rancho Santa Fe Road: South of Olivenhain 10,200* 22,230 0.46* A Olivenhain to Calle Barcelona 14,300* 66,670 0.21* A Calle Barcelona to La Costa 12,700 66,670 0.19 A La Costa to Melrose - North of La Costa 18,200* 44,450* 0.40 w A - South of Melrose 14,400 44,450* 0.32* A * REVISED VOLUMES PER CITY OF CARLSBAD PLEASE NOTE: ASALREADYSHOWN IN TABLE 1, IMPROVEMENTS TO RANCHO SANTA FE RD. ARE PLANNED AND THE ALGA RD. CONNECTION IS ALSO PLANNED TO RELIEVE TRAFFIC FROM LA COSTA AVE. (1) Based upon LOS F SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 1/90 - 22 - 002688 a TABLE 8 ) PROPOSED CIRCULATION IMPROVEMENTS 1990 Zone 11 & 12. :, YEAR LOCATION IMPROVEMENTS REQUIRED ROAD SEGMENTS La Costa - 1-5 to El Camino Widen to provide two lane in 1989 each direction plus left turn channelization Olivenhain - East of El Camino Widen to provide two lane in 1989 each direction plus left turn channel ization. Rancho Santa Fe - La Costa to Melrose Widen to provide two lane in 1989 each direction plus left turn channelization. INTERSECTIONS El Camino Real & Calle Barcelona (1) New intersection - see table 19 (3) for geometrics. El Camino Real & Olivenhain Add one westbound left turn lane. 1989 Rancho Santa Fe & Calle Barcelona (1) Add one eastbound left turn lane, (3) through lane and right turn lane, one westbound through lane, and one southbound right turn lane. Rancho Santa Fe & La Costa (2) Add one southbound through lane. 1989 Rancho Santa Fe & Melrose (2) Add one southbound through lane, 1989 and one northbound through lane. (1) - Required for the construction of Calle Barcelona. (2) - Improvement required to accommodate road segment widening. (3) - To be constructed concurrently with development of Zone 12. SOURCE: ZONE I I & 12 MANAGEMENT PLAN I, ) ) ) C-? 5/89 RANCHO VERDE URBAN SYSTEMS - 23 - 002688 TABLE 9 1990 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 * LM EM I ) ) MM 1990 1990(1) DAILY DAILY VOLUMES CAPACITY La Costa Avenue 1-5 to El Camino 25,000 44,450 El Camino to Rancho Santa Fe - East of El Camino 14,800 27,780 - West of Rancho Santa Fe 14,600 27,780 El Camino Real: La Costa to Calle Barcelona 33,000 44,450 Calle Barcelona to Olivenhain 30,300 44,450 Olivenhan Road: East of El Camino 22,200 44,450 Rancho Santa Fe Road: South of Olivenhain 18,400 22,230 Olivenhain to Calle Barcelona 27,700 66,670 Calle Barcelona to La Costa 29,700 66,670 La Costa to Melrose - North of La Costa 27,600 44,450 - South of Melrose 28,200 44,450 * 1-5 LA COSTA BRIDGE WIDENING IS A CITY FUNDED PROJECT FOR WHICH THE PROJECT STUDY REPORT IS CURRENTLY BEING PREPARED BY CALTRANS AND CONSTRUCTION IS PROPOSED FOR 1993. (1) Based upon LOS F SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYS TEMS- 1/90 - 24 LOCATION 1990 LEVEL VOLUME! OF CAPACITY SERVICE RATIO 0.56 A 0.53 A 0.53 A 0.74 C 0.68 B 0.50 A 0.83 D 0.42 A 0.45 A 0.62 B 0.63 B 002688 TABLE 10 • 1990 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS Ll Zone 11 & 12 • INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Calle Barcelona El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS (1) AM Peak PM Peak 0.71/C 0.73/C 0.73/C 0.62/B 0.83/0 0.87/0 0.54/A 0.54/A 0.52/A 0.67/B 0.88/0 0.81/D 0.79/C 0.90/0 0.64/B 0.69/B 0.72/C 0.74/C 0.51/A 0.60/A (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOURCE: ZONE I I & 12 MANAGEMENT PLAN 40 • \l.__ RANCHO VERDE URBAN SYSTEMS - 25 - 002688 Rancho Verde Urban Systems Associates, Inc. January 15, 1990 For the year 1995, forecasts were completed. One forecast was with no circulation improvements, the other with proposed circulation improvements. Appendix C shows the predicted results if no improvements are made to road segments or intersections in the year 1995. As can be observed, eight of the road segments are forecasted to be at a level of service "D" or better. All intersections but one are forecasted to be operating at a level of service "F" if no mitigation measures are used. Proposed circulation improvements are shown in Table 11. As can be observed, four road segments are proposed to be widened. Turn lanes will be added to various intersections, and there is a proposed realignment of Rancho Santa Fe Road ) and Olivenhain Road. The forecasted results with the proposed circulation improvements are shown in Table 12 and Table 13. As can be observed, the road segments on La Costa Avenue are forecasted to be operating at a level ) of service Dlt. The daily volume on La Costa Avenue is forecast to be reduced in the year 2000. This will be shown in the next section. Various intersections will be operating at a level of service "D", and mitigation ) measures will be needed in the year 2000. Forecasts were completed for the year 2000 with no circulation ) improvements. The results can be found in Appendix C. As can be observed over 50% of the road segments are forecasted to be operating at a level of service "D" or lower. All of the intersections except one are expected to I, be operating at a level of service better than "F". Without any mitigation measures, the traffic situation in the year 2000 is forecast to have adverse effects. The proposed circulation improvements for the year 2000 are shown in Table 14. Improvements for the intersection of El Camino Real at Olivenhain Road will be needed to accomplish the ultimate goa on' I -P 10 002 688 26 'verde/18B TABLE 11 PROPOSED CIRCULATION IMPROVEMENTS 1995 Zone 11 & 12 . YEAR LOCATION IMPROVEMENTS REQUIRED ROAD SEGMENTS El Camino - La Costa to Olivenhain Widen to provide three lane in each direction plus left turn channelization Olivenhain - East of El Camino (1) Widen to provide three lane in each direction plus left turn channelization. Rancho Santa Fe - South of Olivenhain Widen to provide two lanes in each direction plus left turn channelization Rancho Santa Fe - La Costa to Melrose Widen to provide three lane in each direction plus left turn channeli zation. 1994 1995 1991 1993 INTERSECTIONS La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & El Camino Real El Camino Real & Levante (2) El Camino Real & Calle Barcelona (2) El Camino Real & Olivenhain Rancho Santa Fe & Olivenhain SOURCE: ZONE I I & 12 MANAGEMENT PLAN Add an additional southbound left turn lane. Add an additional northbound and southbound through lane. Add an additional northbound and southbound through lane. Add an additional northbound and southbound through lane, a north- bound free right turn lane, and an additional southbound and west- bound left turn lane. New alignment - see Table 23 for geometri CS. 1994 1991 1994 1991 1/90 RANCHO VERDE URBAN SYSTEMS -27 - 002688 TABLE 11 (con't) PROPOSED CIRCULATION IMPROVEMENTS 1995 . Zone 11 & 12 YEAR LOCATION IMPROVEMENTS REQUIRED INTERSECTIONS Add one additional easbound left 1992 turn lane. Add dual left turn lanes at all 1991 approaches, an additional north- bound and southbound through lane, and a northbound, eastbound and westbound right turn lane. Add one southbound through lane, 1993 and one northbound through lane. Rancho Santa Fe & Calle Barcelona. Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose (2) (1) - Required per City Arterial Phasing Plan. (2) - Improvement required to accommodate road segment widening. SOURCEZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 -28 - 002688 TABLE 12 1995 CONDITIONS WITH IMPROVEMENTS- VOLUME TO CAPACITY RATIOS Zone 11 & 12 ) LOCATION 1995 1995(1 ) 1995 LEVEL DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERVICE RATIO ) La Costa Avenue 1-5 to El Camino 35,600 44,450 0.80 D El Camino to Rancho Santa Fe - East of El Camino 23,300 27,780 0.84 D ) - West of Rancho Santa Fe 24,500 27,780 0.88 D El Camino Real: La Costa to Calle Barcelona 41,000 66,670 0.61 B Calle Barcelona to Olivenhain 36,700 66,670 0.55 A Olivenhain Road: East of El Camino 32,400 66,670 0.49 A Rancho Santa Fe Road: ) South of Olivenhain 27,600 44,450 0.62 B Olivenhain to Calle Barcelona 43,900 66,670 0.66 B Calle Barcelona to La Costa 46,700 66,670 0.70 C ) La Costa to Melrose - North of La Costa 44,900 66,670 0.67 B - South of Melrose 43,200 66,670 0.65 B (1) Based upon LOS F SOURCE:ZONE I I & 12 MANAGEMENT PLAN p RANCHO VERDE URBAN SYSTEMS- 5/89 -29 - 002688 TABLE 13 • 1995 CONDITIONS WITH IMPROVEMENTS IOU/LOS CALCULATIONS Zone 11 & 12 • ICU/LOS (1) INTERSECTION AM Peak PM Peak La Costa Ave. & 1-5 Southbound Ramps 0.79/C 0.80/C • La Costa Ave. & I-S Northbound Ramps 0.90/0 0.78/C La Costa Ave. & El Camino Real 0.75/C 0.90/0 El Camino & Levante 0.53/A 0.51/A El Camino & Calle Barcelona 0.57/A 0.73/C El Camino & Olivenhain 0.64/B 0.84/D Rancho Santa Fe & Olivenhain 0.69/B 0.82/0 • Rancho Santa Fe & Calle Barcelona 0.69/B 0.87/0 Rancho Santa Fe & La Costa 0.58/A 0.88/0 Rancho Santa Fe & Melrose 0.55/A 0.69/B • (1) ICU = Intersection Capacity Utilization LOS = Level of Service • SOURCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 0 02688 5/89 -30- - TABLE 14 r PROPOSED CIRCULATION IMPROVEMENTS 2000 Zone 11 & 12 S LOCATION ROAD SEGMENTS NO IMPROVEMENTS REQUIRED • INTERSECTIONS El Camino Real & Olivenhain (1) 1-10 AN Rancho Santa Fe & Olivenhain YEAR IMPROVEMENTS REQUIRED Add one northbound left turn lane, 2000 an additional northbound through lane, a northbound free right turn lane, an additional south- bound through lane, a southbound right turn lane, one eastbound left, three eastbound through, and one eastbound right turn lane, and two westbound through lanes. Add on additional eastbound left 1998 turn lane. AN S SOURCE:ZONE I I & 12 MANAGEMENT PLAN , RANCHO VERDE -URBAN SYSTEMS 5/89 -31 - 002688 • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 constructing Leucadia Boulevard between 1-5 and El Camino Real. The • forecasted results with the proposed circulation improvements are shown in Table 15 and Table 16. As can be observed, the road segments are forecasted to be operating at a level of service "C" or better. Three • intersections are forecasted to be operating at a level of service "D" during the P.M. peak hour. These intersections will require additional mitigation measures. In the year 2010 (buildout), additional mitigation measures will need to be taken. Additional turn lanes will need to be added to the intersection • of El Camino Real and Levante Street. These additions will need to be made to allow the extension of Levante Street west of El Camino Real. There will also have to be a realignment of Rancho Santa Fe Road and Melrose • Drive. The forecasted traffic conditions for the year 2010 are in Table 17 and Table 18. The forecast was based on a completed circulation system. The circulation system is shown on Figure 7. a I 002688 32 verde/18B LOCATION 2000 2000(1) 2000 LEVEL DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERVICE RATIO La Costa Avenue 1-5 to El Camino 31,100 44,450 0.70 B El Camino to Rancho Santa Fe - East of El Camino 21,300 27,780 0.77 C - West of Rancho Santa Fe 21,900 27,780 0.79 C El Camino Real: La Costa to Calle Barcelona 40,000 66,670 0.60 A Calle Barcelona to Olivenhain 37,400 66,670 0.56 A Olivenhain Road: East of El Camino 46,200 66,670 0.69 B Rancho Santa Fe Road: South of Olivenhain 26,900 44,450 0.61 B Olivenhain to Calle Barcelona 49,300 66,670 0.74 C Calle Barcelona to La Costa 50,800 66,670 0.76 C La Costa to Melrose - North of La Costa 49,000 66,670 0.73 C - South of Melrose 49,100 66,670 0.74 C I I Im L TABLE 15 -2000 CONDITIONS WITH -IM PROVEMENIS VOLUME TO CAPACITY RATIOS Zone 11 & 12 0 (1) Based upon LOS F SOURCE:ZONE II & I2 MANAGEMENT PLAN ,, \4.__ RANCHO VERDE URBAN SYSTEMS 5/89 -33 - 002688 I:U111 0.77/C 0.71/C 0.90/D 0.52/A 0.62/B 0. 92/E 0.79/C 0.87/D 0.89/0 0.80/C TABLE 16 • 2000- CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Calle Barcelona El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS(1 ) AM Peak 0.77/C 0.84/D 0.70/B 0.53/A 0.51/A 0.67/B 0.70/B 0.73/C 0.59/A 0.68/B • (1) ICU = Intersection Capacity Utilization LOS = Level of Service , • I SOJRCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 - 34 - 002688 TABLE 17 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 3 a INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps- La Costa Ave. & El Camino Real El Camino & Levante El Camino & Calle Barcelona El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS' AM Peak 0.63/B 0.69/B 0.86/D 0. 86/0 0.71/C 0. 90/0 0.82/D 0.60/A 0.63/B 0.86/D ) PM Peak 0.78/C 0.83/0 0.83/D 0.78/C 0.79/C 0.88/D 0.85/D 0.61/B 0.77/C 0.84/D (1) ICU = Intersection Capacity Utilization LOS = Level of Service I I SWRCE:ZQNE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBANSYSTEMS 5/89 - 35 - 3f) 002688 LOCATION 2010(1 ) 2010(2 ) 2010 LEVEL DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERVICE RATIO La Costa Avenue 1-5 to El Camino 33,700 44,450 0.76 C El Camino to Rancho Santa Fe - East of El Camino 18,200 27,780 0.66 B - West of Rancho Santa Fe 18,300 27,780 0.66 B El Camino Real: La Costa to Calle Barcelona 47,300 66,670 0.71 C Calle Barcelona to Olivenhain 40,300 66,670 0.60 B Olivenhain Road: East of El Camino 38,100 66,670 0.57 A Rancho Santa Fe Road: South of 011venhain 37,300 44,450 0.84 D Olivenhain to Calle Barcelona 41,700 66,670 0.63 B Calle Barcelona to La Costa 42,300 66,670 0.63 B La Costa to Melrose - North of La Costa 40,200 66,670 0.60 B - South of Melrose 57,600 66,670 0.86 D AN Lm I TABLE 18 20T0 (BUILDOUT)-CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 I (1) Adjuected SANDAG volumes (2) Based upon LOS F SOURCEZONE I I & 12 MANAGEMENT PLAN \ RANCHO VERDE URBAN SYSTEMS 5/89 - 36 - 002688 • t U Villa • \\\ i 00 1AUt\r E ON RD • MONROE ST I I csso CITY LIMITS C, 1 0 % r • •0 ••PA kGUA HEPWDA:.:f •iADON : ... V 0 • Ii T. 4, • • • 'AØ4 , PACIFIC OCEAN P4 ALOPP AReoRr • •4 —_LAtRo I.)ç':,.c . au.j rft am VIDA OLE O z ONSE,-,. . AVENIDAENCINAS t0' " S SAN I • * - 'CBLVD IItARCOS .. NO SCALE 4' . - . ....ILATIOOMOS t.' • - . I -ALICANTE ROAD L.. LA C rA A-: I • 2 LANE ••••• 9 CALLE 4 LANE I........Ir40L \I 6 LANE : MISION S - ESTANcIA 5 t • SOURCE. City OF CARLSBAD . 0LIVENH 41L RD GROWTH MANAGEMENT PROGRAM FIGURE . ............. CIRCULATION ELEMENT (BUILDOUT) PROJECT RANCHO VERDE - URBAN SYSTEMS 002688 - 37 - 002688 • Rancho Verde Urban Systems Associates, Inc. January 15, 1990 CONCLUSIONS AND RECOMMENDATIONS The purpose of this study was to conduct a manual traffic impact analysis for the proposed Rancho Verde project. The zone 11 & 12 management plan . calls for the development of 2,515 low medium density residential units over the next eight years. The Rancho Verde proposes 174 units. The Rancho Verde project appears to be consistent with the yearly development • for the years 1989, 1990, 1991, 1992, 1993, 1994, and 1995, and within the overall 2,515 dwelling unit allocation for the zones. We also found that mitigation measures need to be completed for both road segments and intersections. These improvements will need to be done to keep intersections and road segments at acceptable levels of service. These improvements will also need to be done to have a complete circulation system by the year 2010. The traffic generated from the Rancho Verde proposed project, is consistent with the Facilities Management Zone 11 & 12 plan and phasing. Any mitigation contribution by this project should be based on the amount of I project traffic generated on an equitable percentage basis consistent with an adopted zone financing plan. 1/7 0 01 0 JI 40 002688 38 verde/183 S S S Ui APPENDIX A ROAD CAPACITY STANDARDS CITY OF CARLSBAD ARIRIAL LINK AM IMW AM LW )0r LM AM iax AM aASSMCAn0N Js$ MEDIAN (106 Al 1106 Bl 1106 C) (106 P) (106 _E) 6 lANE WINE ARrERIPIL No YES 40,000 46,670 53,340 60,000 66,670 6 LANE WINE ARTERIAL SOME YES 33,340 38,890 44,450 50,000 55,560 4 LANE MUM ARERThL NO YES 26,670 31,120 35,560 40,000 44,450 4 LANE S'TERY Am'EmL SCHE YES 20,000 23,240 26,670 30,000 33,340 4 LANE QDI1Et']X YES NO 16,670 19,450 22,220 25,000 27,780 2 LANE COLUDCrOR ND NO 13,340 15,560 17,780 20,000 22,230 2 LANE COUBCTIOR YES NO 10,000 11,670 13,340 15,000 16,670 2 LANE lOCAL YES NO 6,675 7,785 * Numbers 8,900 10,000 11,120 represent maximum capacity aflc&1 for the identified level of service. SOURCE: CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM RANCHO VERDE 5/89 URBAN SYSTEMS- 002688 -I Ii 0 APPENDIX B LEVEL OF SERVICE DESCRIPTIONS CITY OF CARLSBAD Iavs.1 of Service TRAFFIC QUALITY touins.1 Range of ICU (a) A, Low volumes-; high speeds; speed not restricted 0.00 - 0.60 by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal cycle. Operating speeds beginning to be affected 0.61 - 0.70 by other traffic; between one and ten percent of the signal. cycles have one or more vehicles which wait through m,ore than one signal cycle during peak traffic periods. C Operating speeds and maneuverability closely 0.71– 0.80 controlled by other traffic; between 11 and 30 percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods; recommended idea.l design standard. D Tolerable operating speeds; 31 to 70 percent 0.81 - 0.90 of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods; often used as design -standard in urban areas. E Capacity; the maximum traffic volume an inter– 0.91 - 1.00 section can acconodate; restricted speeds-; 71 to 100 percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. F Long queues of traffic; unstable flow; stoppages of long duration; traffic volume and traffic Not Meaningful speed can drop to zero; traffic volume will be less than the vol—e which occurs at Level of Service E. (a) ICU (Intersection Capacity Utilization) at various level of service versus level of service E for urban arterial streets. • I Source: igbway Capacity Manual, Highway Research board Special Report 87, I National Academy of Sciences, Washington D.C., 1965, page 320. EMENT PROGRAM SOURCE: CITY OF CARLSBAD GROWTH MANAG URBA NS VS TEMS RANCHO VERDE 5/89 -40 - 002688 LOCATION 1990 1990(1 ) 1990 LEVEL DAILY DAILY VOLUME! OF VOLUME CAPACITY CAPACITY SERVICE RATIO La Costa Avenue: 1-5 to El Camino 25,000 24,700 1.01 F El Camino to Rancho Santa Fe - East of El Camino 14,800 27,780 0.53 A - West of Rancho Santa Fe 14,600 27,780 0.53 A El Camino Real: La Costa to Calle Barcelona 33,000 44,450 0.74 C Calle Barcelona to Olivenhain 30,300 44,450 0.68 B Olivenhain Road: East of El Camino 22,200 16,670 1.33 F Rancho Santa Fe Road: South of Olivenhaln 18,400 22,230 0.83 0 Olivenhain to Calle Barcelona 27,700 66,670 0.42 A Calle Barcelona to La Costa 29,700 66,670 0.45 A La Costa to Melrose - North of La Costa 27,600 22,230 1.24 F - South of Melrose 28,200 22,230 1.27 F Em LIN PAGE I of APPENDIX C 1990 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 (1) Based upon LOS F SOURCE.ZONE I I & 12 MANAGEMENT PLAN • \ RANCHO VERDE URBAN SYSTEMS 5/89 -41,- 002688 PAGE 2 of 0 1990 'CONDITIONS WITHOUT IMPROVEMENTS • 1 ICU/LOS CALCULATIONS 0 Zone 11 & 12 ICU/LOS(1) AM Peak PM Peak INTERSECTION - La Costa Ave & I-S Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante • El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona • Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose • (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOJRCE.ZONE I I & 12 MANAGEMENT PLAN 0 1.11/F 1.07/F 1.04/F 0.99/E 0.83/0 0.87/D 0.54/A 0.54/A 1.04/F 0.90/0 0.79/C 0.90/0 N/A N/A 0.88/0 0. 98/E 0.95/E 1.03/F •7 \- RANCHO VERDE URBAN SYSTEMS 5/89 -42 - 002688 LOCATION 1995 1995(1 ) 1995 LEVEL DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERIVCE RATIO La Costa Avenue 1-5 to El Camino 35,600 22,230 1.60 F El Camino to Rancho Santa Fe - East of El Camino 23,300 27,780 0.84 D -.West of Rancho Santa Fe 24,500 27,780 0.88 D El Camino Real: La Costa to Calle Barcelona 41,000 44,450 0.92 E Calle Barcelona to Olivenhain 36,700 44,450 0.83 D Olivenhain Road: East of El Camino 32,400 16,670 1.94 F Rancho Santa Fe Road: South of Olivenhain 27,600 22,230 1.24 F Olivenhain to Calle Barcelona 43,900 66,670 0.66 B Calle Barcelona to La Costa 46,700 66,670 0.70 C La Costa to Melrose - North of La Costa 44,900 22,230 2.02 F - South of Melrose 43,200 22,230 1.94 F 10 . •1 PAGE 3o 1995 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 ( (1) Based upon LOS F SOURCE2ONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 -43 - 002688 PAGE 4 of 1995 CONDITIONS WITHOUT IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS-(1) AM Peak PM Peak 1.39/F 1.41/F 1.31/F 1.31/F 1.03/F 1.13/F 0.66/B 0.66/B 1.35/F 1.65/F N/A N/A N/A N/A 1.27/F 1.72/F 1.27/F 1.53/F (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOURCE:ZONE I I & 12 MANAGEMENT PLAN L E T RANCHO VERDE URBAN SYSTEMS 5/89 -44 - 002688 LOCATION 2000 2000(1 ) 2000 LEVEL DAILY DAILY VOLUME! OF VOLUME CAPACITY CAPACITY SERVICE RATIO La Costa Avenue 1-5 to El Camino 31,100 22,230 1.40 F El Camino to Rancho Santa Fe - East of El Camino 21,300 27,780 0.77 C - West of Rancho Santa Fe 21,900 27,780 0.79 C El Camino Real: La Costa to Calle Barcelona 40,000 44,450 0.90 D Calle Barcelona to Olivenhain 37,400 44,450 0.84 0 Olivenhain Road: East of El Camino 46,200 16,670 2.77 F Rancho Santa Fe Road: South of Olivenhain 26,900 22,230 1.21 F 011venhain to Calle Barcelona 49,300 66,670 0.74 C Calle Barcelona to La Costa 50,800 66,670 0.76 C La Costa to Melrose - North of La Costa 49,000 22,230 2.20 F - South of Melrose 49,100 22,230 2.21 F im -PAGE 5 o 2000 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 (1) Based upon LOS F SOURCE.ZONE I I & 12 MANAGEMENT PLAN 160 \ RANCHO VERDE URBAN SYSTEMS /89 -.45 - 002688 PAGE 6 of 6 C 2000 CONDITIONS WITHOUT IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose (1) ICU = Intersection Capacity Utilization LOS = Level of Service ICU/LOS (1) AM Peak PM Peak 1.33/F 1.32/F 1.23/F 1.22/F 1.04/F 1.17/F 0.64/B 0.66/B N/A N/A N/A N/A N/A N/A 1.39/F 1.76/F 1.45/F 1.70/F SOURCE:ZONE I I & 12 MANAGEMENT PLAN . \ RANCHO VERDE URBAN SYSTEMS 5/89 - 46 - 002688 S S S S APPENDIX D RANDOM INTERSECTION STOPPED DELAY ARTERIAL LEVEL OF SERVICE WORKSHEETS FOR LA COSTA AVENUE EQUATION 11-3 PAGE 11-10, 1985 HIGHWAY CAPACITY MANUAL SCHEMATIC OF SEGMENT BUILDOUT P.M. PEAK HOUR The random intersection slopped dela3 equation is d = 0.31C _- + 173 X ((X - 1) + - 1) -t- (I63/c)) (11.3) where: d = s%erage stopped delay per vehicle for the subject lane ASSUMPTIONS group. in secReh; C: t7.C)ccc. C cycle length, in eec; SIC= green ratio for the subject lane group; the ratio of 3/C: rffetise green time to ck length;v X c/c ratio for the subject lane group, and X' C c*pait of the through lane group 7—.n2. C: J 4 \7,7cE c \ z37 U) fri I-, 0 11 RANCHO VERDE tIbA&t 4CVCTC1Re 0026 -4 9,000 FT. - - S -4_- 898 VPH LA COSTA AVE. 1,097 VPH • S 21.000 ADT X .095 PEAK HOUR % 1,995 VPH RANCHO VERDE Itrifl A At eVTraft '90 0026 * z * GI • to co ca g • b. cc . •e :ff . z w a. 0 . . . . . . . . . . . . . . . . Ln ____ I in 111111 III S. 4? 40 0 0 -4 I-..... • : : .v•'g I.J iE iJ '.s: :::::::::::•. 0 • .I 11111111111 6 £ ! • : : z 8 Ll — HI I I 111111 I I I I I ____ 0 0 xl Rl I w LA U Cc ct I * z! . th — — 48 — T 8918 PREPARg'D POT CITY OF CAR LSA CARLSBAD,: :CALiFDR ( RANCHO VERDE TRACT BRIGHTON HOMES . 0 0 .. . PREPARED FOR CITY OF CARLSBAD CARLSBAD, CALIFORNIA SEPTEMBER 1989 . n Ll PLANNING • CT89-18 q19? DRAFT NEGATIVE DECLARATION Applicant: Brighton Homes Attn: Kenneth A. Meddock 505 North Tustin Avenue, Suite 250 Santa Ana, CA 92705 (714) 667-3999 Project Title: Rancho Verde Tract Project Location: City of Carlsbad Project Description: Proposal for the approval of a tentative • tract map for the division of a 216.16 acre property into 174 single-family residential lots, and the subsequent development of single-family homes on those lots. Approximately 91.2 acres of the site will be retained as natural open . space. Findings: Based upon that environmental impact assessment form prepared pursuant to Section 15063 of the State CEQA Guidelines, as amended, I find that as a . result of the incorporation of those mitigation measures contained in that environmental impact assessment form made or agreed to by the Applicant, the Project, as amended to incorporate those . mitigation measures, will avoid or mitigate the potential environmental effects of the Project to a point where clearly no significant environmental effects would occur; and the environ- mental impact assessment form shows thatthere is no substantial evidence that the Project, as amended to incor- porate those mitigation measures identified therein, may have a significant effect on the environment. Any questions regarding this Project may be directed to the undersigned at (619) 438-1161. S 0 ENVIRONMENTAL IMPACT ASSESSMENT RANCHO VERDE BY BRIGHTON HOMES Prepared For: CITY OF CARLSBAD .2075 Las Palmas Drive Carlsbad, California 92008 Prepared By: THE PLANNING ASSOCIATES 3151 Airway Avenue, Suite R-1 Costa Mesa, California 92626 C 0 4504/46 SEPTEMBER 1989 90 . TABLE OF CONTENTS Section Page EXECUTIVE SUMMARY ............... 1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . 1 1.1 Purpose .................... 1 1.2 Statutory Authority ............... 2 1.3 Statutory Requirements ............. 3 1.4 Agencies/Organizations ............. 4 2.0 PROJECT DESCRIPTION ............... 5 2.1 Project Location ................ 5 2.2 Project Description ............... 5 2.3 Statement of Objectives ............. 8 2.4 Incorporation by Reference ........... 10 3.0 SUMMARY OF MITIGATION MEASURES ........ 12 3.1 Intent ..................... 12 3.2 Summary of Mitigation Measures ......... 12 3.3 Multiplicity of Mitigation Measures ......... 13 4.0 DISCUSSION OF ENVIRONMENTAL EVALUATION . . . 40 4.1 Environmental Impacts ............. 40 4.2 Environmental Checklist ............. 41 5.0 ALTERNATIVES TO THE PROPOSED PROJECT . . . . . 91 5.1 CEQA Requirements .............. 91 5.2 No Project ................... 92 5.3 Lower-Density Alternative ............ 92 5.4 Alternatives From Prior Environmental Documentation ................. 94 5.4.1 Wooley Annexation: EIR 82-3 ........ 94 5.4.2 La Costa Master Plan and General Plan Amendment: EIR 307........... 94 5.5 Implementation of Project With Mitigation Banking Program ................ 96 6.0 MITIGATION MONITORING AND REPORTING PROGRAM 98 6.1 Mitigation Reporting and Monitoring Program. . . 98 6.2 Mitigation Measures From Prior EIRs 98 6.2.1 Wooley Annexation: EIR 82-3 ........ 98 6.2.2 La Costa Master Plan: EIR 307 ....... 99 C * 0 TABLE OF CONTENTS (Continued) Section Page 7.0 FINDINGS 100 8.0 INDEX .......................101 APPENDICES Appendix A: Mitigation Measures Matrix Appendix B: Environmental Impact Assessment Appendix C: Archaeological Survey Appendix D: Biological Resource Survey Appendix E: Black-tailed Gnatcatcher Status Report Appendix F: Remediation Action Plan for Soil Contaminants Appendix G: Traffic Impact Analysis Appendix H: Mitigation Measures Contained in EIR 82-3 Appendix I: Mitigation Measures Contained in EIR 307 C C LIST OF FIGURES S . 0 * I I Figure Page 1 Preliminary Site Plan ................. ii 2 Regional Vicinity Location Map ............ 6 3 Aerial Photograph .................. 7 4 Preliminary Landscape Plan .............. 9 5 Development Overlay . . . . . . . . . . . . . . . . . 42 6 Natural Open Space Easement Areas . . . . . . . . . . 45 7 Blueline Streams . . . . . . . . . . . . . . . . . . . 50 8 Archaeological Survey Area .............. 53 9 Existing Vegetation and Sensitive Species ........ 55 10 Vegetation Overlay . . . . . . . . . . . . . . . . . . 56 11 Site Drainage Map .................. 65 12 On-Site Soil Contamination .............. 73 13 Slopes Map ..................... 86 0 LIST OF TABLES Table Page 1 Summary of Impacts and Mitigation Measures ...... 14 2 Estimated Daily Project Emissions from Use of Natural Gas .................... 80 3 Estimated Daily Project Emissions from Off-Site Electrical Generation ................. 81 4 Estimated Daily Project Motor Vehicle Emissions ..... 82 5 Total Estimated Daily Project Emissions . . . . . . . . . 83 .. EXECUTIVE SUMMARY . PROJECT DESCRIPTION This Expanded Initial Study addresses the potential environmental impacts associated with the subdivision of a 216.16 acre property (Rancho Verde) in the City of Carlsbad and its subsequent development into 174 single-family homesites, including the issuance of a Hillside Development Permit in accordance with Chapter 21.95 of the City's Municipal Code. A preliminary site plan is presented in Figure 1. 0 The proposed project is consistent with both the site's General Plan land use designation (RL: Residential Low Density) and Zoning (Ri :25000 and PC: Planned Community). Minimum residential lot size will be 25,000 square feet. Implementation of this project may require the issuance of permits or other entitlements from the California Department of Fish and Game and • the Army Corp of Engineers for alterations to existing drainage courses, and the San Diego County Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board and the California Departments of Health Services and Transportation for the remediation of an • existing 4,002 cubic yards of contaminated soil identified on-site (containing petroleum hydrocarbons and pesticide residues above regulatory action level). Under the proposed site plan, a significant percentage (42 percent) * of the property will be retained as permanent open space through the recordation of an open space easement. Natural vegetation will be preserved within this 91.2 acre ungraded open space buffer, allowing for the retention • of the majority of sensitive habitat areas identified on-site. r 0 i• -----': $• r \7 • /> - • - / • -•• \ • - - / .- -- - \ II • I \ L_i___ — -• ij • N >-N ( • .'• I N\Op — • '/j • L —10—Space xc mw • L • \ // >' -r • • - i L' L__th_L-- ; - - - -- p---- - • I FIGURE 1 aA H IL-"o 7_ YAW . STATUTORY AUTHORITY • This document has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the Guidelines for Implementation of the California Environmental Quality Act ("State CEQA Guidelines"), and the City of Carlsbad CEQA Guidelines. AGENCIES/ORGANIZATIONS The following agencies and organizations are associated with the proposed project: Lead Agency: • Applicant: •. Environmental Consultant: SUMMARY OF City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92008 (619) 438-1161 Brighton Homes 505 North Tustin Avenue, Suite 250 Santa Ana, CA 92705 (714) 667-3999 The Planning Associates 3151 Airway Avenue, Suite R-1 Costa Mesa, CA 92626 (714) 556-5200 ENVIRONMENTAL IMPACTS AND MIT • As a basis for the assessment of potential environmental impacts, the direct, indirect and cumulative effects of the project have been analyzed in terms of those topical issues identified in the City's Environmental Impact Assessment Form. Mitigation measures have been identified to eliminate, • reduce or ameliorate potential project impacts relative to those topical issues identified therein. Incorporation of those mitigation measures will reduce potential project impacts to a level which is not significant. No unavoidable adverse impacts have been identified after implementation of the mitigation • measures presented herein. FINDINGS Based upon an analysis of environmental issues presented herein there is no substantial evidence that the project, as amended to incorporate these mitigation measures, may have a significant effect on the environment. • Incorporation of these mitigation measures, made or agreed to by the applicant, will avoid or mitigate any potential environmental effects of the project to a point where clearly no significant environmental effect would • occur. The project, as amended to incorporate those mitigation measures identified herein, is consistent with prior environment documentation certified for this site and no new technical issues warrant the preparation of a subsequent or supplemental EIR in accordance with Sections 15162-15164 of the State CEQA Guidelines. •. • • • • iv fl I SEC1ION1 C S S S S 1.0 INTRODUCTION 1.1 Purpose This Initial Study, prepared in accordance with the California Environmental Quality Act ("CEQA") and the Guidelines for Implementation of • the California Environmental Quality Act ("State CEQA Guidelines"), adopted by the City of Carlsbad ("City"), as the City's CEQA Guidelines, has been prepared in compliance with the requirements of that statute for the purpose of determining whether the proposed subdivision of a 216.16 acre site into • 174 single-family residential lots within the City will have a significant effect upon the environment. Pursuant to Section 15063 of the State CEQA Guidelines, the City, • acting in the capacity of Lead Agency, is directed to undertake an Initial Study to determine if the proposed action will have a significant environmental impact. If, as a result of that Initial Study, the Lead Agency finds that there is evidence that any aspect of the project may cause a • S significant environmental effect, either individually or cumulatively, the Lead Agency shall further find that an environmental impact report is warranted to adequately analyze project-related effects. If, however, on the basis of the Initial Study, the Lead Agency finds that there is no substantive evidence • that the project clearly, or as mitigated, may cause a significant effect on the environment, the Lead Agency shall find that the proposed action will not have a significant effect and is authorized to prepare a Negative Declaration for that action. Presented in this document are the results of that environmental analysis, required under Section 15063 of the State CEQA Guidelines, supporting the findings that, on the basis of this Initial Study, no significant environmental effects would occur as a result of project implementation, as mitigated herein. Accordingly, this environmental assessment supports the issuance of a Negative Declaration and presents, for public review and comment, the substantial evidence supporting this finding. n 1 0 S 1.2 Statutory Authority • Pursuant to Section 21065(c) of the California Environmental Quality Act, codified in the Public Resource Code, and Section 15378(a)(3) of the State CEQA Guidelines, as amended, the proposed activity constitutes a 'project" subject to CEQA. After accepting an application for permits or other entitlements as complete (although this acceptance does not limit the authority of the Lead Agency to solicit additional information needed for environmental evaluation) and determining that the proposed project is subject to CEQA, the Lead Agency is required to undertake a formal environmental • evaluation. In accordance with Section 15063(a) of the State CEQA Guidelines, the Lead Agency shall conduct an Initial Study to determine if the project may have a significant effect on the environment. • According to that section, the purposes of the Initial Study are to: Identify environmental impacts; • 5 Provide the Lead Agency with information to use as the basis for deciding whether to prepare an environmental impact report ("EIR") or Negative Declaration; • Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a Negative Declaration; • Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment; Assist in the preparation of an EIR, if one is required, by • focusing the EIR on the effects determined to be significant, identifying the effects determined not to be significant, and explaining the reasons for determining that potentially significant effects would not be significant; . 2 • Facilitate environmental assessment early in the design of the project; Eliminate unnecessary EIRs; and Determine whether a previously prepared EIR could be used • with the project. Section 15070 of the State CEQA Guidelines indicate that a Negative Declaration shall be prepared for a project when the Initial Study • shows that there is no substantial evidence that the project may have a significant effect on the environment, or the Initial Study identifies potentially significant effects but revisions to the project made or agreed to by the applicant before the proposed Negative Declaration is released for • public review would avoid or mitigate the effects to a point where no significant effects would occur, and there is no substantial evidence that the project, as revised, may have a significant effect on the environment. • 1.3 Statutory Requirements Section 15071 of the State CEQA Guidelines identify those minimum requirements for Negative Declarations necessary to meet the public • participation and disclosure policies of CEQA. Pursuant to that section, a Negative Declaration circulated for public review shall include: A brief description of the project, including a commonly used U name for the project, if any; The location of the project, preferably shown on a map, and the name of the project proponent; A proposed finding that the project will not have a significant effect on the environment; • . 3 • C 040 An attached copy of the Initial study documenting reasons to support the finding; and Mitigation measures, if any, included in the project to avoid potentially significant effects. 1.4 Agencies/Organizations The following agencies and organizations are associated with the proposed project: Lead Agency: City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92008 (619) 438-1161 Applicant: Brighton Homes 505 North Tustin Avenue, Suite 250 Santa Ana, CA 92705 (714) 667-3999 Environmental The Planning Associates Consultant: 3151 Airway Avenue, Suite R-1 Costa Mesa, CA 92626 (714) 556-5200 FJ ru SECTION 2 . . . S S S I S S S 2.0 PROJECT DESCRIPTION 2.1 Project Location The Brighton Homes project is located in Northern San Diego County, on the southeasterly border of the City and just north of the $ community of Olivenhain, in an area known as Rancho Verde. A regional vicinity map of the site is included as Figure 2. An aerial photograph, illustrating the project area and adjoining land use, is incorporated as Figure 3. 2.2 Project Description Proposed is the approval of a residential tentative and final tract * map (Rancho Verde Tract) on a 216.16 acre site in the City of Carlsbad. The proposed subdivision ("Project"), located along the southeasterly corner of the City, will result in the creation of 174 single-family detached homesites and the preservation of approximately 91.2 acres of open space. Brighton Homes ("Applicant") further requests, as a component of the proposed Project, issuance of a Hillside Development Permit from the City, in accordance with the requirements of Chapter 21.95 of the City's Municipal Code and such other discretionary permits and approvals as may be required by the Lead Agency and/or any Responsible Agencies having jurisdiction thereupon. The proposed Project is consistent with both General Plan Land Use (RL) and Zoning (111-25000 and PC-Planned Community) designations. The gross density of the Project is approximately 0.81 dwelling units/acre. Minimum residential lot size will be 25,000 square feet. 5 P, * ORANGE COUNTY 1 RIVERSIDE COUNTY -2~ Sfr Fallbrook Pala -v '/B..sa ll Warner Springs 0 1 Borrego PROJECT LOCATION 0 Oceanside Carlsbad •S n Marcos scondido Ocotillo Wells 0 Julian Encinitas . •Rancho Ramona I Bernardo 2_ I- > - DelMar * Poway C) -J Miramar ir W 0 akeside La Jolla Santee ________________________________________________________________ Alpine Pine Valley ________________________________________________________________ J Pacific Beach •EICajon La Mesa-'N i.Spring Valley I Point Loma San Diego/lemon Grove C or i.NationaI City _ rnba PECWN Vista CO - FIGURE 2 REGIONAL VICINITY LOCATION MAP R-1364 - 77- ; -r--- Ii p. d. III'- w)-4 * AERIAL PHOTOGRAPH FIGURE 3 The Preliminary Site Plan (Figure 1) illustrates both the lot configuration and circulation system, and identifies those sensitive areas (indicated as "natural open space") which will be retained in their existing natural form through the recordation of open space easements. These areas will serve as open space buffers and habitat areas for those plant and animal communities which now inhabit the site. The accompanying Preliminary Landscape Plan (Figure 4) identifies those areas on-site where existing native landscaping will be retained (91.2 acres). These areas will serve to promote the preservation of indigenous flora and fauna now evident or suspected within the Project area. The Project area was annexed to the City of Carlsbad in 1983, as part of the Woolley Annexation, and designated Residential Low Density under the City's General Plan. Consistent with the site's General Plan designation, the property is zoned R-1:25,000. The proposed Project is consistent with both existing General Plan and Zoning Code standards. 2.3 Statement of Objectives Brighton Homes is requesting from the City of Carlsbad and associated Responsible Agencies approval of a 174-lot subdivision, issuance of a Hillside Development Permit, and related discretionary approval on a 216.16 acre parcel(s) in the City. This Initial Study, submitted in compliance with CEQA and the State CEQA Guidelines, has been prepared for the purpose of determining the potential environmental impacts associated with the subdivision of the Project site and the subsequent construction and occupancy of single-family dwelling units on those residential lots created by that subdivision. This Initial Study (incorporating the City's Environmental Impact Assessment Form), in conjunction with a Negative Declaration prepared in accordance with the findings herein, constitutes the environmental basis for subsequent discretionary actions on this Project. 0 • J e r F( r P11111,111,114 MOT Natural Open Space • II */ 1 — L ,11cç,r !: I - 000, 0000 Ile • • SECONDARY PROJECT ENTRY I YMO •&NATURALIZED LANDSCAPEOyp Symb •Umd01TokeasofDo bunco Ooude 01 Fie 00 6 - • E000n 15001 Piano9 od IYP cat Str et pe :jT I 2 .ftlIiIt • PRIMARY PROJECT ENTRY fr — I 0 °t Mling L 0 00 - to :;TIvEND:CA:E O°VuraI Lace : sYnb I) /1 FIRE PROTECTION (Typ Symbol)lilt ti two it 01 Iji • 30 Water Line Easement 1 c I oJJ - 00> 00• 'l ,/ 0 - . -. . o• _•___n.. —..--"--••—..—.—•.—•.- • ELIMINARY LANDSCAPE PLAN FIGURE 4 A©ftfl© 7 jjE ORB rm S 2.4 Incorporated by Reference S Section 15150 of the State CEQA Guidelines allows environmental impact reports and Negative Declarations to incorporate by reference all or portions of other documents that are a matter of public record. Where all or a portion of another document is incorporated by reference, the incorporated • language shall be considered to be set forth in full as part of the text of the EIR or Negative Declaration. The information contained in this Initial Study is based, in part, upon prior environmental documentation assembled for the Project site. Previous Ellis conducted on the Project area (or portion thereof), which are incorporated by reference, include: • La Costa High School Site: Draft EIR (1988) Analyzing the potential impacts associated with the development of an 86-acre site contiguous with the northern .. boundaries of the Project area for use as a high school. Woolley Annexation: EIR 82-3 (1983) Analyzing the potential impacts associated with the annexation of a 475 acre site, including the majority of the proposed Project (approximately 148 acres), to the City. General Plan Amendment: GPA-81-02 (1981) Analyzing the potential impacts associated with the • redesignation of a majority of the proposed Project (approximately 148 acres), from agriculture preserve status to an urban residential (1 dwelling unit/acre) designation. • La Costa Master Plan: EIR 307 (1976) Analyzing the potential impacts associated with the implementation of the 5,695 acre La Costa Master Plan, including the northern portion of the Project site • (approximately 68 acres). 10 Copies of these documents are available for review at the office of the City (2075 Las Palmas Drive, Carlsbad, California) during regular business hours. IE . 0 * I I I I* 11 40 SECTION 3 0 0 0 0 0 3.0 SUMMARY OF MITIGATION MEASURES I 3.1 Intent The primary purpose in consolidating all mitigation measures into one section is (1) to provide a convenient format for an applicant's review of all identified mitigation measures, which will require either Project modifications or the fulfillment of specific conditions; (2) to provide convenience for the Lead Agency in identifying that set of conditions which, when implemented, will minimize potential Project impacts to a level which is not significant; and (3) to satisfy statutory obligations for the requisite components of a Negative Declaration. With regard to the current proposal, the Applicant has reviewed and agreed to implement the mitigation measures contained herein. As a result, these measures become both conditions of approval and, since their implementation will result in the absence of any significant Project-related environmental effects, form the environmental basis for the City's finding of no significant impact and the City's issuance of a Negative Declaration for the Project. 3.2 Summary of Mitigation Measures This section provides a summary of the mitigation measures recommended as a result of issue-specific analysis conducted in Section 4.0 (Discussion of Environmental Evaluation) of this document. Those mitigation measures identified in Table 1 (Summary of Impacts and Mitigation Measures) have been recommended either as a means by which any significant effects that may be associated with the proposed Project could be reduced to insignificant levels or to further reduce the extent of impacts which were determined to be less than significant. F, 12 P, 3.3 Multiplicity of Mitigation Measures The accompanying Mitigation Measure Matrix (Appendix A) reflects a compilation of all mitigation measures identified in this analysis. Although each measure is identified only once (reflecting a response to a specific environmental issue), many of these measures will have multiple benefit in addressing the Project's potential direct, indirect and cumulative impacts. To illustrate this multiplicity of benefit, each of the mitigation measures identified herein have been evaluated against those topical issues raised in the City's Environmental Impact Assessment Form. Those topical issues which will be beneficially impacted by the implementation of those mitigation measures have been identified. 0 • 0 13 . TABLE 1 SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Aesthetic Impacts .. El: The proposed project will result in the conversion of a predominately un- developed site to an urban use consistent with existing General Plan and Zoning designations. Approximately 124.9 acres will be developed for residential use resulting in a visual change. Preservation of 91.2 acres (42.2% of the site) will result in the retention of both the most aesthetic and biologically important areas of the property. None required. Major manufactured slopes shall incorporate contour grading techniques to soften visual appearance. These techniques may include horizontal undulation of slopes, variations of slope gradients at various horizontal intervals as well as top and toe of slope, and contour rounding where manufactured slopes meet natural slopes to produce smooth transitions. None. The proposed project is in compliance with applicable General Plan and Zoning policies. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. . C 14 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Aesthetic Impacts (Continued) The impacts to topography and visual aesthetics will be reduced through the incorporation of the following design strategies: (a) Grading for building pads and roadways shall be accomplished in a manner that would maintain the appearance of natural hillsides; (b) innovative and varying siting techniques shall be utilized; (c) to avoid excessive grading, roadways shall follow natural contours where feasible; (d) a landscape plan shall be prepared that satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and undeveloped pad areas. Landscaping shall be accomplished as soon as practical after grading activities have been completed; and (3) manufactured slopes shall be of minimal height and contour graded. S S . I S [j S 0 15 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Land Use Compatibility The proposed project will generate both short-term (construc- tion-related) and long- term (vehicular traffic, property maintenance) sources of noise. Construction equipment should be stored on the project site during grading activities to eliminate heavy-duty equipment truck trips. All construction vehicles should be equipped with the most modern noise mufflers and all engines should be kept in proper tune. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. 00 I Grading and other construction activities, including the repair and maintenance of construction equipment, should be restricted to those hours and those days as may be established under the City's Noise Ordinance. I I The proposed project will not result in the generation of growth- inducing impacts. None required. None. The project will not induce demands for additional commercial activities, eliminate barriers to development, significantly increase localized demands for goods or services or foster in-migration to fill project-related employment demands. I 16 0 S . TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Preservation of Unique Resources S The project site contains two "blue line" streams as identified on the USGS Rancho Santa Fe Quadrangle and may include habitat areas for a number of sensitive plant and animal species. Applicant shall obtain a Section 1601/1603 permit from the California Department of Fish and Game if required for any proposed alterations to existing natural watercourses on-site and shall comply with any and all permit require- ments associated therewith. Applicant, in conjunction with the Department of the Army Corp of Engineers, shall determine whether a 404 permit shall be required for alterations to wetland areas. If applicable, applicant shall obtain said permit and comply with those conditions imposed therewith. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. S . S S 0 17 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Preservation of Unique Resources (Continued) . .. U Although two archae- ological sites have been identified, existing investigations of those sites have exhausted the site's scientific potential. Applicant shall prepare and record, after review and approval by the City, an open space easement(s), or such other mechanism as may be mutually agreed upon by the applicant and the City, for the preserva- tion of approximately 91.2 acres of natural open space area on-site. That easement(s), or alternative mechanism, shall have as an objective, the preserva- tion of existing natural biological resources within those areas in a manner which balances public health and safety considerations with the open space objectives of the City, and prohibits improvements or Iandform alterations within those areas, other than as may be required to preserve and/or maintain the public health and safety. None required. None. Prior ar - chaeological investiga- tion and recordation of the site exhausts scientific inquiry of prehistoric features on the site. 3.9 fl TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts . 00 rJ Preservation of Unique Resources (Continued) Implementation will result in the expendi- ture of fossil fuels and other non-renewable resources, including water, sand, gravel, and wood. Biological Resources One State listed endangered plant species (Aca n horn i nth a ilicifolia) and four sensitive plant species (Adolphia Califonica, Harpagonella palmeri var. palmeri, Iva hayesiana, Selaginella cinerascens) exist on- site. Additionally two sensitive animal species (Black-tailed Gnat- catcher, Northern Harrier Hawk) were observed. None required. Impacts to the coastal sage scrub communities shall be minimized by monitoring grading in the areas of this habitat by a qualified biologist and by hand clearing fire safety zones instead of with the use of heavy equipment. Compensa- tion for the loss of this habitat type shall be made by revegetating cut and fill slopes with coastal sage scrub species native to the area if approved and consistent with Fire Marshall and fuel modification zone requirements. This revegetation would help replace valuable habitat for the black-tailed gnatcatchers in the area. None. Demands upon resources is within regional growth projections of service providers and can be provided without impact. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. . 19 TABLE I (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Biological Resources • (Continued) The canyons and other areas not to be impacted directly should . be protected from degradation by permanent conservation open space easements. These easements shall be incorporated into the . grading and construction plans. Grading of the site should be monitored by a qualified biologist to ensure that impacts to open space areas are • minimized. Applicant shall prepare, as a component of applicant's approved landscape plan, a . resource management plan that includes specific standards for revegetation, including willow scrub and coastal sage scrub . revegetation guidelines, to ensure the re- establishment of those habitat areas on-site. That management plan shall identify a plant palette, plant arrange- ment (size and spacing) and planting guidelines. Applicant shall comply with all requirements identified in the resource management plan. 20 Ll TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Biological Resources (Continued) Opportunities for habitat replacement and enhancement, consistent with public health and safety considerations, shall be maximized and realized to the greatest extent feasible in an effort to replace lost habitat areas. Replacement and enhancement efforts shall maximize taxonomically similar plant materials to achieve the greatest value to wildlife as cover, food and breeding areas. In order to facilitate replacement of willow scrub habitat, the central open space area is proposed as a potential site for habitat replacement. A 0.6 acre expansion to the existing willow scrub habitat in that area is proposed. I . S 21 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Biological Resources (Continued) go Applicant, in discussions with the City, and consistent with public health and safety, shall consider the incorpora- tion of large diameter drainage conduits under those roadway segments which intersect natural open space areas, to counteract the effects of fragmentation of open space areas caused by those roadways, to enhance wildlife mobility and to eliminate or minimize the attrition of species over time by facilitating dispersal and recoloni- zation. Applicant's open space plan allows for the linkage of off-site open space areas and enhances regional efforts for resource conservation. S C . 22 S U S TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts • Biological Resources (Continued) Areas that support populations of San Diego thornmint shall be protected from future impacts (e.g. off-road vehicles, trampling, etc.). An informal consultation with the California Department of Fish and Game shall be conducted prior to project implementation and the results included in the project's open space easement and • • resource management plan. The consultation shall also formalize a monitoring program which would monitor the protected areas during grading and project construction activities. It shall also include a program to monitor the populations for two years after the • project is complete and residences are occupied to assess the success of the protection program. Adjustments to the San Diego thornmint • preservation plan shall be made as needed to ensure the continued existence of the populations. 23 0 El TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts • Biological Resources (Continued) U. •. Pursuant to Section 1601/1603 of the Fish and Game Code, appli- cant shall contact the California Department of Fish and Game to determine additional permitting requirements, if any, in compliance with that statute. If a subsequent permit is required from the California Department of Fish and Game, applicant shall undertake and complete those actions required thereunder. 0 0 0 0 • TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hydrology/ Water Quality . [, I El] 0 Implementation of the proposed project has the potential to increase drainage discharge and the amount of sedimen- tation transported off- site. Prior to the approval of the final tract map, the applicant shall submit to the City Engineer for approval, a hydrology study, prepared by a hydrologist, civil engineer or engineering geologist, demonstrating that surface runoff from the subdivided area to off-site parcels does not adversely impact those parcels as a result of proposed activities, and including specific design parameters for project drainage facilities as appropriate to accom- modate site-specific demands and in accordance with flow criteria, design standards and construc- tion requirements of the City. The required drainage facilities shall be of a size and type sufficient to carry runoff waters originat- ing from upflow properties through the subject property to a discharge site as approved by the City. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. I 9 25 0 .. 00 S S S TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hydrology/Water Quality (Continued) Applicant shall provide the City with documen- tation, prepared by a hydrologist or civil engineer, ensuring that proposed improvements to storm drain facilities are adequate to ensure low-velocity flows through natural drainage areas to prevent erosion and preserve the ecological balance of those habitat areas. The applicant shall construct storm drains coincident with the development of the subdivision map area. These improvements shall be constructed according to final engineering drawings to be approved by the City Engineer. In conjunction with the recordation of the final tract map, applicant shall dedicate all necessary right-of-way easements for all on- site storm drain facilities to the City or such other entity as may be identified by the City, in a form acceptable by the City or such other entity. . 26 . TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hydrology/Water Quality (Continued) No structure shall be located, constructed or substantially improved, other than circulation improvements authorized under the approved tract map, on properties which are within watercourse or open space areas unless such structures constitute health and safety or flood control improve- ments or resource management efforts approved by the City and consistent with the terms and conditions of the Section 1601/1603 permit, if applicable, from the California Department of Fish and Game, and such improvements will not substantially impede the flow of water or result in any increase in flood levels during the occurrence of the 100- year flood discharge. 00 rj I E S 27 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts • Hydrology /Water Quality (Continued) Erosion control measures shall be incorporated into all • grading plans submitted to the City to minimize potential increases in short-term erosion and sediment transport both on-site and downstream. Such measures will be provided in accordance with City requirements, and may include the timely revegetation of graded areas and the 06 use of temporary control devices (e.g. sediment traps, desilting basins, berm and perimeter sandbagging). In order to mitigate potential impacts on water quality, a street sweeping program shall be implemented on-site for all internal • roadways. The impacts associated with future development can be mitigated by conforming to the • following measures: (a) following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot; 28 Ll 0 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hydrology/Water Quality (Continued) (b) all artificial slopes should be landscaped after grading with a combination of trees, shrubs, and groundcover. Special emphasis should be placed on utilizing native species, whenever possible; (C) the tops of all graded pads should be graded to drain away from all manufactured slopes and supplied with small berms around the edge; (d) grading should be scheduled to occur following the annual rainy season, if practical. If roads and down drains cannot be paved prior to the following rainy season, they should be sand- bagged, where neces- sary, during the rainy season in order to minimize erosion and sediment transport; (e) wherever necessary energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons. *0 0 . 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hydrology/Water Quality (Continued) To reduce erosion and siltation in downstream watercourses, applicant shall explore the use of automatic sprinkler systems, soil-moisture sensing devices, and drip irrigation systems. Reduction of the chemical contaminants in the runoff is very difficult to achieve unless controlled at the source. During grading and construction, steps shall be taken to ensure that all waste chemicals, especially lubricants, paints, and fuels, are properly contained and transported off the site where they shall be recycled, destroyed or stored. Controlling chemical loads after the project is occupied depends primarily upon individual usage and disposal of detergents, petroleum products, fertilizers, pesticides, and other chemical wastes. 0 0 0 0 S S U, S . II] 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Adverse Impacts Impacts Mitigation Measures • Agricultural Resources Portions of the site None required. have been utilized for both cattle grazing activities and commer- cial greenhouse operations. The agricultural preserve status of the site was disestablished in 1981. Ii 9 * 0 9 0 F, 31 None. No site - dependent agricultural activities exist on-site. 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hazardous Materials C . As a result of the prior use of the site, soil contamination resulting from that use has been identified. Approxi- mately 4,000 cubic yards of diesel-contaminated soils and 2 cubic yards of pesticide-contami- nated soils have been identified. Applicant shall obtain any and all permits and comply with any informational or noticing requirements as may be required by the City of Carlsbad, the San Diego County Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board, the California Department of Health Services, the California Department of Trans- portation, and any other permitting agency having jurisdiction thereupon, for the elimination of con- taminated soils, the removal of underground storage tanks, and the remediation or ground- water contaminants, and shall comply with any and all terms and conditions as may be imposed upon applicant by those permitting agencies. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. C C 00 C 32 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Hazardous Materials (Continued) Prior to the issuance of occupancy permits, the project site shall be certified by the San Diego County Depart- ment of Health Services (Hazardous Materials Management Division) indicating that the site has been effectively mitigated of con- taminated soil and groundwater conditions. .. Geotechnical Impacts Development of the site will result in the introduction of people and structures into seismically active Southern California. Development of the site shall conform to those recommendations presented in the "Preliminary Geotech- nical Study--Proposed Rancho Verde Residen- tial Development" (GeoSoil, Inc., February 16, 1989). None. Implementation of the recommended mitigation measure will reduce project impacts to a level which is not significant. 33 n Ii C S TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Air Quality S . S Construction activities may exacerbate fugitive dust conditions through the removal of site vegetation, the disruption of soil surfaces and the introduction of construction equipment. Grading plans shall include an erosion, siltation and dust control plan to be approved by the City Engineer. That plan shall include provisions for mitigation measures, such as temporary irrigation, temporary sedimentation basins and sandbagging and shall include a watering and compaction program. The plan shall ensure that discharge of surface runoff from the site during construction activities shall not result in increased erosion or siltation of existing drainage facilities. A cash bond for proper erosion and fugitive dust control and clean up shall be required. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. S S S . S S S 34 0 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Air Quality (Continued) To control fugitive dust during clearing, grading, earthmoving, or excavation, the applicant shall institute a regular watering program of affected areas, or such other dust prevention measures as may be required by the City and the Air Quality Management District, pursuant to District Rule 403 requirements. Water trucks or sprink- ler systems shall be utilized to keep all areas subject to vehicular traffic damp enough to prevent • fugitive dust. When in the judgment of the City or the Air Quality Management District, wind conditions create a fugitive dust nuisance such as may occur under Santa Ana wind conditions, applicant shall initiate a watering or other dust • suppressant program to minimize wind erosion hazards. • 35 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Air Quality (Continued) Trucks importing or exporting soil material and/or debris shall be covered and/or sprinkled prior to entering public streets to minimize potential fugitive dust. I 00 [I: Long-term impacts associated with the project consist of emissions generated by stationary (off-site electrical generation, on-site consumption of natural gas) and mobile (vehicular traffic) sources. Public Utilities Incorporate energy conservation measures into parcel-specific design in accordance with energy conserva- tion requirements imposed by the California Energy Commission and Title 24 of the California Administrative Code. Subdivision plans and architectural and landscape design plans shall promote, to the maximum extent feasible, "passive design" strategies to maximize solar exposure, shading and natural cooling. None. Implementation of the recommended mitigation measure will reduce project impacts to a level which is not significant. The proposed project is estimated to consume approximately 139,026 therms of natural gas and 6,081 kwh of electricity per year. Prior to the approval of the final tract map, the San Diego Gas and Electric Company shall determine that existing facilities are adequate to meet project demands. None. Implementation of the recommended mitigation measure will reduce project impacts to a level which is not significant. 0 WIR TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitiçiation Measures Adverse Impacts 0 Landform Alterations 00 fl Project implementation will involve grading activities on certain slope areas in excess of 25 percent grade. Grading quantities are estimated to be balanced on-site and include approximately 850,000 cubic yards of cut and fill. Applicant shall submit a precise grading plan. Precise plans shall be prepared by a civil engineer and be based on recommendations of a soils engineer and/or engineering geologist. Grading plans shall be reviewed by the City Engineer and Planning Department, shall be subject to a grading permit, and shall conform to the terms and conditions imposed under a Hillside Development Permit. The overall shape, height and grade of any cut and fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain. During grading a soils engineer and engineer- ing geologist shall provide adequate inspection of the site and specify changes, if necessary. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. . 37 TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts Ii Traffic /Circulation The addition of 174 dwelling units will increase traffic volumes in the vicinity of the project. The traffic generated from the Rancho Verde project, is consistent with the Facilities Management Zone 11 and 12 plan and phasing. Any mitigation contribution by the project shall be based on the amount of project traffic generated on an equitable percentage basis consistent with an adopted zone financing plan. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. 0 * All residential streets shall be developed in conformance with the Circulation Element of the General Plan and shall be designed in accordance with the City standards and reviewed for approval by the City Engineer. Adequate off-street parking shall be provided to ensure that a minimum of on-street parking will be required. S KN [1 . TABLE 1 (Continued) SUMMARY OF IMPACTS AND MITIGATION MEASURES Net Unavoidable Impacts Mitigation Measures Adverse Impacts • Light and Glare 11 The proposed project will result in the introduction of new sources of light and glare. Low-intensity lighting should be used for roadway illumination and security where consis- tent with public safety. Street lighting plans shall be submitted to the City for review and approval. None. Implementation of the recommended mitigation measures will reduce project impacts to a level which is not significant. Q 0 * 39 SECTION 4 . S . . . . 0 4.0 DISCUSSION OF ENVIRONMENTAL EVALUATION 4.1 Environmental Impacts The following 'Discussion of Environmental Evaluation" supplements information contained in the accompanying Environmental Impact Assessment Form (attached hereto as Appendix B) and provides a brief discussion of the supportive rationale utilized in the derivation of conclusions of potential Project impact. Based upon information provided by Applicant, material presented in those documents incorporated herein by reference, information assembled as part of this environmental assessment, and other information contained in the City's public record, the proposed Project was evaluated against those impact areas identified in that checklist, and categorized under one of two headings. I In completing the Environmental Impact Assessment Form, each of the topical issues identified in that form were analyzed. Mitigation measures have been identified which, if implemented, would result in the avoidance, • reduction or amelioration of potential Project-related impacts. Pursuant to Section 15063(c)(2) and Section 15070(b) of the State CEQA Guidelines, these mitigation measures are recommended for the purpose of enabling the Applicant (or the City) to modify the Project so as to mitigate adverse 1 impacts before an EIR is prepared. In accordance with that checklist, and upon incorporation of those mitigation measures, the Project's application to those topical issues was categorized. 1 If the Project, subsequent to the incorporation of those mitigation measures identified herein, has the potential to produce a significant adverse environmental impact, or may produce such impact, the checklist was marked under the "yes" heading. If no environmental impact upon the topical issue is 1 envisioned to result from Project effectuation (following the incorporation of mitigation measures when mitigation measures are deemed necessary), the "no" column was appropriately checked. Under this "no impact" designation, it is concluded that the Project will not result in a significant adverse effect upon • the environment (relative to the topical issue identified in the checklist) 40 0 either as a result of the lack of application of that environmental issue (in the context of the proposed action) or the absence or avoidance of potential 40 effects upon the environment (as a result of the Project, as proposed, or as a result of the Project, as mitigated). 4.2 Environmental Checklist L 1. Could the project significantly impact or change present or future land uses in the vicinity of the activity? jNo. The existing General Plan Designation (RL - Residential Low Density) authorizes development in the range 0-1.5 dwelling units/acre. Under existing zoning, a portion of the site is zoned R-1:25000, allowing residential development at a • minimum lot size of 25,000 square feet. The remaining portion of the site is zoned PC: Planned Community. Under this designation, development consistent with the La Costa Master Plan is authorized. Although Project implementation will result in the conversion of a vacant site to an urbanized use, as illustrated in Figure 5 (Development Overlay), residential densities proposed under the pending action are consistent with land use standards adopted by the City, as reflected in both the General Plan and Zoning Ordinance. Similarly, the proposed Project is consistent with land use patterns and residential densities proximate to the Project (e.g. La Costa, Olivenhain). 41 p I. IIC I$!W ILiI - IW 4 4 k - I!$ol - Ae / S • .• / ; .S •• N • ,"1 '•..? S S - • 4 ; S • S ? - • - -I - S 1DEVELOPMENT: : iiii FIGURE 5 In recognition of the Project's consistency with both adopted public land use policies and compatibility with adjoining development patterns, no additional mitigation measures have been identified. As proposed, the Project will not have a significant effect upon the environment. 2. Could the activity affect the use of a recreational area, or area of aesthetic value? ..N. Although no designated recreational areas exist on or near the Project site, the urbanization of the site represents a potential change in the aesthetics of the Project area. Over- intensification of the Project area can adversely affect those existing scenic qualities which make Carlsbad a desirable place to live. The land use policies in the General Plan and Zoning • Ordinance, while facilitating development, encourages subsequent development which maintains the low-density character of the area. Density standards within hillside areas, codified in Chapter 21.95 of the Carlsbad Municipal Code and implemented through the City's Hillside Development Guidelines, will facilitate the preservation of open space areas on-site and minimize landform alterations. While the Project represents a permanent change to the existing character of the City, the visual compatibility of site-specific activities which may occur hereunder must be viewed with regard to the existing and planned character of the local environment. When viewed in the context of existing and planned development within the Project area and adjacent communities, it can be concluded that development which may be authorized under the Project will conform to the established development character and would, therefore, be • harmonious with adjoining land uses. 43 C I] . The preservation of significant open space areas, through the recordation of open space easements covering approximately • 91.2 acres (42.4 percent of the site), as indicated on Figure 6 (Natural Open Space Easement Areas), will not only preserve significant natural elements but will maintain the ecological viability of the site. As such, the site will maintain much of • its existing aesthetic value. To minimize the Project's potential impact to a level of insignificance, the following mitigation measures are • recommended: Major manufactured slopes shall incorporate contour grading techniques to soften visual appearance. These techniques may include horizontal undulation of slopes, variations of slope gradients at various horizontal intervals as well as top and toe of slope, and contour rounding where • manufactured slopes meet natural slopes to produce smooth transitions (Mitigation Measure No. 1). The impacts to topography and visual aesthetics will • be reduced through the incorporation of the following design strategies: a. Grading for building pads and roadways shall • be accomplished in a manner that would maintain the appearance of natural hillsides. b. Innovative and varying siting techniques shall • be utilized. C. To avoid excessive grading, roadways shall follow natural contours where feasible. HH, . t_ \ \ \ . \ /' •N.\:' x 101 N1111 \ . I N/• " . \ \- .. I 7 ;- -A - I' '\ yy 'N A! g. it 01 S. I ? - - - ----- / - LJi_/ cr - --- • - - • - i1 .-... I NATURAL OPEN SPACE EASEMENT AREAS *URAL OPEN SPACE EASEMENT AREAS FIGURE 6 • ll©U=U© Vr _RJU i_I d. A landscape plan shall be prepared that 0 satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and undeveloped pad areas. Landscaping shall be accomplished as soon as practical after grading activities have been completed. e. Manufactured slopes shall be of minimal height and contour graded (Mitigation Measure No. 2). 3. Could the activity affect the functioning of an established community or neighborhood? The proposed Project is consistent with General Plan policies established for the are.a. As a result, impacts upon community services and facilities will be within existing • planning parameters. The proposed Project will, however, generate both long-and short-term noise. Short-term noise sources are primarily associated with construction equipment and activities, while long-term noise sources are comprised of vehicular traffic and general Project maintenance activities. Short-term noise will be generated by construction equipment and construction activities. Construction equipment noise comes under the control of the Environmental Protection Agency's Noise Control Program (Part 204 of Title 40, Code of Federal Regulations). During grading operations noise levels of heavy-duty construction equipment can range from approximately 75 dBA to noise levels in excess of 90 dBA. These impacts are limited to the construction term and will 46 • cease upon the completion of those activities. As a result, their potential impact is not considered to be significant. The Project area will also be affected by long-term noise impacts generated by vehicular traffic, as well as general maintenance activities performed within the Project • boundaries. Incorporation of the following mitigation measures will reduce this impact to a level which is not significant: Construction equipment should be stored on the • Project site during grading activities to eliminate heavy-duty equipment truck trips (Mitigation Measure No. 3). • All construction vehicles should be equipped with the most modern noise mufflers and all engines should be kept in proper tune (Mitigation Measure No. 4). Grading and other construction activities, including the repair and maintenance of construction equipment, should be restricted to those hours and • those days as may be established under the City's Noise Ordinance (Mitigation Measure No. 5). 4. Could the activity result in the displacement of community • residents? jNo. The Project site is currently vacant. Implementation will, therefore, not result in the displacement of community • residents. 5. Could the activity increase the number of low and moderate cost housing units in the City? . 47 No. The Project is not envisioned to incorporate an affordable housing component. Project densities and minimum • lot size standards will preclude the provision of housing for low and moderate income individuals. 6. Could the activity significantly affect existing housing or create a demand for additional housing? jjQ. Project implementation will create primarily short-term employment opportunities associated with construction • activities. Since those impacts are limited to the construction term, no long-term impacts upon the regional labor force from Project construction is assumed. • Project implementation may also create or expand limited long-term employment opportunities within the region. Those jobs, associated with residential uses, may include architectural design and engineering services, landscape and • landscape maintenance activities, and real estate management and maintenance services. As a result of the limited size of the Project, these job opportunities are not significant and can be accommodated by the region's existing labor pool. Increased resident population levels resulting from Project effectuation will also impose incremental demands upon existing commercial activities within the region. The Urban • Land Institute, in their publication "Shopping Center Development Handbook" (1985) has identified generalized characteristics for various commercial uses, including "neighborhood centers." That publication indicates that the • support population for a 30,000 to 100,000 square foot neighborhood center is 3,000 to 10,000 people, projecting a ratio of one consumer for every ten square feet of neighborhood commercial space (Source: Shopping Center • Development Handbook, Second Edition, Table 1-5). 48 0 0 • Based upon this ratio, the proposed Project is estimated to impose a demand for approximately 4,193 square feet of commercial use, assuming a per unit population of 2.41 individuals per household (Source: California Department of Finance, Annual Population Estimates). Existing and potential commercial activities within the City are sufficient to accommodate Project-related demands. As a result, the Project will not have a significant impact upon existing housing resource, generate a significant demand for new commercial services, or impose growth-inducing impacts which may encourage housing production. 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, State or nation? jNo. Although the Project site includes two "blue line" streams, as identified on the USGS Rancho Santa Fe Quadrangle (Figure 7), and may include habitat areas for sensitive plant and animal species (as identified in the accompanying biological resource survey), these hydrologic and biotic components are not unique to the site and are found elsewhere in both the City and throughout San Diego County (as indicated on the City's "Prime Open Space and Conserva- tion Areas Map" contained in the Open Space and Conservation Element of the General Plan). 0 The proposed site plan, however, acknowledges the existence of those resources on-site and has been designed to promote the preservation of these features and reflects an environmentally sensitive approach to the site's land use. Potentially sensitive natural elements (e.g. blue line streams, coastal sage scrub communities) which exist on the site have been identified and delineated as "natural open space" areas. I 49 40 ,.! It OP-0 I C / C 0 J I • 0 N C E ) N 1 / / 7 / 53) Y!1T! 49 //( 1c >1 qblivenhair • INTERMITTENT STREAM BLUELINE STREAMS FIGURE 7 USGS RANCHO SANTA FE QUADRANGLE Approximately 91.2 acres (42.4 percent of the site) will be S retained in native vegetation. . To further minimize the Project's potential impact upon these features, the following mitigation measures are recommended and, when implemented, will reduce Project impacts to a level which is not significant: Applicant shall obtain a Section 1601/1603 permit from the California Department of Fish and Game if required for any proposed alterations to existing natural watercourses on-site and shall comply with any and all permit requirements associated therewith. Applicant, in conjunction with the Department of the Army Corp of Engineers, shall determine whether a 404 permit shall be required for alterations to wetland areas. If applicable, S Applicant shall obtain said permit and comply with those conditions imposed therewith (Mitigation Measure No. 6). Applicant shall prepare and record, after review and approval by the City, an open space easement(s), or such other mechanism as may be mutually agreed upon by the Applicant and the City, for the preservation of approximately 91.2 acres of natural open space area on-site. That easement(s), or alternative mechanism, shall have as an objective, the preservation of existing natural biological resources within those areas in a manner which balances public health and safety considerations with the open space objectives of the City, and prohibits improvements or landform alterations within those areas, other than as may be required 51 to preserve and/or maintain the public health and safety (Mitigation Measure No. 7). 8. Could the activity significantly affect an historical or archaeological site or its setting? No. Based upon the attached archaeological survey (Appendix .Q) development of the site will not significantly impact archaeological resources on-site. Although two recorded prehistoric finds exist within the Project boundaries, as shown on Figure 8 (Archaeological Survey Areas), no artifacts other than chipped stone were identified. Similarly, prior agricultural activities have severely disturbed the site. Archaeological investigations have exhausted the potential of the site. As such, no additional mitigation measures are recommended. Implementation of the Project, as proposed, S will not have a significant effect upon existing archaeological resources. 9. Could the activity significantly affect the potential use, extraction, or conservation of a scarce natural resource? jN o. Implementation of the proposed Project will result in the commitment and expenditure of fossil fuels, as well as water, sand and gravel, wood and other natural resources which, when once utilized, represent either an irretrievable loss or depletion of those resources. Project implementation represents both a long-term commitment of portions of the site to a residential use and an opportunity for the preservation of those environmentally sensitive resources which exist on-site through the recordation of open space easements, consistent with the City's Open Space and Conservation Element. 52 • • p i< :4. "•c: E '• '...., Ac S -46 _ _ - - AF AE AG 0 It SITE REFERENCE a 1 x 1 METER TEST UNIT ARCHAEOLOGICAL SURVEY AREA A-AK COLLECTED ARTIFACTS FIGURE 8 - PROPERTY LINE .....- DIRT ROAD I-fWN R-1973 5/89 As a result of the relatively small scale of the Project as jo well as its consistency with existing land use objectives (as reflected in the General Plan and Zoning Ordinance), this impact is not significant and no additional mitigation measures are required. 10. Could the activity significantly affect fish, wildlife or plant resources? No. When effectively mitigated, anticipated impacts from the S proposed Project will not have significant impacts upon biological resources. Potential Project impacts are discussed below and have been extracted from both a biological resource survey conducted for the Project area (attached hereto as Appendix D) and an analysis of the black-tailed gnatcatcher habitat on-site (attached hereto as Appendix E). That biological survey (RECON, May 10, 1989) updated a • previous survey of biological resources on the subject property conducted as part of the Woolley Annexation and incorporated in EIR 82-3 (1983). Based upon field surveys (April 1989), five plant communities were identified on-site. These communities, and sensitive species observed within the Project area, are illustrated in Figure 9 (Existing Vegetation and Sensitive Species). 49 The existing vegetation and sensitive species map has been graphically overlaid onto the preliminary site plan, Figure 10 (Vegetation Overlay). As indicated, the majority of the proposed development will occur within habitat areas identified as either "non-native grasslands" or "disturbed grasslands." These areas reflect the least sensitive biological resources within the property boundaries. • 54 i 0 _••• 47I5. : •' !• '• . ••*7 f N17 - ' .- - ,I,- ? ' • + -- + WSW.,s Nip rg + Ilk- 005 it r t2' ç'T I •••. :: -:-::i--.-. 'All It j : \ 1/14 14 " 1 ?'i - 11 it it .-- Z;vr. it I : DIEGAN COASTAL SAGE SCRUB • 1:• j:: t 4 SOUTHERN MIXED CHAPARRAL V%V4 SOUTHERN WILLOW SCRUB x•:'7' r**\ NON-NATIVE GRASSLAND EUCALYPTUS DISTURBED BLACK.TAILEDGNATCATCHER JJ'r I A Acanthominta Illoifolla I C Adoiphia cajIfQrn/ca I HHarpaganolla palm oil 7I crn.rasc.n. ,.. : .. -- - ,- ul A;;TT 21 • It ; . • L 77- 41 \ / \ 17, • I • S '., \\ \ -• N 1174 ZS,- /2 '> • 7 -'- 1/ S VEGETATION OVERLAY FIGURE 10 YtEalu-, IE LI] Plants No federally listed plant species were seen on the Project site; however, one State listed endangered species and four sensitive species occur on-site. A complete list of sensitive plants that were observed or have the potential for occurrence on the property are identified in Appendix D. San Diego thornmint (Acanthomintha ilicifolia) is listed as a State endangered species and a Category 2 candidate on the Federal Register. Category 2 candidates are species which lack enough detailed population information to warrant listing as federally endangered at the present time. San Diego thornmint occurs on the site in at least five locations. Populations ranged from a single individual to over 400 individuals, and they are located in sparse grassy openings in the shrublands on heavy clay soils. • California adolphia (Adolphia californica) is a List 2 sensitive plant as determined by the California Native Plant Society's ("CNPS") rare and endangered plant inventory in conjunction with the California Natural Diversity Database (Smith and Berg 1988). List 2 plants are species that are rare, endangered, or threatened in California but are more common elsewhere. It occurs as an element of the Diegan coastal sage scrub on the site, particularly on the clay soils. Several areas had relatively large patches comprised almost exclusively of adolphia. Palmer's grapplinghook (Harpagonella palmeri var. palmeri) is a CNPS List 2 plant. It is a small annual plant that is very inconspicuous and easily overlooked. Palmer's grapplinghook also prefers sparse grassy openings on heavy clay soils. 57 San Diego marsh-elder (Iva hayesiana) is also a CNPS List 2 species. It is a small shrub-like perennial which grows in and along drainages. It occurs on the property in the drainages on the northwest portion of the site in rather dense stands within the channel. S Ashy spike-moss (Selaginella cinerascens) is a CNPS List 4 plant species that is typically found in the understory and openings of coastal sage scrub and chaparral communities. List 4 species are species that are presently being monitored because of current decreases in populations of these species. Wildlife Two sensitive species of wildlife were observed on the subject property--northern harrier hawk and black-tailed gnatcatcher. These two species and other sensitive wildlife species with the potential for occurrence on the site but which were not observed are listed in Appendix D. The northern harrier hawk is listed as a Species of Special Concern by the California Department of Fish and Game • ("CDFG") Natural Diversity Database. The black-tailed gnatcatcher is also listed as a Species of Special Concern by CDFG and is a Category 2 listed species on the Federal Register. This bird species prefers, almost exclusively, coastal sage scrub habitat. Habitats • Diegan coastal sage scrub and southern willow scrub vegetation communities as identified in Figure 9 (Existing Vegetation and Sensitive Species) are listed by the CDFG as high priority community types (Holland 1986). This designation refers to the concern by CDFG over the loss of 58 these community types and the trend for continued tosses of these community types due to land development. These community types offer habitat for a variety of sensitive plant and animal species. Impacts Direct Project-related impacts include a reduction in the size of coastal sage scrub areas on-site and would result in the potential loss (or diminishment) of habitat for the black-tailed • gnatcatcher. This coupled with the displacement and fragmentation of the black-tailed gnatcatcher population in the area and impacts to population of sensitive plant species such as ashy-spike moss and California adoiphia, would be • considered a significant biological impact unless adequately mitigated. A reduction in non-native grasslands on-site may represent a 416 loss (or diminishment) of this habitat to populations of Palmer's grappling hook, the loss of habitat for the northern harrier hawk, and the loss of foraging area for other bird species which utilize grassy areas. Other impacts would occur to the southern mixed chaparral and southern willow scrub. Impacts upon the willow scrub habitat will require that mitigation measures be incorporated so as to minimize potential Project impacts. The proposed Project would result in alteration to a number of drainage courses on the property with road crossings of the ravines on-site. These impacts may require a Streambed Alteration agreement from the California Department of Fish and Game ("CDFG") as stated under Sections 1601-1603 of the Fish and Game Code. Since less than one acre of wetland habitat would be impacted, the Project may be covered by the nationwide permit of Section 404 of the Clean Water Act. 59 Indirect impacts may occur in areas not directly impacted by the implementation of the Project from increased human and domestic animal use of the open space areas once the development is complete and residences are occupied. These indirect impacts, unless effectively mitigated, could affect existing populations of sensitive biological resources in the ID open space areas and could cause a slow degradation of the habitat quality, thus affecting wildlife use. Based upon information contained in the accompanying black- tailed gnatcatcher status report (Weintraub, September 3, 1989), attached hereto as Appendix E, urbanization in the vicinity of the Project (notwithstanding the proposed Project) may result in the loss of the black-tailed gnatcatcher from this area. The introduction of human disturbances associated with the approval of other projects in the vicinity of this site, including the proposed La Costa High School (contiguous with the Property's northern boundaries), will adversely impact the viability of remaining habitat area on-site. Fragmentation and human harassment may have already limited the site's long-term habitat value. As stated in that analysis, the most effective mitigation measure for this species would involve the implementation of a "mitigation banking" program, involving the preservation of habitat areas off-site (see Section 5.5 herein). Incorporation of the following mitigation measures will reduce potential impacts upon biological resources to a level which is not significant: Impacts to the coastal sage scrub communities shall be minimized by monitoring grading in the areas of this habitat by a qualified biologist and by hand clearing fire safety zones instead of with the use of • heavy equipment. Compensation for the loss of this 60 . • . habitat type shall be made by revegetating cut and fill slopes with coastal sage scrub species native to the area if approved and consistent with Fire Marshal and fuel modification zone requirements. This revegetating would help replace valuable habitat for the black-tailed gnatcatchers in the area (Mitigation Measure No. 8). Applicant shall preserve approximately 91.2 acres on-site as natural open space areas and shall prepare, and submit for City approval, and record an open space easement or such other mechanism as may be mutually agreed upon by the City and the Applicant for the preservation of those areas (Mitigation Measure No. 9). *I* S The canyons and other areas not to be impacted directly should be protected from degradation by permanent conservation open space easements. These easements shall be incorporated into the grading and construction plans. Grading of the site should be monitored by a qualified biologist to ensure that impacts to open space areas are minimized (Mitigation Measure No. 10). S S S Applicant shall prepare, as a component of Applicant's approved landscape plan, a resource management plan that includes specific standards for revegetation, including willow scrub and coastal sage scrub revegetation guidelines to ensure the re- establishment of those habitat areas on-site. That management plan shall identify a plant palette, plant arrangement (size and spacing), and planting guidelines. Applicant shall comply with all 61 S S CA S S 09 requirements identified in the resource management plan (Mitigation Measure No. 11). Opportunities for habitat replacement and enhancement, consistent with public health and safety considerations, shall be maximized and realized to the greatest extent feasible in an effort to replace lost habitat areas. Replacement and enhancement efforts shall maximize taxonomically similar plant materials to achieve the greatest value to wildlife as cover, food and breeding areas (Mitigation Measure No. 12). In order to facilitate replacement of willow scrub habitat, the central open space area is proposed as a potential site for habitat replacement. A 0.6 acre expansion to the existing willow scrub habitat in that area is proposed (Mitigation Measure No. 13). Applicant, in discussions with the City and consistent with public health and safety, shall 1] consider the incorporation of large diameter drainage conduits under those roadway segments which intersect natural open space areas, to counteract the effects of fragmentations of open S space areas caused by those roadways, to enhance wildlife mobility and to eliminate or minimize the attrition of species over time by facilitating dispersal and recolonization (Mitigation Measure No. ri 14). Applicant's open space plan allows for the linkage of off-site open space areas and enhances regional [1 62 0 . S S S . efforts for resource conservation (Mitigation Measure No. 15). Areas that support populations of San Diego thornmint shall be protected from future impacts (e.g. off-road vehicles, trampling, etc.). An informal consultation with the California Department of Fish and Game shall be conducted prior to Project implementation and the results included in the Project's open space easement and resource management plan. The consultation shall also formalize a monitoring program which would monitor the protected areas during grading and Project construction activities. It shall also include a program to monitor the populations for two years after the Project is complete and residences are occupied to assess the success of the protection program. Adjustments to the San Diego thornmint preservation plan shall be made as needed to ensure the continued existence of the populations (Mitigation Measure No. 16). S Pursuant to Section 1601/1603 of the Fish and Game Code, Applicant shall contact the California Department of Fish and Game to determine additional permitting requirements, if any, in S compliance with that statute. If a subsequent permit is required from the California Department of Fish and Game, Applicant shall undertake and complete those actions required thereunder (Mitigation Measure No. 17). 11. Are there any rare or endangered plant or animal species in the activity area? S 0 63 ID •See Response 10 above. Implementation of those mitigation measures identified therein will reduce potential impacts to a level which is not significant. 12. Could the activity change existing features of any of the City's streams, lagoons, bays, tidelands or beaches? 0 Drainage from the Project site to the north flows via Encinitas Creek to Green Valley and drains into Batiquitos Lagoon. Drainage from the southern portion flows into 0 Escondido Creek and drains into San Elijo Lagoon. These locations are shown in Figure 11 (Site Drainage Map). 0 0 • 0 1] Although implementation of the Project has the potential to increase both off-site drainage discharge (through the imposition of additional impervious surfaces on-site) and the amount of sedimentation transported from the site (through the removal of on-site vegetation), incorporation of the following mitigation measures will, however, reduce this potential impact to a level which is not significant. Prior to the approval of the final tract map, the Applicant shall submit to the City Engineer for approval, a hydrology study, prepared by a hydrologist, civil engineer or engineering geologist, demonstrating that surface runoff from the subdivided area to off-site parcels does not adversely impact those parcels as a result of proposed activities, and including specific design parameters for Project drainage facilities as appropriate to accommodate site-specific demands and in accordance with flow criteria, design standards and construction requirements of the City. The required drainage facilities shall be of a size and type sufficient to carry runoff waters 0 6 fl "'V KN KNI ?/ ):) j fl Of 7, 1 ) 1 ( -' - {¼ 4, Awl 31 it c. po J 71 94~ ET ( ' . S cl rd T. 447 • i• • i • • w ir CD LL 0 w CD z w I- Co originating from upflow properties through the subject property to a discharge site as approved by • the City (Mitigation Measure No. 18). Applicant shall provide the City with documentation, prepared by a hydrologist or civil engineer, ensuring [iJ that proposed improvements to storm drain facilities are adequate to ensure low-velocity flows through natural drainage areas to prevent erosion and preserve the ecological balance of those habitat S areas (Mitigation Measure No. 19). S . S 0 S . The Applicant shall construct storm drains coincident with the development of the subdivision map area. These improvements shall be constructed according to final engineering drawings to be approved by the City Engineer (Mitigation Measure No. 20). In conjunction with the recordation of the final tract map, Applicant shall dedicate all necessary right-of-way easements for all on-site storm drain facilities to the City or such other entity as may be identified by the City, in a form acceptable by the City or such other entity (Mitigation Measure No. 21). No structure shall be located, constructed or substantially improved, other than circulation improvements authorized under the approved tract map on properties which are within watercourse or open space areas unless such structures constitute health and safety or flood control improvements or resource management efforts approved by the City and consistent with the terms and conditions of the nM 0 • Section 1601/1603 permit, if applicable, from the California Department of Fish and Game, and such improvements will not substantially impede the flow of water or result in any increase in flood levels during the occurrence of the 100-year flood dis- charge (Mitigation Measure No. 22). *I* El Erosion control measures shall be incorporated into all grading plans submitted to the City to minimize potential increases in short-term erosion and sediment transport both on-site and downstream. Such measures will be provided in accordance with City requirements, and may include the timely revegetation of graded areas and the use of temporary control devices (Mitigation Measure No. 23). In order to mitigate potential impacts on water quality, a street sweeping program shall be implemented on-site for all internal roadways (Mitigation Measure No. 24). The impacts associated with future development can be mitigated by conforming to the following measures: a. Following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot. b. All artificial slopes should be landscaped after grading with a combination of trees, shrubs, and groundcover. Special emphasis should be placed on utilizing native species, whenever possible. 67 . C. The tops of all graded pads should be graded 40 to drain away from all manufactured slopes and supplied with small berms around the edge. d. Grading should be scheduled to occur following the annual rainy season, if practical. If roads and down drains cannot be paved prior to the following rainy season, they should be sandbagged, where necessary, during the rainy season in order to minimize erosion and sediment transport. e. Wherever necessary, energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons (Mitigation Measure No. 25). •1 I . To reduce erosion and siltation in downstream watercourses, Applicant shall explore the use of automatic sprinkler systems, soil-moisture sensing devices, and drip irrigation systems (Mitigation Measure No. 26). Reduction of the chemical contaminants in the runoff is very difficult to achieve unless controlled at the source. During grading and construction, steps shall be taken to ensure that all waste chemicals, especially lubricants, paints, and fuels, are properly contained and transported off the site where they shall be recycled, destroyed, or stored. Controlling chemical loads after the Project is occupied depends primarily upon individual usage and disposal of detergents, petroleum products, fertilizers, pesticides, and other chemical wastes (Mitigation Measure No. 27). 92 to 0 •1 49 13. Could the activity result in the erosion or elimination of agricultural lands? NQ. A large portion of the site has, in the past been utilized for cattle grazing. Those activities are now excluded from the site. Similarly, areas historically used for agriculture are now fallow and have been invaded by annual grasses and herbs. The central mesa on the property currently has a system of approximately twenty (20) greenhouses. This use, however, by its nature, is not dependent upon soils conditions or drainage patterns specific to the Project site. The City of Carlsbad General Plan's Open Space and Conservation Elements states as an objective that the City should prevent the premature development of prime agricultural lands and preserve the lands wherever feasible. Also, in 1980 the Carlsbad City Council adopted an interim agricultural policy for land not designated agricultural in the General' Plan. In this policy the Council encourages the temporary use of these agricultural lands. However, the policy also states that it shall not preclude the ultimate development of land used for agriculture provided the development is consistent with Carlsbad's ordinances and policies. An important aspect of agriculture for this Project is the disestablishment of the agricultural preserve over Rancho Verde in 1981. The EIR which addressed the disestablishment of the Rancho Verde agricultural preserve indicated that the truck and flower crops grown on the property were unsuccessful because of a lack of soil depth and nonprime soils. However, the EIR indicated that the greenhouse operation is successful and the soils were rated good or fair for several crops. In 1980 the County Board of Supervisors S 0 • approved the disestablishment of the agricultural preserve by finding overriding social and economic considerations. Since this action, the agricultural value of land in the area of Rancho Verde has been significantly reduced (Woolley Annexation, EIR 82-3, page 68). As a result, implementation of the proposed Project will not have a significant impact upon agricultural lands or existing agricultural resources. No additional mitigation measures are, therefore, recommended. . 14. Could the activity serve to encourage development of presently undeveloped areas or intensify development of already developed areas? No. The evaluation of whether the Project will yield growth-inducing effects focuses on the consideration of S 0 several factors, including an assessment of whether the Project: (1) results in removal of economic, physical or political obstacles or constraints to development; (2) produces a potential for population in-migration to fill Project-related employment opportunities which, in turn, could induce • additional residential development; (3) results in an increased localized demand for goods and services at levels to induce commercial development; and (4) facilitates peripheral development through the extension of services to areas presently void of those services. The implementation of the Project will not remove existing development constraints, in that the Project is consistent with 5 existing land use policies. Development on that vacant property north of the site can occur in the absence of Project approval. S . 70 As discussed under Response 6 (page 48), the Project will not induce a demand for additional housing units or result in the creation of significant employment opportunities within the region. Impacts upon existing and proposed commercial activities is anticipated to be minimal. • As a result, the Project is not anticipated to produce a significant impact upon this topical issue. 15. Will the activity require a variance from established environmental • standards? jNo. The Project, as modified through the incorporation of those mitigation measures identified herein, is consistent with • all applicable environmental standards as imposed or established by the City and other environmental control agencies having jurisdiction thereupon. 00 16. Is the activity carried out as part of a larger project or series of projects? No. The proposed Project is not affiliated with other project • activities, nor does it represent a component or phase of a larger undertaking. Project activities are limited to those as described herein. 17. Will the activity require certification, authorization or issuance of a permit by any local, state or federal environmental control agency? Yes. In recognition of existing on-site watercourses, Applicant may be required to obtain a Section 1601/1603 permit from the California Department of Fish and Game and a 404 permit from the Army Corp of Engineers. In addition, and in response to the presence of contaminated soils on-site, . Applicant may require remediation permits from the County of 71 • San Diego Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board, the California Department of Health Services and the California Department of Transportation. See also Response 7, (page 49) and Response 19, below. • 18. Will the activity require issuance of a variance or conditional use permit by the City? The proposed Project is consistent with City zoning • standards. 19. Will the activity involve the application, use or disposal of potentially hazardous materials? • No. Based upon information contained in the accompanying "Remedial Action Plan: Soil and Groundwater Contamination, Rancho Verde" (Kleinfelder, Inc., May 15, 1989), attached • hereto as Appendix F, approximately 4,000 cubic yards of diesel contaminated soil (with total petroleum hydrocarbons above the regulatory action level) has been identified on-site in proximity to two underground diesel oil storage tanks. • These locations are shown in Figure 12 (On-Site Soil Contamination). Groundwater in the vicinity of the tanks contains hydrocarbons above drinking water standards. In addition, approximately two (2) cubic yards of soil containing • pesticides above regulatory action levels was encountered during environmental investigation. The remediation action plan contained in Appendix F indicates that the most feasible remedial alternative for the hydrocarbon contaminated soil was found to be bio- remediation by excavation and treatment of the soil on the surface by the stimulation of hydrocarbon degrading bacteria. That plan further recommends that the pesticide contaminated 72 0 . . . soil be excavated and hauled to a hazardous waste landfill. As a component of the remediation plan, a health risk assessment will be performed. In recognition of these conditions, the following mitigation measures are recommended. Implementation of these mitigation measures will minimize potential environmental impacts to a level which is not significant: Applicant shall obtain any and all permits and • comply with any informational or noticing requirements as may be required by the City of Carlsbad, the San Diego County Department of Health Services, the Air Pollution Control District, • the Regional Water Quality Control Board, the California Department of Health Services, the California Department 7 of Transportation, and any other permitting agency having jurisdiction 90 thereupon for the elimination of contaminated soils, the removal of underground storage tanks, and the remediation or groundwater contaminants, and shall comply with any and all terms and conditions as may be imposed upon Applicant by those permitting agencies (Mitigation Measure No. 28). Prior to the issuance of occupancy permits, the • Project site shall be certified by the San Diego County Department of Health Services (Hazardous Materials Management Division) indicated that the site has been effectively mitigated of contaminated • soil and groundwater conditions (Mitigation Measure No. 29). 20. Will the activity involve construction of facilities in a flood plain? . 74 • No construction activities are proposed within flood plain areas. Implementation of those mitigation measures • recommended in Response 12 (page 64) will minimize potential flood-related hazards and associated Project impacts to a level which is not significant. 21. Will the activity involve construction of facilities in the area of any active fault? Based upon information contained in the "Preliminary • Geotechnical Study - Proposed Rancho Verde Residential Development" (GeoSoils, Inc., February 16, 1989), no active faults are known to be on or in close proximity to the Project, and no faulting was observed during field observations • of the site. The closest known active faults are the Elsinore Fault (Clark, 1983; Mann, 1955), approximately 25 miles from the property, • the San Jacinto Fault (Sharp, 1967), approximately 50 miles, the Rose Canyon Fault (Kennedy, et al, 1980), approximately 7 miles and the Coronado Banks Fault, approximately 12 miles. One other fault showing at least Pleistocene movement in the • vicinity of the property is the La Costa Avenue Fault (Eisen- berg, 1985), approximately 4 miles away. Neither ground rupture nor liquefaction is considered a potential hazard on the property; however, the property is in a seismically active • region. Moderate to severe earthquake induced ground shaking (Modified Mercalli Scale VII-IX) should be considered in structural design. To minimize Project impacts to a level which is not significant, the following mitigation measure is recommended: Development of the site shall conform to those • recommendations presented in the "Preliminary 75 • [I Geotechnical Study - Proposed Rancho Verde I Residential Development" (GeoSoils, Inc., February 16, 1989) (Mitigation Measure No. 30). 22. Could the activity result in the generation of significant amounts of dust? jNo. Construction activities, which may occur as a result of the proposed Project, may result in both increased suspended particulate matter concentrations (i.e., dust) from earth movement, construction activities and traffic over dust-laden roads, and exhaust emissions from the heavy-duty, diesel- powered construction equipment. Based on Environmental Protection Agency ("EPA") estimates, fugitive dust emissions • from the excavation and grading phases of Project development will produce approximately 110 pounds per acre graded (Source: EPA, AP-42, 4th Edition, 1985, Page 112.4-1 (12/75). Actual daily dust emissions will vary depending on • the amount of activity each day; however, the majority of dust emissions will cease upon completion of the initial excavation and grading phase. • Site grading, including the removal of surface vegetation, and the disruption to the soil surface from excavation activities, construction equipment and foot traffic will exacerbate the potential for fugitive dust. To minimize Project impacts to a • level which is not significant, the following mitigation measures are recommended: Grading plans shall include an erosion, siltation and dust control plan to be approved by the City Engineer. That plan shall include provision for mitigation measures, such as temporary irrigation, temporary sedimentation basins and sand bagging S and shall include a watering and compaction 76 program. The plan shall ensure that discharge of surface runoff from the site during construction • activities shall not result in increased erosion or siltation of existing drainage facilities. A cash bond for proper erosion and fugitive dust control and clean up shall be required (Mitigation Measure • No. 31). LI C 00 40 To control fugitive dust during clearing, grading, earthmoving, or excavation, the Applicant shall institute a regular watering program of affected areas, or such other dust prevention measures as may be required by the City and the Air Quality Management District, pursuant to District Rule 403 requirements, water trucks or sprinkler systems shall be utilized to keep all areas subject to vehicular traffic damp enough to prevent fugitive dust (Mitigation Measure No. 32). When in the judgment of the City or the Air Quality Management District, wind conditions create a fugitive dust nuisance such as may occur under Santa Ana wind conditions, Applicant shall initiate a watering or other dust suppressant program to minimize wind erosion hazards (Mitigation Measure No. 33). Trucks importing or exporting soil material and/or debris shall be covered and/or sprinkled prior to entering public streets to minimize potential fugitive dust (Mitigation Measure No. 34). 0 23. Will the activity involve the burning of brush, trees, or other materials? F-J 77 • S No. No burning activities are associated with the proposed Project. I 24. Could the activity result in a significant change in the quality of any portion of the region's air or water resources? • No. Long-term impacts associated with the Project consist of emissions generated from both stationary and mobile sources. Stationary sources include emissions from on-site consumption of natural gas and from off-site electrical generation. Mobile source emissions are those associated with motor vehicle use. Stationary on-site emissions from natural gas consumption associated with the proposed Project are presented in Table 2 • (Estimated Daily Project Emissions from Use of Natural Gas), and are based upon an assumed natural gas consumption rate of 6,665 cubic feet per month per unit for all new residential units. S. Stationary emissions resulting from Project-related electrical energy demand will occur off-site at electrical power generating plants located throughout the utility's generating • network. The total emissions due to the incremental generation of electricity for this Project are given in Table 3 (Estimated Daily Project Emissions from Off-Site Electrical Generation), and assume an annual electric power consumption • of 6,081 kwh per unit for all new residential units. Power plant emission factors used assume a continued availability and use of natural gas in power plants with an average amount of hydro-electricity per year. Any increase in traffic will have a localized impact on air quality. Furthermore, the emissions associated with the Project would contribute to the total emissions within the area and result in an incremental increase in air pollution 78 • levels. An estimate of the total motor vehicle emissions 40 generated by traffic associated with the proposed Project is shown in Table 4 (Estimated Daily Project Motor Vehicle Emissions). An estimate of total long-term Project-induced emissions is • given in Table 5 (Total Estimated Daily Project Emissions). These long-term emissions include stationary sources such as natural gas and electrical consumption, combined with mobile (vehicular) sources. • Referencing Section 15064(i) of the State CEQA Guidelines: "[i]f an air emission or water discharge meets the existing standard for a particular pollutant, the Lead Agency may presume that the emission or discharge of the pollutant will not be a significant effect on the environment." Total Project emissions do not exceed threshold criteria. *I* Based upon the Project size and the amount of total Project emissions which are anticipated, impacts upon regional air quality are not considered significant. Incorporation of the following mitigation measure will, however, further minimize potential Project impacts: Incorporate energy conservation measures into parcel-specific design in accordance with energy to conservation requirements imposed by the California Energy Commission and Title 24 of the California Administrative Code. Subdivision plans and architectural and landscape design plans shall promote, to the maximum extent feasible, "passive design" strategies to maximize solar exposure, shading and natural cooling (Mitigation Measure No. 35). C 79 e TABLE 2 ESTIMATED DAILY PROJECT EMISSIONS FROM USE OF NATURAL GAS •1 0 0 ESTIMATED EMISSION FACTOR* EMISSIONS** POLLUTANT (lbs/million cu.ft.) (lbs/day) Carbon Monoxide 20.00 0.77 Hydrocarbons 5.30 0.20 Nitrogen Oxides 120.00 4.64 Sulfur Oxide Particulates 0.15 Me "Air Quality Handbook for Environmental Impact Reports," South Coast Air Quality Management District, Appendix H, revised April 1987. Based on an estimated natural gas consumption rate of 1,159,710 cubic feet per month for all units. Denotes negligible (less than 0.1 lbs/day). * ** .. 0 TABLE 3 ESTIMATED DAILY PROJECT EMISSIONS FROM OFF-SITE ELECTRICAL GENERATION EMISSION ESTIMATED FACTOR* EMISSIONS** AIR POLLUTANT (lbs/i ,000 kwh) (lbs/day) Carbon Monoxide 0.20 0.58 Hydrocarbons 0.01 - Nitrogen Oxides 1.15 3.33 Sulfur Oxides 0.12 0.35 Particulates 0.04 0.12 9 00 * 'Air Quality Handbook for Environmental Impact Reports," Power Plant Emissions Factors, South Coast Air Quality Management District, Appendix G, Revised April 1987. ** Assumed total annual electrical consumption rate of 1,058,094 kwh for all residential units. (-) Denotes negligible (less than 0.1 lbs/day). 0 0 Ll TABLE 4 ESTIMATED DAILY PROJECT MOTOR VEHICLE EMISSIONS • EMISSION ESTIMATED FACTOR* EMISSIONS** POLLUTANT (grams/mile) (lbs/day) Carbon Monoxide 4.93 189.11 • Reactive Hydrocarbons 0.45 16.11 Nitrogen Oxides 1.48 56.78 Particulates: Exhaust 0.091 3.49 Tire Wear 0.217 8.32 * California State Composite Moving Exhaust Emission Rates, 1990: • "Air Quality Handbook for Environmental Impact Reports," South Coast Air Quality Management District, revised April 1987, based on an average speed of 45 mph. ** Assumes 17,400 vehicle miles traveled based on 1,740 vehicle trip ends per day at an average trip length of 10 miles. • • 82 0 0 0 TABLE 5 0 TOTAL ESTIMATED DAILY PROJECT EMISSIONS STATIONARY TOTAL SOURCE MOBILE SOURCE PROJECT CONTRIBUTION CONTRIBUTION EMISSIONS (lbs/day) (lbs/day) (lbs/day) Carbon Monoxide 1.35 189.11 190.46 Hydrocarbons 0.20 16.11 16.31 Nitrogen Oxides 3.53 56.78 60.31 Sulfur Oxides 4.99 3.49 8.48 Particulates* 0.70 8.32 9.02 * Particulate emissions include both exhaust and tire wear sources from automotive sources. RR E [] 0 • Implementation of those mitigation measures identified in Response 12 (page 64) will minimize Project impacts upon • water quality to a level which is not significant. 25. Will the Project substantially increase fuel consumption (electricity, oil, natural gas, etc.)? jNo. Natural gas and electrical service will be provided to the site by the San Diego Gas and Electric Company. The proposed Project is estimated to consume approximately 139,026 therms of natural gas per year, based on a system average of 799 therms/year/unit (Source: Air Quality Handbook for Preparing Environmental Impact Reports, SCAQMD, revised April 1987, Appendix H). The San Diego 1] Gas and Electric Company does not anticipate a significant impact upon existing service commitments as a result of the proposed Project. 040 Li] The Project will require approximately 1,058,094 kilowatt hours of electricity per year based upon a consumption rate of 6,081 kilowatt hours a year per unit (Source: Air Quality Handbook for Preparing Environmental Impact Reports, SCAQMD, revised April 1987, Appendix F). This demand is within the design parameters of the San Diego Gas and Electric Company and expanded service can be provided without any significant impact upon that utility. To minimize potential impacts to a level which is not significant, the following mitigation measures are recommended: Prior to the approval of the final tract map, the San Diego Gas and Electric Company shall determine that existing facilities are adequate to meet Project demands (Mitigation Measure No. 36). C • . 26. Will the activity involve construction of facilities on a slope of 25 percent or greater? Yes. Existing site topography is illustrated in Figure 13 (Slopes Map). Project implementation will involve grading activities on certain slope areas which are currently in excess of 25 percent grade. This grading activity will be limited to those standards and those areas authorized under the City's Hillside Development Guidelines, and as necessary to provide access to flatter areas of the Project and to allow • for a reasonable use of the site. Incorporation of the following mitigation measures will reduce this potential impact to a level which is not significant: • 00 • Applicant shall submit a precise grading plan. Precise plans shall be prepared by a civil engineer and be based on recommendations of a soils engineer and an engineering geologist. Grading plans shall be reviewed by the City Engineer and Planning Department, shall be subject to a grading permit, and shall conform to the terms and conditions imposed under a Hillside Development Permit (Mitigation Measure No. 37). The overall shape, height and grade of any cut and • fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain (Mitigation Measure No. 38). [IJ During grading a soils engineer and engineering geologist shall provide adequate inspection of the site and specify changes if necessary (Mitigation Measure No. 39). • RIN • r I . .. . ; L - . - -. .. - _- • -.... - - -. .. EE • - S . • % - • 1 - - LEGEND - -. tt - • L4°15 Slopes 15-25% Slopes tJrfflllllr iftI H1Mllhi1'k1-\ - Slopes 3260 - - - + Slopes 5.60 - - 0 Total Acreage 216.16 SLOPES MAP FIGURE 13 mnrL-J --k 27. Will there be a significant change to existing land form? • (a) Indicate estimated grading to be done in cubic yards: 850,000 cubic yards • (b) Percentage of alteration to the present land form: 55 percent • (c) Maximum height of cut or fill slopes: 20 foot maximum cut slope 20 foot maximum fill slope jNo . A preliminary grading plan has been prepared for the purpose of estimating the, location and quantity of cut and fill activities anticipated on-site. In recognition of existing • S site topography and the desire to create development areas and accommodate an on-site circulation system, grading activities are estimated on approximately 55 percent of the site, with the remainder to be left undisturbed. Grading • activities are estimated to be balanced on-site. Incorporation of those mitigation measures identified in Response 26 (page 85) will minimize potential impacts to a • level which is not significant. 28. Will the activity result in substantial increases in the use of utilities, sewers, drains or streets? No. No substantial increase in utility consumption, sewer generation, or impacts upon regional storm drain facilities are anticipated. A traffic impact analysis (attached hereto as 0 Ls I1 • • S 0 Appendix G) has been prepared for the purpose of identifying Project-related impacts upon the area's road system. The purpose of this study was to conduct a manual traffic impact analysis for the proposed Rancho Verde Project. The Zone 11 and 12 Facilities Management Plan calls for the development of 2,515 low-medium density residential units over the next eight year. The Rancho Verde Project proposes 174 units, and is consistent with the yearly development for the years 1989 through 1995, and within the overall 2,515 dwelling unit allocation for the zones. 0 0411 S S I The traffic study found that mitigation measures need to be completed for both road segments and intersections. These improvements will need to be done to keep intersections and road segments at acceptable levels of service. These improvements will also need to be done to have a complete circulation system by the year 2010. Incorporation of the following mitigation measures will reduce Project impacts to a level which is not significant: The traffic generated from the Rancho Verde Project, is consistent with the Facilities Management Zone 11 and 12 plan and phasing. Any mitigation contribution by the Project shall be based on the amount of Project traffic generated on an equitable percentage basis consistent with an adopted zone financing plan (Mitigation Measure No. 40). All residential streets shall be developed in conformance with the Circulation Element of the General Plan and shall be designed in accordance with City standards and reviewed for approval by the City Engineer (Mitigation Measure No. 41). [S1.] J X! . 17, Adequate off-street parking shall be provided to ensure that a minimum of on-street parking will be required (Mitigation Measure No. 42). 29. Will the project significantly increase wind or water erosion of soils? No. Soil erosion potential will be increased during grading activities as a result of the removal of existing vegetation and prior to the re-establishment of site coverage. • Additionally, through the introduction of impervious surfaces, storm water discharge may be redirected and concentrated so as to potentially induce erosion (and sediment transport) in those areas. Incorporation of those mitigation measures • identified in Response 12 (page 64) and Response 21 (page 75) will reduce this potential impact to a level which is not significant. • 30. Could the project significantly affect existing fish or wildlife habitat? No. Incorporation of those mitigation measures identified in • Response 10 (page 54) will reduce Project impacts upon wildlife habitats to a level which is not significant. 31. Will the project significantly produce new light or glare? jNo . Project development will change existing land surface reflectivity during the day and create new sources of illumination during evening hours. Interior lighting, street . lighting and security lighting will add illumination to the Project area and may be visible off-site. As a result of the size and nature of the Project, this impact will not be significant. Incorporation of the following mitigation measure 0 89 is, however, recommended to further reduce potential Project impacts. 0 Low-intensity lighting should be used for roadway illumination and security where consistent with public safety. Street lighting plans shall be 0 submitted to the City for review and approval (Mitigation Measure No. 43). 0 040 0 0 S 0 KE 0 SECTION 5 . S I* S I I I S S S I I 5.0 ALTERNATIVES TO THE PROPOSED PROJECT 5.1 CEQA Requirements The California Environmental Quality Act and the State CEQA Guidelines establish mandatory elements for inclusion into Negative Declarations and environmental impact reports. Although a discussion of project alternatives is not required by statute, the inclusion of this analysis is submitted to foster informed decision-making. As a result, this Initial Study, beyond satisfying the minimum intent of CEQA, incorporates information more traditionally associated with EIRs. The State CEQA Guidelines, in Section 15126(d), requires that, in addition to the proposed project, environmental impact reports shall identify and evaluate a range of reasonable alternatives to the pending action which could feasibly attain the basic objectives of the project. Referencing the State CEQA Guidelines: • The discussion of alternatives shall focus on alternatives capable of eliminating any significant adverse environmental effects or reducing them to a level of insignificance, even if these alternatives would impede to some degree the attainment of the project objectives, or would be more costly. A specific "no project" alternative is mandated by these Guidelines. In addition to the "no project" alternative, a reasonable range of alternatives to the proposed action are to be identified to foster informed decision-making. Those Project alternatives identified in prior environmental impact reports, which incorporated all or portions of the project area, are analyzed herein. • 5.2 No Project The "no project" alternative assumes that the Project site is • retained in its existing condition and that development will not proceed at this time. This alternative does not, however, preclude its future development 91 . in accordance with planning and zoning standards in existence at the time of its development. Under this scenario, the Project site would continue to sit vacant. This use, while not in conflict with the City's General Plan, would not result in the furtherance of that plan. Housing opportunities and associated economic benefits would be lost or deferred pending ultimate site development. Similarly, under this alternative, existing site conditions would • remain. A hazardous materials assessment has identified the presence of soil contaminants (petroleum hydrocarbons and pesticides) on-site. In the absence of the Project, these conditions may remain without remediation. As a result, the "no project" alternative is not environmentally superior to the proposed • action. On September 3, 1989 Dr. Joel Weintraub, a vertebrate zoologist, visited the site to document the findings of earlier biological surveys (see • Appendix D). Based upon that research Dr. Weintraub, in his status report on the black-tailed gnatcatcher, attached hereto as Appendix E, examined the viability of potential mitigation measures on existing biological resources, including implementation of the "no project" alternative. He concludes that • avoidance of the action: Would NOT guarantee the survival of the Black-tailed Gnatcatcher in this area. Urbanization is rapidly approaching this parcel and with it will come increased human disturbances including pets. It is likely that if the northern hill containing the best sage parcel were to remain undeveloped, the characteristic sage animals may still disappear from the site. 5.3 Lower-Density Alternative Under this alternative, the Project site would be developed as a single-family detached project at a lower-density (with fewer dwelling units) than currently proposed. The premise of a reduced density alternative is the • assumption that a reduction in density correlates to a proportional reduction 92 • in environmental impacts, particularly relative to landform alterations (i.e., grading), biological impacts, air quality impacts, traffic generation, and impacts upon public services and utilities. These potential reductions may, however, be only partially obtainable. In the absence of a revised site plan, no definitive assessment of potential environmental impacts can be concluded. Referencing the conclusion of the biological survey, attached hereto as Appendix E, reconfiguration of the Project (i.e., such as to reduce the number or presence of dwelling units in proximity to sensitive habitat areas on-site) "would not guarantee the preservation of the Gnatcatcher. One needs to protect the sage from human disturbances, a difficult situation if humans are living up to the edge of the habitat." As a result, reduction in the number of dwelling units (for the purpose of preserving additional habitat areas on-site) may not beneficially impact the long-term viability of that habitat. A reduced density alternative may, however, have significant • economic ramifications associated with the allocation of proportional costs for site acquisition, preparation, and infrastructure improvements. Any reduction in the number of dwelling units would, in all likelihood, result in a higher unit cost (in that Project costs would be allocated across a lower consumer base). Section 15092(c) of the State CEQA Guidelines imposes specific limitations on mitigation measures which recommend density reductions for residential projects. Referencing that Section: [With respect to a project which includes housing development, the public agency shall not reduce the • proposed number of housing units as a mitigation measure if it determines that there is another feasible specific mitigation measure available that will provide a comparable level of mitigation. • Incorporation of those mitigation measures identified herein will reduce potential Project impacts to a level which is not significant. 93 • S 5.4 Alternatives from Prior Environmental Documentation . 5.4.1 Woolley Annexation: EIR 82-3 Environmental documentation prepared for the Woolley Annexation (EIR 82-3), incorporated herein by reference, included the majority of the Project area and analyzed a number of land use options for that portion of the site analyzed. Both a "no development" (i.e., retention and expansion of existing commercial/agricultural uses) and "development under the then existing San Dieguito Community Plan" (i.e., County Land Use Designations No. 2 (1 DU/acre) and No. 4 (2.9 DU/acre)) were examined. Under this Community Plan designation, 168 dwelling units would be allowed on that 148 acre of the Project site incorporated in the annexation. • Development proposed under the pending action represents a lower-density alternative than that the residential alternative analyzed in EIR 82-3. As a result, impacts from the proposed Project can be considered to be incrementally less than those identified (and found not to be significant) in • S that document. In addition to the "no project" alternative, an "increased open space" option was examined. Under that alternative, additional open space 5 areas would be preserved. The proposed Project will, however, substantially implement this alternative through the preservation of approximately 91.2 acres of open 41 space on-site. Under the pending action, over 42% of the site will be preserved. 5.4.2 La Costa Master Plan: EIR 307 I The La Costa Master Plan Final Environmental Impact Report ("FEIR") analyzed the potential environmental effects of the development of a 5,695-acre site, which included the northerly 68 acres of the proposed . Project. 94 11 That FEIR analyzed the potential environmental impacts associated with a lower-density residential alternative, a higher-density residential S alternative, and an agricultural land use alternative. The following summary of environmental impacts is extracted from that document: Development as Lower-Density Residential Reduction of possible traffic loads; Reduction of traffic-related pollution and noise levels; Reduction of utility loads; Possible reduction of tax base; Possible reduction in the amount of grading and disruption of existing vegetation and wildlife; and Many lots may be priced out of range of the intended market. Development as Higher-Density Residential An increase on utility loads; 00 Possible increase in the tax base; An increase in traffic loads and resulting noise and air pollution; A possible increase in grading and disruption of vegetation and wildlife; A possible reduction of unit prices; and A possible increase in the adverse visual impacts. Development of Remaining Land for Agricultural Use Undeveloped land will remain unchanged or will be brought under cultivation; Reduction of tax base from planned development; Reduction of utility loads; Reduction of traffic-related pollution; Proximity to highly assessed lands may make such farming infeasible; • Continued disruption of archaeological sites; 95 Erosion and downstream siltation will be a continual problem; Pollution of ground and surface water by nutrients will be a • continual problem; If dusting and spraying of crops with insecticides and fungicides is utilized, pollution of local air masses may be a problem; and Local water supplies may not be sufficient to support farming. • 5.5 Implementation of Project With Mitigation Banking Program When an animal or plant species is elevated to a Category 1 • (endangered or threatened) designation by the United States Fish and Wildlife Service, the Endangered Species Act, as amended, requires that a Habitat Conservation Plan ("HCP") be developed to allow for the incidental taking of that species. The HCP functions as a mitigation program through • which funds are collected for the acquisition and preservation of off-site habitat areas for the Category 1 species. The County of Riverside is, for example, currently developing an HCP for the Stephens' Kangaroo Rat. Under 0 this plan, developments which impact Stephens' Kangaroo Rat habitats, • contribute a fee (currently set at $1,950/acre on new development) for each acre of habitat disturbed. Funds are then utilized for habitat acquisition in an area to be designated in the HCP and approved by the U.S. Fish and Wildlife Service. Referencing that biological survey attached hereto as Appendix E: I see this [mitigation banking] as the only logical approach to • any impacts in San Diego County of the destruction of sage habitat. [W]here a large concern (or a series of small concerns or a city) could build up a monetary bank for mitigation use. If a project is built which would cause severe problems for the environment, but is economically necessary, then the "bank's" funds are withdrawn to pay for an • enhancement of the environment somewhere else. Mitigation bank funds could go to pay for habitat purchase, status surveys, and habitat maintenance. The situation of the Stephens' Kangaroo Rat is an important lesson here. This was a category 1 species, although • recognized as threatened by the State of California. In environmental impact reports it was given lip service with 96 little planning for the future. Today it is listed as . endangered and developers are being asked to pay for the cost of purchasing land for a preserve. These present developers are arguing they should not be held financially liable for the destruction of the habitat that many other developers had done. The expenses of habitat purchase will fall on the new users, rather than all the projects that used kangaroo rat land. If a mitigation bank could be set up in advance for the coastal sage scrub community in the Carlsbad area, the various governmental bodies will be better prepared when (not if) a species from this habitat is given a protected status. Implementation of this alternative could be undertaken by • allocating all or a portion of those funds collected for park fees (under the Quimby Act) for mitigation banking. This activity, if implemented City-wide and in conjunction with a (local or regional) biological survey to identify areas for preservation would effectively mitigate biological impacts from this • Project and other development activities within the City (or region) which may contain black-tailed gnatcatcher habitats to a level which is not significant. I . • I I . 97 0 SECTION 6 . . 0 6.0 MITIGATION MONITORING AND REPORTING PROGRAM 6.1 Mitigation Repoing and Monitoring Program Recently enacted legislation (Assembly Bill 3180), codified as Section 21081.6 of the Public Resource Code, requires public agencies to set up monitoring and reporting programs for the purpose of ensuring compliance with those mitigation measures adopted as conditions of project approval in order to avoid significant environmental effects identified in environmental impact reports and negative declarations, and adopted as conditions of project • approval. Pursuant to this requirement, the Lead Agency is obligated by statute to establish and monitor project compliance with those mitigation measures adopted as conditions of approval for the purpose of mitigating significant environmental effects. 00 6.2 Mitigation Measures from Prior ElRs 6.2.1 Woolley Annexation Mitigation Measures In 1983 the City Council of the City of Carlsbad certified EIR 82-3 • which was prepared for the purpose of analyzing the potential environmental impacts associated with the annexation and subsequent development of the Project area. In certifying that EIR, the City adopted the mitigation measures contained therein. To ensure Project consistency with relevant mitigation measures contained in EIR 82-3, those mitigation measures which were incorporated in that EIR have been identified in Appendix H. Adjacent to each mitigation measure is a determination of its application to the proposed Project, and if applicable, a reference to how that mitigation measure has been incorporated into this Initial Study. • r L As can be seen from this matrix, the proposed Project is consistent with, and in furtherance of, that environmental documentation. As a result of the incorporation of those mitigation measures identified herein and made conditions of Project approval, the Project, as mitigated, is in conformity with those assumptions incorporated in EIR 82-3. That document, as supplemented by this environmental impact assessment form, provides the • environmental basis for the City's issuance of a negative declaration for this Project, and indicates that the Project will not have a significant effect upon the environment. • 6.2.2 La Costa Master Plan Mitigation Measures In 1976, the City Council certified EIR No. 307, analyzing the potential environmental impacts associated with the adoption of the La Costa Master Plan (and corresponding General Plan amendment). In taking that action, the City adopted the mitigation measures identified therein. Those mitigation measures incorporated in EIR No. 307 have been • S identified in Appendix I. Adjacent to each mitigation measure is a determination of the mitigation measure's application to the proposed Project. Based upon this analysis, the proposed Project is consistent with those mitigation measures contained in that environmental impact report. S [] 99 fl SECTION 7 . . . S S S S 0 0 0 0 0 7.0 FINDINGS • The Environmental Impact Assessment Form shows that there is no substantial evidence that the Project, as amended to incorporate those mitigation measures identified herein, may • have a significant effect on the environment; Incorporation of those mitigation measures identified herein, made or agreed to by the Applicant, will avoid or mitigate any potential environment effects of the Project to a point where • clearly no significant environmental effects would occur; and The Project, as amended to incorporate those mitigation measures identified herein, is consistent with prior S environment documentation certified for this site and no new technical issues warrant the preparation of a subsequent or supplemental EIR in accordance with Sections 15162-15164 of S . the State CEQA Guidelines. C • I 100 • SECTION 8 . . fl 0 0 0 0 0 0 8.0 INDEX • The following index is provided to facilitate the public review of this document. Its intent is to direct reviewers to those specific topical issues and subject categories identified below and to assist in the assemblage and organization of those issues and categories. 10 Issue/Subject Page Agriculture 31, 69, 70, 94, 95 Air Quality 32, 34, 36, 74, 76, 77, 78, 79, 80, 81, 82, 83, 84, 95 Aesthetics 14, 15, 37, 43, 44, 95 Biological Resources 8, 14, 18, 19, 20, 21, 23, 26, 44, 51, 54, 57 58, 59, 60, 61, 62, 63, 89, 92, 93, 95, 96, 97 * Cultural Resources 18, 52, 95 Discretionary Actions.. 5, 17, 24, 37, 51, 59, 63, 67, 71, 72,74,79,85 Electricity .........................36, 78, 81, 84 *I* Employment .............................. 48,71 •1 Energy Conservation ..................... General Plan Consistency........ Geotechnical Impacts..................... Hazardous Materials ................. 19, 36, 52, 79 5, 8, 38, 41, 42, 49, 52, 54, 69, 72 88, 92, 94 33, 75, 76, 85 32, 33, 68, 72, 74, 92 Housing .................. Hydrology .......... Landform Alterations..... Landscape......................... 5,8,47,48,49,71,78,88,93 17, 22, 25, 26, 27, 28, 29, 30, 33, 49, 62, 64 66, 68, 72, 74, 75, 77, 87, 89 14, 15, 16,18, 19,20,21,28,29,30,34,35 36, 44, 46, 47, 51, 60, 63, 67, 68, 76, 85, 87 8, 15, 20, 46, 61 Land Use 5, 8, 10, 38, 41, 43, 47, 60, 70, 92, 94, 95 Light and Glare 39, 89, 90 . 101 P S Issue/Subject Page 40 Is Natural Gas ......................... 36,78,80,84 Noise ............................ 16,46,47,95 Open Space Preservation......5, 8, 14, 18, 19, 20, 21, 22, 43, 44, 49 51,60,61,62,63,94,96,97 Public Utilities ....................36, 78, 84, 87, 93 Transportation .....16, 32, 36, 38, 62, 67, 74, 77, 78, 79, 82, 88, 95 Unique Resources ............................49 Water Quality .................. 25, 59, 67, 72, 74, 78, 79 Woolley Annexation 8, 10, 54, 70,94,98 S S . S S S S 102 0 IU1?E ND€ES . . . S S S S S S S S S i• is I * 10 APPENDIX A 040 MITIGATION MEASURES MATRIX . . . MITIGATION MEASURE MATRIX ENVIRONMENTAL IMPACT 0 0 0 0 0 . 2 0 C MITIGATION MEASURE E . . - .2 Z 0 .2 .2 o 0 o. > 0 ots 'I E c. • D • .2 0'- .ø '- 0 0 8 0 = 0 0 • 0 _J a. m . x 0 , < • C W . 0. c 0 .J I- 9 - Aesthetic Impacts Major manufactured slopes shall incorporate contour grading techniques to soften visual appearance. These techniques may include horizontal undulation of slopes, variations of slope gradients at various horizontal in- tervals as well as top and toe of slope, and contour rounding where manufactured slopes meet natural slopes to produce smooth transitions. The impacts to topography and visual aesthetics will be reduced through the incorporation of the following design strategies: a. Grading for building pads and roadways shall be accomplished in a manner that would maintain the appearance of natural hillsides. 1. 2. . . ENVIRONMENTAL IMPACT 3 0 0 U 0 C 0 .2 C MITIGATION MEASURE 0 a o C 0 c a - 0 . o o a cc 0 0 -g E 0 £ o I- = o 0 C -J WE C Q. 3 N 0 0 0 • c Ui .0 O. C 9 b. Innovative and varying siting techniques shall be utilized. c. To avoid excessive grading, roadways shall follow natural contours where feasible. d. A landscape plan shall be prepared that satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and undeveloped pad areas. Landscaping shall be accomplished immediately as soon as practical after grading activities have been completed. e. Manufactured slopes shall be of minimal height and contour graded. Land Use Compatibility Construction equipment should be stored on the Project site during grading activities to eliminate heavy-duty equipment truck trips. - - - - . C S S . . S S S S . 4. 5. 6. ENVIRONMENTAL IMPACT 27 0 .5 0 C .9 C MITIGATION MEASURE ° ' 0 a 0 .5 0 0 "5.5 0 2 0 ° —0 0 0 o c — < E e 3 ° o .9'- 2 0 8 I- 0 o o - C — 0 C to .j 0— L.,C a. ' D N 0 x 0 0 a < I- = w C All construction vehicles should be equipped with the most modern noise mufflers and all engines should be kept in proper tune. - - - - Grading and other construction activities, including the repair and maintenance of --- construction equipment, should be restricted to those hours and those days as may be established under the City's Noise Ordinance. Preservation of Unique Resources Applicant shall obtain a Section 1601/1603 permit from the California Department of Fish and Game for any proposed alterations to existing natural watercourses on-site and shall comply with any and all permit re- quirements associated therewith. Applicant, in conjunction with the Department of the Army Corp of Engineers, shall determine whether a 404 permit shall be required for alterations to wetland areas. If applicable, Applicant shall obtain said permit and comply with those conditions imposed therewith. . . I ENVIRONMENTAL IMPACT — 0 0 0 0 4. c 0 c MITIGATION MEASURE OctE 0 0 0 0 41 0 a • 0 000 ca 0 C) 000 0 W> M 0 • • C 0 •) .2 C D . a .. D 0 = L. 0 - •u FE C 0 • • < C 0 -J 0 L. C m H x 0 o . 0 s ii . a. c 0 .. i— 9 .J Applicant shall prepare and record, after review and approval by the City, an open space easement(s), or such other mechanism as may be mutually agreed upon by the Applicant and the City, for the preservation of approximately 91.2± acres of natural open space area on-site: That easement(s), or alternative mechanism, shall have as an objective, the preservation of existing natural biological resources within those areas In a manner which balances public health and safety considerations with the open space objectives of the City, and prohibits improvements or landform altera- tions within those areas, other than as may be required to preserve and/or maintain the public health and safety. — - 7. . . S 0 S ENVIRONMENTAL IMPACT 0 C 0 C .9 c MITIGATION MEASURE ° CL c o C a o ; 0 O0 0 0 • . C ' - E . ° 00 .g . = 0 ( 0 0 C • Q.D m x x o < 0 C .0 C 9 Biotic Resources Impacts to the coastal sage scrub communi- ties shall be minimized by monitoring gra- ding in the areas of this habitat by a qualified biologist and by hand clearing fire safety zones Instead of with the use of heavy equipment. Compensation for the loss of this habitat type shall be made by revegetating cut and fill slopes with coastal sage scrub species native to the area if approved and consistent with Fire Marshall and fuel modification zone requirements. This revegetating would help replace valuable habitat for the black-tailed gnatcatchers in the area. Applicant shall preserve approximately 91.2± acres on-site as natural open space areas and shall prepare, and submit for City ap- proval, and record an open space easement or such other mechanism as may be mutually agreed upon by the City and the Applicant for the preservation of those areas. 9. a . I a a a a . 10. 11. ENVIRONMENTAL IMPACT .! C 0 C .2 c MITIGATION MEASURE E .s_o o • a • 0 - • 0 75 0 • • 9 C C o o < E 0 ö 0 0 O .g • & 0 o C • - • 0 C 0 -J • a. M z an 0 c .D IL C .4 — ad 1 2 The canyons and other areas not to be im- pacted directly should be protected from degradation by permanent conservation open space easements. These easements shall be incorporated into the grading and con- struction plans. Grading of the site should be monitored by a qualified bio- logist to ensure that impacts to open space areas are minimized. — Applicant shall prepare, as a component of Applicant's approved landscape plan, a re- source management plan that includes speci- fic standards for revegetation, including willow scrub and coastal sage scrub revege- •tation guidelines to ensure the re-esta- blishment of those habitat areas on-site. That management plan shall identify a plant palette, plant arrangement (size and spa- cing), and planting guidelines. Applicant shall comply with all requirements identi- fied in the resource management plan. S S S S o . S S S S S . 12. 13. ENVIRONMENTAL IMPACT • • 4. C o I) .2 c MITIGATION MEASURE o a E o ' • a. . . o .- o 0 - o 0 00 0 • • .2 . C 0 0 - •( E 2 c3 0 ID 4. V • 2 &.0 V • • 5 C, = .2 .9 0 O < C -0.1 • Q. m 0 < I- 0 - C- w .0 a. V C ...i Opportunities for habitat replacement and enhancement, consistent with public health and safety considerations, shall be maxi- mized and realized to the greatest extent feasible in an effort to replace lost habi- tat areas. Replacement and enhancement ef- forts shall maximize taxonomically similar plant materials to achieve the greatest value to wildlife as cover, food and breeding areas. In order to facilitate replacement of wil- low scrub habitat, the central open space area is proposed as a potential site for habitat replacement. A 0.6± acre expansion to the existing willow scrub habitat in that area is proposed. 14. ENVIRONMENTAL IMPACT II I I I I I I I I III I i .!I 2 I il I,I I 1:9 1 0 1 I 101 0 1 101 Id I I_I0I Itlol II 101 IIcl MITIGATION MEASURE I C 0 o-II I IC I E 1_ 1>1 101I0 10 OIL. 0 10,0 0 1 I 0I.!Ii Sl lol I O1 o I >0 i0 l.2IIgI<I2IO i 0 0> j0 • 1DI 'I 01 I .0C I 0151 I I Iii y imI I .2 I2I yb 1 I 2 I 01 I I I I I 01 0 0 C C I°i NI 0 1 i C j IL <l-IImlxoi<I 0 1t1 Cw Q. .JI-..J Applicant, in discussions with the City, and consistent with public health and safe- ty, shall consider the incorporation of large diameter drainage conduits under those roadway segments which intersect na- tural open space areas, to counteract the effects of fragmentations of open space areas caused by those roadways, to enhance wildlife mobility and to eliminate or mini- mize the attrition of species over time by facilitating dispersal and recolonization. III 15. 16. . . . . S . ENVIRONMENTAL IMPACT .! 0 .2 - C .2 c MITIGATION MEASURE o E , a " .! = o •5 • 0 S oO • .2 g 0 - E 2 o . 0 V to .2 2 0 Z & >1 I- = - 0 •O - u C • S < S -J I- Q. m S x 0 0 ( • c w .a . c 9 Areas that support populations of San Diego thornmint shall be protected from future impacts (e.g. off-road vehicles, trampling, etc.). An informal consultation with the California Department of Fish and Game shall be conducted prior to Project implementation and the results included in the Project's open space easement and resource management plan. The consultation shall also formalize a monitoring program which would monitor the protected areas during grading and Project construction activities. It shall also include a program to monitor the populations for two years after the Project is complete and residences are occupied to assess the success of the protection program. Adjust- ments to the San Diego thornmint preserva- tion tion plan shall be made as needed to ensure continued existence of the populations. - - - S . . . 0 ENVIRONMENTAL IMPACT w 4.. C 0 C a o MITIGATION MEASURE oe o . .2 0 0 E (3 2 .g I- .2° C • 0 C N 0 0 0 0 c a C • . 2 ca I 0 7C w a. ..j Pursuant to Section 1601/1603 of the Fish and Game Code, Applicant shall contact the California Department of Fish and Game to determine additional permitting require- ments, if any, in compliance with that statute. If a subsequent permit is re- quired from the California Department of Fish and Game, Applicant shall undertake and complete those actions required thereunder. - - 17. . S S • S S . 18. ENVIRONMENTAL IMPACT 0 a U a C 0 a C 0 c MITIGATION MEASURE a E O L. • a . a S.. a • S.. a 0 95 0 a • a • .2c >' < E 2 0 :) .2 0 . t ! & = 0 a a .( C a -J • .D .2 m .* x x 0 .k ( • C W 3 0. C • -J P 9 Hydrology/Water Quality Prior to the approval of the final tract map, the Applicant shall submit to the City Engineer for approval, a hydrology study, prepared by a hydrologist, civil engineer or engineering geologist, demonstrating that surface runoff from the subdivided area to off-site parcels does not adversely impact those parcels as a result of proposed acti- vities, and including specific design para- meters for Project drainage facilities as appropriate to accommodate site-specific de- mands and in accordance with flow criteria, design standards and construction require- ments of the City. The required drainage facilities shall be of a size and type suf- ficient to carry runoff waters originating from upflow properties through the subject property to a discharge site as approved by the City. - - I . 0 0 0 S ENVIRONMENTAL IMPACT ., C o C 0 c MITIGATION MEASURE ° .., 0 c 2 . a C - 41 0 a • o.' • 2 .g C a - C .2 2 D P4 0 0 • = . 0 V c 0 0 _J C O. 2 • m '000 • 0 < C 9 -J Applicant shall provide the City with docu- mentation, prepared by a hydrologist or civil engineer, ensuring that proposed im- provements to storm drain facilities are adequate to ensure low-velocity flows through natural drainage areas to prevent erosion and preserve the ecological balance . of those habitat areas. The Applicant shall construct storm drains coincident with the development of the sub- division map area. These improvements shall be constructed according to final engineering drawings to be approved by the City Engineer. In conjunction with the recordation of the final tract map, Applicant shall dedicate all necessary right-of-way easements for all on-site storm drain facilities to the City or such other entity as may be identi- fied by the City, in a form acceptable by the City or such other entity. - 19. 20. 21. S I . ENVIRONMENTAL IMPACT 0 C' C .2 - C .9 c MITIGATION MEASURE 0 . C) •0 • 0. E = 0 o 0 0 (3 0 .2° - 0 0 • o .9 C > C 0 = 5 E 0 0 . 0 Cr cc .2 .2° 0 .v I- . 2 , .2 - 0 C < -j !E o. .9 m .0 >. N o x 0 - < 0 Wc - .0 Q. C -J o - - - 2 No structure shall be located, constructed or substantially improved, other than circulation improvements authorized under the approved tract map, on properties which are within watercourse or open space areas unless such structures constitute health and safety or flood control improvements or resource man- agement efforts approved by the City and consistent with the terms and conditions of the Section 1601/1603 permit, if applicable, from the California Department of Fish and Game, and such improvements will not sub- stantially impede the flow of water or result in any increase in flood levels during the occurrence of the 100-year flood discharge. - Erosion control measures shall be incorpo- rated into all grading plans submitted to the City to minimize potential increases in short-term erosion and sediment transport both on-site and downstream. Such measures will be provided in accordance with City requirements, and may include the timely revegetation of graded areas and the use of temporary control devices. - - - - - 22. 23. . 24. 25. ENVIRONMENTAL IMPACT = .!4- C) 0 C MITIGATION MEASURE C) c o c _ a. . . •90 0 0 0 0 Isms 2 ) .. 5 E c3 0 • — 0 S.. = 0 • 0 c - In order to mitigate potential impacts on water quality, a street sweeping program shall be implemented on-site for all in- ternal roadways. The impacts associated with future develop- ment can be mitigated by conforming to the following measures: a. Following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot. b. All artificial slopes should be land- scaped after grading with a combination of trees, shrubs, and groundcover. Spe- cial emphasis should be placed on utili- zing native species, whenever possible. c. The tops of all graded pads should be graded to drain away from all manufac- tured slopes and supplied with small berms around the edge. 26. ENVIRONMENTAL IMPACT - 0 c .9 c MITIGATION MEASURE a. E 0 3 C) a. E - 0 - '- o - 0 0 00 0 0 0 - Q3 3 0 - E 5 v : v . W oO to 0 U 0 - 3 a E' 0 0 . ro C c •. X o 0 ( • LU = . 0. D -J d. Grading should be scheduled to occur following the annual rainy season, if practical. If roads and down drains cannot be paved prior to the following rainy season, they should be sand- bagged, where necessary, during the rainy season in order to minimize erosion and sediment transport. e. Wherever necessary, energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons. To reduce erosion and siltation in down- stream watercourses, Applicant shall ex- plore the use of automatic sprinkler sys- tems, soil-moisture sensing devices, and drip irrigation systems. . . I I S . 27. ENVIRONMENTAL IMPACT 0 • 0 a- 0 0 C 2 c MITIGATION MEASURE CL ° E °E! 0 c 0 om 0 - a 0 - $ o = 0 0 0 o =0 o IS 2 a c a - E • • IS .j !c a. .9 m x x 0 < WC 0. -J 1 4 Reduction of the chemical contaminants in the runoff is very difficult to achieve unless controlled at the source. During grading and construction, steps shall be taken to ensure that all waste chemicals, especially lubricants, paints, and fuels, are properly contained and transported off the site where they shall be recycled, destroyed or stored. Controlling chemical loads after the Project is occupied depends primarily upon individual usage and disposal of detergents, petroleum products, fertili- zers, pesticides, and other chemical wastes. • • • . o . • • • . 28. 29. ENVIRONMENTAL IMPACT .0 2? 0 .2 0 MITIGATION MEASURE = 0 0 0 C 0 0 o E 0 . N 0 0 0 C .J i..0 Q. o - D T 0 X 0 0 - < 0 c W .0 0. C -J 1 co -J Hazardous Materials Applicant shall obtain any and all permits and comply with any informational or noticing requirements as may be required by the City of Carlsbad, the San Diego County Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board, the California Department of Health Services, the Cali- fornia Department of Transportation, and any other permitting agency having jurisdiction thereupon for the elimination of contaminated soils, the removal of underground storage tanks, and the remediation or groundwater contaminants, and shall comply with any and all terms and conditions as may be imposed upon Applicant by those permitting agencies. Prior to the issuance of occupancy permits, the Project site shall be certified by the San Diego County Department of Health Ser- vices (Hazardous Materials Management Divi- sion) indicated that the site has been effectively mitigated of contaminated soil and groundwater conditions. 30. 31. . 0 S S S S S S S S ENVIRONMENTAL IMPACT 0 Z (3 C 0 C 0 c MITIGATION MEASURE ° e a o a . 0 0 • . C, : 0 0 ).,0 • 0 2 C , C C o C o 0 a0 .6I- • • • & le- • < • -J !c a. .2 0 < • C w .0 3 a. C - 0 ' • -J Geotechnical Impacts Development of the site shall conform to those recommendations presented in the "Preliminary Geotechnical Study - Proposed Rancho Verde Residential Development" (GeoSoil, Inc., February 16, 1989). Air Quality Grading plans shall include an erosion, siltation and dust control plan to be approved by the City Engineer. That plan shall include provision for mitigation measures, such as temporary irrigation, temporary sedimentation basins and sand bagging and shall include a watering and compaction program. The plan shall ensure that discharge of surface runoff from the site during construction activities shall not result in increased erosion or siltation of existing drainage facilities. A cash bond for proper erosion and fugitive dust control and clean up shall be required. S S . ENVIRONMENTAL IMPACT 4- C 2 - C 2 c MITIGATION MEASURE C, c a. > - 0 02 • • . • • .2 C ) • 4- 5 .( Q 0 C .c ° 0 C •E m x x g a 0 wC .0 a. C -J • S.. I- -J To control fugitive dust during clearing, grading, earthmoving, or excavation, the Applicant shall institute a regular watering program of affected areas, or such other - dust prevention measures as may be required by the City and the Air Quality Management District, pursuant to District Rule 403 requirements, water trucks or sprinkler systems shall be utilized to keep all areas subject to vehicular traffic damp enough to prevent fugitive dust. - - When in the judgment of the City or the Air Quality Management District, wind conditions create a fugitive dust nuisance such as may .occur under Santa Ana wind conditions, Ap- plicant shall initiate a watering or other dust suppressant program to minimize wind erosion hazards. 32. 33. . . S S S $ . 34 35. 36. ENVIRONMENTAL IMPACT 0 0 0 0 0 C 0 c MITIGATION MEASURE CL E , • .5 . U • 0 $ o 0 90 • " . .2 . • 0 - 4C E c 0 0 32 coy • 0 < C 0 -J 0 a. M 0 ( 0 c W .0 a. C . I- 9 -a Trucks importing or exporting soil material and/or debris shall be covered and/or sprinkled prior to entering public streets to minimize potential fugitive dust. Energy Conservation Incorporate energy conservation measures into parcel-specific design in accordance with energy conservation requirements im- posed by the California Energy Commission and Title 24 of the California Administra- tive Code. Subdivision plans and archi- tectural and landscape design plans shall promote, to the maximum extent feasible, "passive design" strategies to maximize solar exposure, shading and natural cooling. Public Utilities Prior to the approval of the final tract map, the San Diego Gas and Electric Company shall determine that existing facilities are adequate to meet Project demands. - - - OB 38. 39. S S S S S S . ENVIRONMENTAL IMPACT .0 2 c - .9 c MITIGATION MEASURE E C - • a 0 - o . o •• o • - O • C 2 8 0 0 mo g 0 0 = D • • C • 1.c < .9 0 C W .0 0. • - J C 9 -it Land Form Alterations Applicant shall submit a precise grading plan. Precise plans shall be prepared by a civil engineer and be based on recommen- dations of a soils engineer and an engi- neering geologist. Grading plans shall be reviewed by the City Engineer and Planning Department, shall be subject to a grading permit, and shall conform to the terms and conditions imposed under a Hillside Develop- ment Permit. - The overall shape, height and grade of any cut and fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain. During grading a soils engineer and engineering geologist shall provide adequate inspection of the site and specify changes if necessary. - - - - . I I I . . ENVIRONMENTAL IMPACT 0 — C C0 MITIGATION MEASURE $ a 4- • 0 c 0 S 2 Os o S 5 0 oO 0 45 0 a 0 .2 2 E V C O O .( C S .. a m 0 . ( L. 0 C W - . 0 0. V c to J ' 4- 2 Traffic/Circulation The traffic generated from the Rancho Verde Project is consistent with the Facilities Management Zone 11 and 12 plan and phasing. Any mitigation contribution by the Project shall be based on the amount of Project traffic generated on an equitable percen- tage basis consistent with an adopted zone financing plan. - - - - All residential streets shall be developed in conformance with the Circulation Element of the General Plan and shall be designed in accordance with City standards and re- viewed for approval by the City Engineer. -- Adequate off-street parking shall be pro- - vided to ensure that a minimum of on-street parking will be required. - . - 40. 41. r —.—.00O —" —1 .h Lfl W SCD CD - CD — — —'• — — -1 - C) Cd P) CD >1 0) — 0 r+ 0) —. Z 0CD v,0_fI, 0v)0) M 0) Cr CD CD = • 0_ CO c-+•• — C-,. —• C CD C14, (D = m c.+ — 0 CD = CD CD CD 0.. C_s. C_srn CD—$ CD 0 •1 Aesthetics Land Use Compatibility Preservation- of Unique Resources m Z Biotic Resources - Hydrology and 0 Water Quality z Hazardous Materials m z Geotechnical Impacts > Air Quality Energy Conservation > Public Utilities C) Landform Alterations Traffic/Circulation Light and Glare . 0 •0 0 0 0 0 S 0 S . APPENDIX B 5 ENVIRONMENTAL IMPACT ASSESSMENT 11 . 0 INSTRUCTION SHEET FOR EILLING OUT ENVIRONMENTAL IMPACT ASSESSMENT -FORM'- PART I This Environmental Impact Assessment (EIA) Form - Part I will be used to determine what type of environmental documentation (i.e. Environmental Impact Report, Mitigated Negative Declaration, Negative Declaration or Exemption) will be required to be prepared for your application, per the California Environmental Quality Act (CEQA) and Title 19 of Carlsbad's Municipal Code. The clarity and accuracy of the information you provide is critical for purposes of quickly determining the specific environmental effects of your project. Recent judicial decisions have held that a "naked checklist", that is a checklist that is merely checked "yes" or "no", is insufficient to comply with the • requirements of the California Environmental Quality Act. Each "yes" or "no" answer must be accompanied by a written explanation justifying the "yes" or "no" answer. This is especially important when a Negative Declaration is being sought. The more information provided in this form, the easier and quicker it will be for staff to complete the Environmental Impact Assessment Form - Part II. S . Ll 11 • CASE NO. DATE: 0 ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART I (To be Completed by APPLICANT) Applicant: Brighton Homes Attn: Ken Meddock Address of Applicant: 505 North Tustin Avenue, Suite 250 Santa Ana, California 92705 Phone Number: A714 ) 667 - 3999 Name, address and phone number of person to be contacted (if other than Applicant): NA GENERAL INFORMATION: (Please be specific) Project Description: Tentative Tract Map and Hillside Development Permit for a 174 unit single-family detached residential subdivision on 216.16± gross acres loca.ted in the City of Carlsbad (See Figures. 1 and 2). • Project Location/Address: Site is located in the southeastern corner of the City, east of-Rancho Santa Fe Road and immediatedly east of Calle Acervo. Assessor Parcel Number: 264 - 010 - 021/022/023/025 General Plan/Zone of Subject Property: RL / R1:25,000 and PC Local Facilities Management Zone: Zone 11 • Is the site within Carlsbad's Coastal Zone? No Please describe the area surrounding the site to the North: Vacant East: Single-family estate • South: Single-family estate West: Single-family residential List all other applicable permits & approvals related to this project: Hillside Development Permit; Tentative/Final Tract Map 2 . F--, LI S • • • • • • ________ ORANGE COUNTY RIVERSIDE COUNTY . 4 Pala Fatibrook •1 II * Vista Oceanside Carlsbad San Marcos scondido PROJECT LOCATION o Encinitas 0 •Rancho Jna. Bernardo OA I 31, Del Mar I Poway \akeside Miramar La Jolla Santee I j Alpine —Pacdic 8each eEl Cajon I sti .Spring Valley San Diego/Lemon Point Loma Grove • Codo, I.N:tional City hula Vista C ula VLista .-4 IE 1A • • • • I •I Springs B-orrego Ocotillo Wells -j ix W 0. I Jatu To- FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO. - - I 3/a9 77 . . :1 * ' Al - 2 too - ' 3, N. ki (/ u\WF S ,=:r—: - I ' ) 7 Leo • V - '--- ( P 44' -s'- :f ii I • E - cl • ?"(rPROJECT LO YIN tee py Li ae Z 49 0 2010 FIGURE 2. PROJECT LOCATION ON U.S.G.S. 7.5 MINUTE TOPOGRAPHIC MAPS, RANCHO SANTA FE AND ENCINITAS QUADRANGLES R-1973 3/89 0 (Please be Specific. Attach Additional Pages or Exhibits, if necessary) 1. Please describe the project site, including distinguishing natural and manmade characteristics. Also provide precise slope analysis when a slope of 15' or higher and 15% grade or greater is present on the site. Predominant land forms are rolling hills. Portions of the site have previously been utilized for agricultural activites (e.g. grazing). Encinitas Creek is located aong the site's northern boundary. Slope gradients are illustrated on the accompanyin9 constraits map. 2. Please describe energy conservation measures incorporated into the design and/or operation of the project. Subsequent single-family development will incorporate all energy conservation measures as may be required under Title 24 of the California Administrative Code. 3. PLEASE ATTACH A PROJECT SUMMARY SHEET WHICH SHOWS THE FOLLOWING: n a. If a residential project identify the number of units, type of units, schedule of unit sizes, range of sale prices or rents, and type of household size expected, average daily traffic generation (latest SANDAG rates). 174 two-story single-family dwelling units. Average size is anticipated S to be approximatedly 3,200 square feet. Range of sales prices not avail- able at this time. Traffic generation is anticipated to be 1,740 ADT. b. If a commercial project, indicate the exact type, activity(ies), square footage of sales area, average daily traffic generation (latest SANDAG rates), parking provided, and loading facilities. NA c. If an industrial project, indicate the .exact type or industry(ies), • average daily traffic generation (latest SANDAG rates), estimated employment per shift, time of shifts, and loading facilities. NA d. If an institutional project, indicate the major project/site function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project. NA • Ae 3 • . I. ENVIRONMENTAL IMPACT ANALYSIS • Please Answer each of the following questions by placing a check in the appropriate space. Then, fully discuss and explain why each item was • checked yes or no. Provide supporting data if applicable. Attach additional sheets as necessary. YES NO • 1) Could the project significantly impact or change present or future land uses in the vicinity of the activity? X EXPLANATION: See explanation under Section 4.2 • Response No.1 (page 41) in the accompanying Expanded Initial Study. 2) Could the activity affect the use of a recreational • area, or area of aesthetic value? X EXPLANATION: See explanation under Section 4.2 3) Could the activity affect the functioning of an established community or neighborhood? X • EXPLANATION: See explanation under Section 4.2 Response No. 3 (page 46) in the accompanying Expanded Initial Study. 4) Could the activity result in the displacement of community residents? ______ EXPLANATION: See explanation under Section 4.2 Response No. 4 (page 47) in the accompanying Expanded Initial Study. • . 4 YES NO 5) Could the activity, increase the number of low and moderate cost housing units in the city? EXPLANATION: See explanation under Section 4.2 Response No. 5 (page 47) in the accompanying Expanded Initial Study. 6) Could the activity significantly affect existing housing or create a demand for additional housing? EXPLANATION: See explanation under Section 4.2 Resi5onse No. 6 (page 48) in the accompanying Expanded Initial Study. 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, state or nation? EXPLANATION: See explanation under Section 4.2 Response No. 7 (page 49)in the accompanying • Expanded Initial Study. 8) Could the activity significantly affect an historical or archaeological site or its settings? • EXPLANATION: See explanation under Section 4.2 Response No. 8 (page 52) in the accompanying Expanded Initial Study. • 9) Could the activity significantly affect the potential use, extraction, or conservation of a scarce natural resource? EXPLANATION: See explanation under Section 4.2 Response No. 9 (page 52) in the accompanying Expanded Initial Study. I . 5 X .14 X • YES 10) Could the activity significantly affect. fish, wildlife or plant resources? X EXPLANATION: See explanation under Section 4.2 Response No. 10 (page 54) in the accomDanying Expanded Initial Study. 11) Are there any rare or endangered plant or animal species in the activity area? X EXPLANATION: See explanation under Section 4.2 12) Could the activity change existing features of any of the city's stream, lagoons, bays, tidelands or beaches? X 00 EXPLANATION: See explanation under Section 4.2 Response No. 12 (page 64) in the accompanying Expanded Initial. Study. 13) Could the activity result in the erosion or elimin- ation of agricultural lands? X EXPLANATION: See explanation under Section 4.2 Response No. 13 (p a ge 69) in the accompanying 14) Could the activity serve to encourage development of presently undeveloped areas or intensify develop- ment of already developed areas? IF am. UITIMMOMMMIUST11M El 0 YES NO 15) Will the activity require a variance from estab- lished environmental standards (air, water, noise, etc.)? X - EXPLANATION: See explanation under Section 4.2 Response No. 15 (page 71) in the accompanying Expanded Initial Study. 16) Is the activity carried out as part of a larger project or series of projects? X EXPLANATION: See explanation under Section 4.2 Response No. 16 (page 71) in the accompanying • 17) Will the activity require certification, authoriza- tion or issuance of a permit by any local, state or federal environmental control agency? EXPLANATION: See explanation under Section 4.2 • Response No. 17 (page 71) in the accompanying Expanded Initial Study. 18) Will the activity require issuance of a variance or • conditional use permit by the City? EXPLANATION: See explanation under Section 4.2 Response No. 18 (page 72) in the accompanying • Expanded Initial Study. 19) Will the activity involve the application, use, or disposal of potentially hazardous materials? • EXPLANATION: See explanation under Section 4.2 Response No. 19 (page 72) in the accompanying Expanded Initial Study. VA Will the activity involve construction of facilities LU in .a flood plain? EXPLANATION: See explanation under Section 4.2 Response No. 20 (page 74) in the accompanying Expanded Initial Study. Will the activity involve construction of facilities in the area of an active fault? EXPLANATION: See explanation under Section 4.2 Response No. 21 (page 75) in the accompanying - Could the activity result in the generation of significant amounts of dust? EXPLANATION: See explanation under Section 4.2 RcpnnceNo. 22 (page 76) in the accompanying Fpndd Tnitial Stiidy Will the activity involve the burning of brush, trees, or other materials? EXPLANATION: See explanation under Section 4.2 Response No. 23 (page 77) in the accompanying Expanded Initial Study. • 24) Could the activity result in a significant change in the quality of any portion of the region's air or water resources? (Should note surface, ground water, off-shore.) EXPLANATION: See explanation under Section 4.2 Response No. 24 (page 78) in the accompanying Expanded Initial Study. I S 8 20) 17J 21) 22) 23) NO V x x x x 0 0 YES NO 25) Will the project substantially increase fuel consumption (electricity, oil, natural gas, etc.)? EXPLANATION: See explanation under Section 4.2 Response No. 25 (page 84) in the accompanying Expanded Initial Study. 0 26) Will the activity involve construction of facilities on a slope of 25 percent or greater? X EXPLANATION: See explantion under Section 4.2 • Response No. 26 (page 85) in the accompanying Expanded Initial Study. 27) Will there be a significant change to existing • land form? (a) Indicate estimated grading to be done in cubic yards: 850,000 cu. yds. (b) Percentage of alteration to the present land form: 55% • is (c) Maximum height of cut or fill slopes: 20 foot EXPLANATION: See explanation under Section 4.2 Rcponse No. 27 (DaQe 87) in the accompanying 0 28) Will the activity result in substantial increases in the use of utilities, sewers, drains or streets? X EXPLANATION: See exølanation under Section 4.2 Rpnc Nn. 28 (page 87) in the accompanying U . 0 e YES NO 29) Will the project significantly increase wind or water erosion of soils? X EXPLANATION: See explanation under Section 4.2 Response No. 29 (page 89) in the accompanying Expanded Initial Study. 30) Could the project significantly affect existing fish or wildlife habitat? X EXPLANATION: See explanation under Section 4.2 Response No. 30 (page 89) in Expanded Tnitial Study. the accompanying 31) Will the project significantly produce new light or glare? X EXPLANATION: See explanation under Section 4.2 Response 31 (page 89) in the accompanying Expanded Initial Study. 10 LEUCADIA COUNTY WATER DISTRICT POST OFFICE BOX 2397 • L.EUCADIA. CALIFORNIA 92024-0954 • (619) 753-0155 February 8, 1989 RECEIVED FEB OS 1989 APPLICANT: BRIGHTON HOMES Ansd............ . TRACT NAME: RANCHO VERDE LOCATION: County Assessor's Parcel No.'s 264-010-21,22,23, & 25 Gentlemen: The referenced project is not within the boundaries of the Leucadia • County Water District and would require successful completion of the annexation processes. Sewer permits are currently being issued for new connections pursuant to District ordinances. It can be reasonably expected that service will be available to each lot/dwelling unit of this project concurrent with need • after the annexation. This letter is valid for two years and is transferable to a new owner upon approval of the District. Very truly yours, • Leucadia County Water District ~ ~_Ifo W.V. Roehi • Administrative Aide FOR FINAL SUBDIVISION MAPS: In connection with the above-referenced project's application for a fina3 map, it is hereby confirmed that sewer permits are currently available for purchase from the District pursuant to District ordinances for the lots shown on the Final Map. Each Final Map approved in reliance upon this letter shall bear a notation as follows: "NOTE: This subdivision is approved upon the express condition that building permits will not be issued for development of the subject property unless the necessary sewer permits from the Leucadia County Water District have been obtained." .10 DISTRICT OFFICE: 1960 LA COSTA AVENUE • CARLSBAD, CALIFORNIA 92009 I ENCINITAS UNION SCHOOL DISTRICT RECEVE . 3 969 189 Union St,.et Encinitas CA 92024 619) 944.4300 BOARD OF TRUSTEES Anthony I Brandenburg William Oath Mary Jo Nortinan Van Riley Sandra Shuhtz SUPERINTENDENT Donald £ Lindstrom ASSISTANT SUPERINTENDENTS Donald Callard, Business Mary I. Howe, Personnel David Philips. Instruction January 12, 19 8 9------- I (Date) CITY OF ENCINITAS . Planning/Building Department 527 Encinitas Boulevard Encinitas, California 92024 SUBJECT: SCHOOL AVAILABILITY fl REFERENCE: APN: 264-01-21, 22, 23, 25 ADDRESS: Rancho Verde Development East of corner of Rancho Santa Fe Road and Olivenhain Road, Encinitas, CA I . 11 TO WHOM IT MAY CONCERN: Encinitas Union School District will provide public schools as necessary for the above referenced project. The school of attendance wi-ilbe Mission Estancia School The Students generated from this subdivision total 64.74 elementary children. - School fees, if any, will be imposed prior to issuance of building permits per state legislation. Sincerely, DONALD E. LINDSTROM, Ed.D. SUPERINTENDENT Vivian Alexander, Secretary Board of Trustees and Superintendent .10 o CAPRI 0 FLORA VISTA 0 LA COSTA HEJG}JTS 0 OCEAN KNOLL 0 PACIFIC VIEW 0 PARK DALE LANE 0 PAUL ECICE CENThAI. 941 Capri Road 1690 Wandering Road 3035 Levant* Street 910 Melba Road 608 Third Street 2050 Park Dale Lane 185 Union Street Encinitas 92024 Encinitas 92024 Carlsbad 92009 Encinitas 92024 Encinitas 92024 Encinitas 92024 Encinitas 92024 944-4360 944-4329 944.4375 944-4351 944.4339 944.4344 944.4323 Nanny Austin Raymond Olnol,. Ph.D. Jennifer Jeffries Bruce DeMitehell Kay North Greg Ryan lore McInerney, Ph.D. Principal Pnncipal Prinrtpnl Principal Principal Principal Principal • 06 710 Encinitas Blvd. • Encinitas, CA 92024-3357 619/753-6491 .San Dieguito Union High School District S February 3, 1989 ADL Planning Associates Kathleen Root S 5962 La Place Court Carlsbad CA 92008 RE: School Availability Rancho Verde APN: 264-010-21, 22, 23, 25 • 166 SF dwelling units Dear Ms. Root: The San Dieguito Union High School District will provide schools as necessary for the above referenced project. School fees, if any, will be imposed prior to issuance of building permits per State Legislation. Sincerely, • • • (JJoanu Sclultz Administrative Servi s • S • Olivenhain Municipal Water District BOARD OF DIRECTORS GENERAL COUNSEL Harold L. Gano, President 1966 OLIVENHAIN ROAD Smith and Peltzer . Howard C. Golem, Vice President ENCINITAS, CALIFORNIA 92024-9761 ENGINEER Ann L. Peay, Secretary PHONE (619) 753-6466 Boyle Engineering Corp. Thelma M. Miller, Treasurer FAX: (619) 753-1578 MANAGER Harley L. Denk, Director William H. Hollingsworth 17 Nay, 199 • County of San Diego Dept. of Planning & Land Use 5201 Ruffin Road, Suite B3 San Diego, CP. 92123 Re: Tax Assessors Parcel Nos.: 264-010-21/22/23/25 Subject: Water Availability Letter The fee ocner,Brighton Hanes , has requested the District to provide a Water Availability latter for the property identified above for a proposed project described as: Subdivision: 174 d welling units . This property is in the District • and eligible to receive domestic service at this tine. The District has adequate facilities in this area. There is capacity in these facilities to serve the proposed project at the present tine. Water service is available now at the minim= of 25 psi pressure at the District's main under normal operating conditions and upon ccttpletion of all necessary facilities, including any required on-site and off-site water lines, appurtenances, or facilities. However, all water received by the District is imported from other agencies. Accordingly, there is no guarantee that water will be available when service is requested. The District has been requested to furnish a staff estimate, based on current conditions, of the availability of water service in this area. This letter is issued • for planning purposes and is not a representation, express or implied, that the District will provide service at a future date. Ccnnitirents to provide water service are made only by the District's Board of Directors and are subject to the applicant's capliance with the District's fees, charges, rules, and regulations, the Environmental Quality Act of 1970, as amended, and the applicant's agreement to construct any required on-site and off-site facilities together with the applicant's • providing security as required by the District for construction. The issuance of this Water Availability Letter does not grant the applicant any water rights. The applicant does not secure a right to water until application for service is made and approved -by the District, and the applicant has cciilied with all requirements of the District. The failure of the applicant to pay any fee or charge of the District when due, or to catply with other requirements of the District, shall entitle the District to unilaterally terminate this Water Availability Letter, and all further rights of the applicant to water service. Capacity fees are paid to the District to reserve future water service for the project contingent upon the applicant paying all fees and charges, and complying with all requirements of the District. The payment of all capacity fees by the date they . are due is an express condition precedent to any right of the applicant to receive future water service. The failure of applicant to make any capacity fee payment by A Public Agency incorporated on March 24, 1959: formed under I he Muncipal Water District Law of 1911 Section 71000 et. seq. of the State of California Water Code 0 Water Availability Letter S APN Nos. 264-010-21/-22/-23/-25 May 17, 1989 • Page the date it is due shall automatically terminate the right of applicant to receive future water service and no previous capacity fee payments paid by the applicant • shall be refunded. Reinstatement of the water commitment requires the repayment of all applicable capacity fees and other fees and charges of the District and compliance with all requirements of the District. This commitment is conditioned on the following additional requirements: 0 1. All facilities as delineated in the 's water system analysis for the Rancho Verde development, dated May, 1989, are to be installed at proponent expense. 2. All easements as required by the study as well as those required as a result of subsequent evaluation will be granted with title policies prior to construction. S . 0 3. In the event that the contiguous development to the west, the Rice Development,, is constructed, two connections to that project are required. If the Rice project is not constructed, there will be an off-site extension and connection to Pressure Zone 2 at the existing Santa Fe Knolls/Unit 1 connection point. These points are made more clear on Plate 2 of the referenced study. 4. SPECIAL NOM: The District's Unit K, Phase 1 major transmission 30-inch pipeline runs through a number of the lots of this subdivision, i.e., Lots 91, 92, 93, 9'4, 95 1, 96, 98 and 74. This major transmission line will be defended against encroachment by the installation of a 5-foot chain link fence on both sides of the 30-foot water line easement. Alternatively, the water line may be relocated such that it will be constructed in the road pattern parallel to the on-site water line as it is to be built and connecting back into the original alignirent at approximately Lot 91/92. Again, this point is made more clear by reviewing Plate 2 of the subject study. 5. The subject study should be reviewed carefully, as there is a difference in pipeline sizes depending on whether or not the Rice project is constructed and in place, prior to the construction of this project. This project will be responsible: for hte appropriate line size. 6 It should be noted that the study for this dlnt was analyzed on the basis of a totality. In the event that this project will be phased by the developer, the pending phasing or construction sequencing may necessitate ..: further analyses of an independent nature. This letter of availability pertains solely to the proposed project as described by • applicant, is not transferable to any other project, and is not transferable to any other owner or developer without written permission of the Board of Directors of the • District. Any purported transfer, sale, or assignnent of this Water Availability Letter without the prior written consent of the District renders this letter' null and void. Water Availability Letter I½PN Nos. 264-010-211-221-231-25 May 17, 1989 Page 3 This letter automatically terminates, and is of no further force or effect, on the occurrence of (1): 17 May 1991 (without an approved Tentative Map); (2) termination of any tentative map; (3) termination of any final map; or (4) five years from date of recordation of final map. QIEQHAIN =CIPAL WZTER DISTRICT By:g~ F. D. Fontanesi General Services Director 10 00 3 El APPENDIX C fl ARCHAEOLOGICAL SURVEY -.0 RECON Regional Environmental Consultants May 12, 1989 Mr. Ken Meddock Brighton Homes 505 North Tustin Avenue, Suite 250 Santa Ana, CA 92075 Reference: Archaeological Testing at the Brighton Homes Project Area (RECON Number R-1973) Dear Mr. Meddock: • This letter describes the findings of the archaeological testing program which was recently completed at Brighton Homes development site in Carlsbad (Figures 1 and 2). As a result of the completion of this program, no further archaeological studies are recommended; testing indicated that no significant archaeological deposits are present at the sites located within the Brighton Homes project area. • 1. Summary Archival record searches from the South Coastal Information at San Diego State University and the San Diego Museum of Man indicated that cultural resources, consisting of two prehistoric Native American sites, were present on the Brighton Homes property. As a consequence of plans to develop that property, RECON was employed to conduct test- ing of the two sites for significance in accordance with the California Environmental Quality Act (CEQA) guidelines. On May 10, 1989, a RECON field crew tested the two sites. The results of the test indicate that the cultural resources remaining on the Brighton Homes property are ephemeral lithic scatters, and the amount of work accom- plished as a part of the test procedure serves to mitigate the impact to the sites resulting from the construction of the project as planned. No further archaeological work is recommended. 2. Background In the cultural history of San Diego County, the earliest undisputed evidence indi- cates that hunters and gatherers called the San Dieguito were occupying the inland • regions of the county by perhaps 12,000 years ago. The stone tool assemblage which identifies these early inhabitants, who were still present as late at 7500 years ago, includes large scrapers, bifacially worked knives, and willow leaf points. From this assemblage, and the fact that San Dieguito sites are most commonly found on mesas and ridgetops, it is inferred that they relied on hunting for primary subsistence. Though the tools of the hunt figure prominently in the assemblage, vegetable foodstuffs were • undoubtedly also heavily utilized (Warren and True 1961). At some time between 9000 years ago and 7500 years ago, evidence of San Dieguito lifeways is replaced in the archaeological record by an assemb1ge indicating the introduction of milling technology in the area. Called the La Jolla culture in the traditional San Diego County chronology (Rogers et al. 1966), these people inhabited both coastal sites, where the presence of shell middens is diagnostic, and inland, where millingstones . Dieguito predecessors. and less finely worked lithics serve to discriminate them from their San Li fl • 1276 Morena Boulevard • San Diego, CA 92110-3815 • (619) 275.3732 • FAX (619) 275-3619 2922 N. 70th Street • Scottsdale, AZ 85251 • (602) 947-8042 3120 Chicago Avenue • Riverside, CA 92507 • (714) 784-9460 • • • ORANGE COUNTY San Faubrook 1 I 0 /B side Vista Carlsbad San Ma Encinitas 0 Del Mar __) La Jolla ____ I ___________________________________________ —Pacific Beach Point Loma _' San • • • • • . RIVERSIDE COUNTY Pala Springs . Borrego scondidoI I Ocotillo Wells PROJECT LOCATION --, Julian f,Rancho j I Bernardo 15 Poway \ake Miramar Santee Alpine Pine Valley —L.-.-...._., •El Capon La Mesa _P... IL Spring Valley iego' Lemon Grove pNational City Jac kCh la Vista ba . - -J Er W 0 FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO. R-1973 3/89 I . I '-p Pb Uoe Al \_ - c_I t) Vv I ( IN --:! --' - -/ I _c { " " •' — (__ T 2 )"v N N \ •ju _ :7 / io _iW • . NZ cz 49 200 0 1 0 41t k feet L j- FIGURE 2. PROJECT LOCATION ON U.S.G.S. 7.5 MINUTE TOPOGRAPHIC MAPS, RANCHO SANTA FE AND ENCINITAS QUADRANGLES - U nct05N w R-1973 3/89 Mr. Ken Meddock -2- May 12, 1989 Whether the shift from San Dieguito to La Jollan culture represents replacement or evolution is not fully agreed upon, and both alternatives have their supporters. It is, however, generally agreed that circa 2000 years ago, a migration of Yuman speaking native Americans from the lower Colorado River area into both inland and coastal San Diego had proceeded to the point where a significant culture change is evident in the • archaeological record. Finely worked stone tools, imported desert materials, and after a few hundred years, ceramic technology are the hallmarks of this culture (Warren 1968). 3. Previous Research The project area lies on the eastern flank of a region of intense prehistoric utilization. Over 30 prehistoric sites have been recorded within a one-mile radius of the property to the west. By contrast, only two sites have been recorded to the east within the same distance. Although this apparent discrepancy is in part accounted for by differences in investigative intensity, some consideration must be given to the increasingly convoluted terrain which, when contrasted with the more easily traversed lands to the west, must have appeared less attractive to the inhabitants then as now. Several surveys including or abutting the current project area provide information relevant to this report. American Pacific Environmental Consultants conducted an archaeological reconnaissance which resulted in the identification of two sites: SDi-8436 and SDi8437, recorded by Sean Cardenas in 1981 (APEC 1981). These sites were . relocated during the Wooley Annexation survey (Hector 1982). The area adjacent to the property on the north was surveyed by Russell Kaldenberg in 1975 (Kaldenberg 1975). To the west, the adjacent parcel was surveyed by Richard Norwood (1981) and excavated by Robbins-Wade and Gross (1989). Taken collectively, this body of research indicates that prehistoric habitation surrounding the current project includes the full time span of human habitation in San Diego County, even though approximately one-half of the recorded sites have not been assigned to a cultural period due to the absence of diagnostic • artifacts (Robbins-Wade and Gross 1989). 4. Field Investigations On May 10, 1989, RECON archaeologists visited the finger ridge whereon SDi-8436 and . SDi-8437 are located. They conducted an intensive collection of the cultural material visible on the surface at both sites. The sites and the area surrounding them is currently used as pasture, and approximately 30 head of cattle were gazing on the sites when the crew arrived. Archaeological visibility was excellent, as the pastures grasses were sparse and close cropped. Past use of the property as a tomato field had, however, resulted in furrowing of the surface to a depth of some 20 cm, as well as promoting . erosion on the hillside. The surface collection methodology was to walk transects approximately one meter apart across each site with a north-south orientation, and then cross survey the same area east-west. Every artifact recovered was assigned a field number and plotted on a one inch equals 100 feet map. The patterning thus revealed was used to locate test units. The field crew excavated two 1x1-meter test units at each of the two sites, screening the dirt removed from the unit through one-eighth-inch hardware . cloth mesh to recover small artifacts if present. Units were excavated in 10 cm levels, and terminated at the completion of one sterile level plus an additional sterile 10 cm test pit 50 cm. square in the center of the larger unit. After completion, each unit Mr. Ken Meddock ..3.. May 12, 1989 was backfilled. The recovered artifacts were transported to RECON laboratories for analysis and curation. The surface collection resulted in the recovery of 13 pieces of chipped stone showing the characteristic signs of human workmanship from SDi-8436 and 33 pieces of • similarly worked stone from SDi-8437. Seven of the 46 artifacts were tools; the remaining 39 were by products from the tool making process. No differences between the artifacts recovered from the two sites were noted, either in the field or the lab. In fact, examination of the plotted positions of the recovered artifacts does not substan- tiate a case for two separate sites (Figure 3). At SDi-8436, both test units were devoid of artifacts to 20 cm. At SDi-8437, the surface to 10-cm level yielded 16 pieces of lithic debitage, while subsequent levels were sterile. Since agricultural and pastoral disturbance has been ongoing for several years, and since no solid change with depth was noted, the presence of flakes in the surface to 10-cm level does not alter the assessment of the sites as surface deposits. No evidence of any artifacts other than chipped stone was recovered. 5. Analysis of Recovered Artifacts Because there is no objective criterion for differentiating SDi-8436 from SDi-8437, the artifacts recovered were treated as a single assemblage for analysis. The material from which the artifacts were fashioned was predominantly a green, fine-grained metavolcanic stone common throughout the county. Most showed some degree of patination. Analysis of the flakes according to the method . • Resenthal 1981) indicates that they represent almost the entire sequence in stone tool of Jane Rosenthal (Norwood, Bull, and production, excepting only the procurement of the raw material. Examination of the tools (more properly flaked lithic artifacts) indicates two hammerstones, two cores (cobbles from which flakes were struck), two scrapers, and one knife. From this assemblage, the only logical inference is that the combined site represents a transient lithic reduction work station, where tools were shaped and finished in anticipation of . upcoming hunting opportunities. The position of the site overlooking the valley below would be well suited to such a scenario. Besides giving a clue to the function of the site, the assemblage, while sparse, is sufficiently distinctive to allow tentative assignment to the earliest phase of occupa- tion in San Diego County, the San Dieguito I, as described by Brott in Rogers, et al (1966). 6. Conclusions and Recommendations The locus of prehistoric activity which has been recorded as two separate sites is . really in fact one resource, which represents the remains of a short duration occupation by early San Dieguito peoples for the purpose of fashioning and or reworking implements from local metavolcanic stone. The site has been severely disturbed by past agricul- tural practices; no subsurface deposits were identified during the test excavations. Construction of the Brighton Homes project will not impact significant cultural resources. The investigation procedures carried out by RECON archaeologists have . exhausted the potential of the site to add to our understanding of prehistoric lifeways, and have mitigated the construction impact. No further archaeological work is .0 recommended. 9 S S S I I IMAD I AA \ / ,'AH S T AC I, :'AF AE AG 'I 11 I I' It It : I 1 x 1 METER TEST UNIT A-AK COLLECTED ARTIFACTS PROPERTY LINE DIRT ROAD 100+ feet FIGURE 3. SITE LOCATION L_ ---------. I1Ct4QI'i R-1913 5/89 Mr. Ken Meddock 4 May 12, 1989 If you should have questions or problems with regard to the cultural resources within the project, please feel free to contact Susan Hector or me. Thank you for your cooperation and support on this project. Sincerely, McMillan Davis Project Archaeologist S MD:st References Cited: American Pacific Environmental Consultants, Inc. 1981 Archaeological and Biological Reconnaissance of the Rancho Verde Property. • RECON. Hector, Susan M. 1982 An Archaeological Survey of the Woolley Annexation. RECON. Kaldenberg, Russell L. 1975 An Archaeological Impact Report on La Costa Far South (Easterly Area) Including Santa Fe Knolls. RECON. Norwood, Richard H. 1981 A Cultural Resource Reconnaissance for the Rice Property, San Diego County, California. RECON. 5 Norwood, Richard, Charles Bull, and E. J. Rosenthal 1981 An Archaeological Data Recovery Project in the East Drinkwater Basin, Ft. Irwin, California. RECON. Robbins-Wade, Mary and G. Timothy Gross 1989 Archaeological Testing Program and Data Recovery Plan for Santa Fe Highlands (The Rice Property), Carlsbad, California. AFFINIS. Rogers, Malcolm et al. 1966 Ancient Hunters of the Far West, edited by Richard F. Pourade. Union-Tribune Publishing Company, San Diego, California. Warren, Claude N. 1968 Cultural Traditions and Ecological Adaptation on the Southern California Coast. Eastern New Mexico University Contributions in Anthropology 1 (3):1-14. Warren, Claude N., and D. L. True 1961 The San Dieguito Complex and Its Place in California Prehistory. • Archaeological Survey Annual Report (1960-1961), pp. 246-338. Department of Anthropology, University of California, Los Angeles. 0 S S r S . APPENDIX D BIOLOGICAL RESOURCE SURVEY 0 a . a BIOLOGICAL RESOURCE SURVEY AND INTACT ASSESSMENT FOR THE BRIGHTON HOMES DEVELOPMENT SITE CARLSBAD, CALIFORNIA LA Prepared for a . BRIGHTON HOMES 505 N. TUSTIN AVENUE, SUITE 250 SANTA ANA, CA 92705 a Prepared by GERALD A. SCHEID ECOLOGIST RMON Regional Environmental Consultants 1276 Mor.na Boulevard. San D4ego, CA 92110-3815 275-3732 RECON NUMBER R-1973 MAY 10, 1989 0 n TABLE OF CONTENTS Page I. INTRODUCTION 1 II. EXISTING CONDITIONS 1 A. BOTANY 1 B. WILDLIFE 10 III. SENSITIVE RESOURCES 13 A. PLANTS 13 B. WILDLIFE 16 C. HABITATS 16 VI. IMPACTS 16 V. RECOMMENDATIONS 18 VI. REFERENCES CITED 19 FIGURES 1: Project location in county of San Diego 2: Project and vicinity on U.S.G.S 7.5 minute topographic map 3: Existing vegetation and locations of sensitive resources on the project site 2 3 4 n 00 TABLES 1: Vascular Plant List for the Property • 2: Observed and Expected Wildlife 3: Sensitive Plant Species Observed or Expected on the Property 4: CNPS R-E-D and State and Federal Status Code explanations 5: Sensitive Wildlife Species Observed or Expected on the Property n E] 5 11 14 15 17 0 I. INTRODUCTION • The Brighton Homes project site is located in northern San Diego County on the eastern border of the city of Carlsbad just north of the community of Olivenham (Figures 1 and 2). The proposed 214-acre development would consist of 174 lots with associated access roads. An existing 30-foot waterline ease- ment and proposed 10-foot and 20-foot sewerline easements cross the property. • This report updates a previous survey of biological resources made on the subject property in conjunction with the environmental assessment of the Woolley Annexation prepared by RECON in 1983. The environmental impact report (EIR) (82-3) determined that any development of the Woolley Annexation would result in the loss of biological resources and the significance of these losses would depend upon the specific development plans proposed for the individual parcels. • If the "increased open space" alternative were to be selected, then virtually all of the significant biological resources on the parcels would be preserved thus minimizing impacts. II. EXISTING CONDITIONS • A. BOTANY Field surveys were conducted on April 4, 10, and 18, 1989 to describe and map the existing vegetation communities present on the site. Directed searches for any rare, endangered, threatened, or sensitive plants species was made and any locations of these resources were marked 'on the vegetation map. Major disturbances to the property that have occurred are primarily due to past and current land uses. A large portion of the site has been used for grazing cattle and in some areas for agriculture. Although it seems that cattle are now excluded from most of the property, remnants of their presence exist as animal trails. Areas used for agriculture are now fallow and have been invaded • by annual grasses and herbs. The central mesa on the property currently has a system of greenhouses built upon it and some cultivated species have escaped in canyons where greenhouse pots have been discarded. Eucalyptus trees have been planted in some areas on this mesa and some trees have escaped into drainages in the canyon bottoms. Five plant communities occur on the project site (Figure 3). Each of these community types are described below along with their dominant species. Names for plant communities follow those suggested by Holland (1986) as part of the Nongame-Heritage Program developed by the California Department of Fish and Game (CDFG). Plant species nomenclature follows Munz (1974). A complete list of plant species observed is provided in Table 1. 1. Diean Coastal Sane Scrub (44.8 acres Coastal sage scrub communities are composed predominantly of soft- leaved, drought deciduous shrubs and subshrubs. They typically occur on the drier west- and south-facing slopes along the coastal areas of southern California. The coastal sage scrub that occurs on the property has grassy . openings occurring within the shrub matrix, especially along the edges of the habitat. It occurs on the south- and west-facing slopes in both the northern and southern portions of the site. LI S. S S S S S S ORANGE COUNTY I 00, - RIVERSIDE COUNTY San O:: Falibrook . Pala I Il Warner Springs 0 Vista soorrego Oceanside Carlsbad an Marcos scondido - Ocotillo Wells PROJECT LOCATION - Julian I Encinitas •Rancho mona Bernardo z Del Mar Poway -g -J Miramar w % 1 cc a. sld La Jolla ____________ Santee - Alpine _____________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ _______________ Pine Valley La Mesa racilL Beach •El Cajon -''. ..pring Valley Point Loma - San Diego/Lemon ( G Coronado rove \National City r'ba aVista - CO FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO. RECØN H-1973 3Ie0 I * (13 < CC U CL al Iv I N - Moyr, LO AM r;:::::. •--. , ' r i'c1rt %;I$;j lfI sRL5 r n a .i .... 0 - PI z \ ) ) ' t -1 ç t 37 ' çc& ('fi2l f) ,L 1 1 ?)\ CO yt\" CL m? i Gr AW lef It _ F MR \ L 0) a, C.) r-. 0) a cc L 4s r f Bet - - -: I NO 00 V. :T' I Z. : _ \ \ 'k \ 'I\ \ -, ' - -.-- _____.,\ ' \ 1. I • = -= \ I \ . •l II\\\ :•- • 4ç - I ' - -' '. s-.-, 4 . U-.. -_ I.-•- , -:; • •. .s'':: I ,,.,.. • 4.e.*i;1:r:? '.-- ': \$ rii : ',' -''• , lI,I # 10 IjII U • I! • '•- ' . ' . '.- - \\/• u:/, it it it - ; # I, ,. . ..- .- . •: • ••:•• [J DIEGAN COASTAL SAGE SCRUB . - 41, [ 4 SOUTHERN MIXED CHAPARRAL -v, SOUTHERN WILLOW SCRUB NON-NATIVE GRASSLAND • /L.::' , / ... EUCALYPTUS .11 It DISTURBED :• •2? S •. L J BLACK-TAILED GNATCATCHER - . • I ,:: A Acanthominta Ilicifolla • - ':- - I- •' \ ' - • I C Adoiphia calilo,nIca •_ 0 1 -- I •.••••..• 1.' . .1 • I H HarpagQfl.IIa palm.rI zil I ii ha hay.slana f.• .,,... . . . L' S S.!. g!n.11e c!n.rasc.ns FIGURE 3. EXISTING VEGETATION AND SENSITIVE SPECIES ON THE SUBJECT PROPERTY RECØN e R-1973 5/89 . . 40 . TABLE 1 VASCULAR PLANT LIST FOR BRIGHTON HOMES Scientific Name Common Name Habitat Status Acanthomintha i1icfo1ia (Gray) Gray San Diego thornmint CS/CMC 2-3-2 Achillea millefolium L. Yarrow CS/CM/G/C N Adenosroma ftzsciculatum H. & A. Chamise CS/CMC N Adolphi: calljbrnica Wats. Adotphia CMC/CS 1-2-1 A Ilium praecox Bdg. Wild onion CMC/FW N Ambrosia psilostachya var. californica (Rydb.) Blake Western ragweed 0/CS/CM C/C N Apiastnm angustifolium Nutt. in T. & G. Wild-celery SICM/C N Artemisia califomica Less. Coastal sagebrush CS N Avena barbata L. Slender wild oats G/CS/CMC I Baccharis pilularis ssp. consanguinea (DC) C.B. Wolf Coyote bush CD/CS N Bloomeria crocea (Torr.) Coy. var. crocea Golden star CS/CMC/FW/G N Bra&sica nigra (L.) Koch. Black mustard 0/G/C I Bromus diandrus Roth. Ripgut grass 0/G/CS/MC I Bromus molls L. Smooth brome 0/G/cS I Bromus nibens L. Red brome G/0/CS/CMC I Ca/ochortus splendens (Dougl.) ex Benth. Mariposa lily CM/G N Calystegia macrostegia ssp. arida (Greene) Brum Chaparral morning glory CS/CMC N Castilleja affinis H. & A. var. affinis Indian paint brush CS/CM/FW N Centaurea melitensis L. Tocolote 0/U I Chaenactis glabriuscula DC var. orcuttiana (Greene) Hall Yellow pincushion flower N Qiloroga/um parviflorurn S. Wats. A mole CS N Ghorizanthe procumbens Nutt. var. procumbers Prostrate chorizanthe CS/CMC N corethrogynefilaginfolia (H. & A.) Nutt. var. Yligata (Benth.) Gray Sand aster CD/S/FW N Gynara cardunculus L. Cardoon 0/M I Daucus pusillus M ichx. Rattlesnake weed CS/CM/FW N Dichelostemma pu/chella (Salisb.) Heller Wild hyacinth CS/CM/G/FW N Dodecatheon clevelandil Greene ssp. clevelandii Blazing stars CS/CMC/0 N Dudkya edulis (Nutt.) Moran Lady fingers CS/CMC N Encelia calijbmica Nutt. Coast encelia CS/CMC N 0 • . . . 40 TABLE 1 VASCULAR PLANT LIST FOR BRIGHTON HOMES (continued) Scientific Name Common Name Habitat Status Eriogonurn fasciculatum Benth. ssp.foliolosum (Nutt.) Stokes Flat-top buckwheat S/CMC N Eriophyllum confertiflonim (DC) Gray var. conftrtflorum Golden yarrow CS/CMC N Erodium sp. Filaree i Filago gallica 0 I Foeniculum vulgare Mill. Sweet fennel O/G I Fraxinus sp. Ash U I Galium angustifolium Nutt. Narrow-leaf bedstraw cS/CM/U/C N Gnaphaliurn callJbrnicum DC Green everlasting CD/CS/CM/0 N Hap/opappus venetus (HBK) Blake ssp. oxyphyllus (Greene) Hall Coast goldenbush CS N Harpagonella palmeri Gray var. palmen Palmer's grappling hook CMC/CS/G 1-2-1 Heterornek's arbutifolia M. Roem. Toyon CMC N 1-lordeum vulgare Common barley 0 I isomeris arborea Nutt. Bladderpod CS/CD N Iva hayesiana Gray San Diego marsh-elder M/RW/FM 2-2-1 Juncus acutus var. sphaerocarpus Engelm. Spiney rush SM 1-2-2 Larnarckia aurea Moench. Goldentop OIS/CM/G I Lotus scoparius (Nutt. in T. & G.) Ottley I)eerweed CD/CS/CM/0 N Lupinus polycarpus Greene Lupine S/CMIFW N Ma/acothamnusfascictdatUS (Nutt.) Greene var.fasciculatus Bush mallow CS/CMC N Mimulus puniceus (Nutt.) Steud. Red bush monkey-flower CS/CMC N Mira hi/is californica Gray Wishbone bush CS/CMCJFW N Opuntia demissa Griffiths Hybrid prickly pear Phacelia distans Ben th. Wild-heliotrope U/C N Plantago erecta Morris ssp. erecta California plantain OICS/G/C N Polypogon monspeliensis (L) l)esf. Rabbitfoot grass M/0/G/CS/CMC I Quercus dumosa Nutt. Scrub oak CM/MC N Rhamnus crocea Nutt. in T. & G. Redberry CS/CM/FW N Rhus integnjhlia Nutt. Lemonadeberry CS/CMC N Rhus /aurina Nutt. in T. & G. Laurel sumac CS/CM/C N . S . . TABLE 1 VASCULAR PLANT LIST FOR BRIGHTON HOMES (continued) Scientific Name Ribes speciosum Pursh. Rorippa nasturtium-aquaticum (L.) Schinz & Trell. Rurnex crispus L. Salix lasiolepis Benth. var. lasiolepis Salsola iberica Sennen & Pau. Salvia mellifera Greene Selaginella cinerascens A. A. Eat. Sidalcea malvaeflora ssp. sparci/blia C.L. Hitchc. Silybum marianum (L.) Gaertn Sisyrinchium bellum Wats. Sonchus oleraceus L. Stachys rigida ssp. quercetorum (Heller) Epi. Stipa pulchra Hitchc. Typha latifolia L. Urtica holosencea Nutt. Xylococcus bicolor Nutt. Yucca schidigera Roezl ex Ortgies Zigadenusfremontii Torr. var.fremontii Common Name Habitat Status Fuschia-flowered gooseberry CS/CMC N Watercress RW I Curly dock M/RW/CS/CM/O I Arroyo willow CS/C/M/RW N Russian thistle 0/U I Black sage CS/CMC N Pygmy spikemoss CS/CMC 1-2-1 Wild hollyhock 0 N Milk thistle GIOIU I Blue-eyed grass G/CS/CMC/FW N Common sowthistle 0 I Hedge-nettle CS/CMC N Nodding stipa CS/CMC N Tall cattail FM N Nettle M/cS/CM/O/C N Mission manzanita CMC N Mohave yucca cS/CMC N Star zigadenus G/CS/CMC N . 0 I . TABLE 1 VASCULAR PLANT LIST FOR BRIGHTON HOMES (continued) 0 0 0 0 HABITATS OTHER TERMS CD = Coastal strand, coastal dunes C = Cistmontane CF = Coniferous forest U = Ubiquitous/cosmopolitan CS = Coastal sage scrub, inland sage scrub N = Native to locality CMC = Coastal mixed chaparral, mixed chaparral, chamise chaparral I = Introduced species from outside locality 1)D = Desert dunes 1-2-3 = Rare species CNPS code G = Grasslands, pasturelands, etc. FM = Freshwater marsh FW = Foothill woodland ISS = Inland sage scrub M = Mesic areas and wetlands 0 = Open places, waste places, roadsides, burns, etc. RW = Riparian woodlands Sl)S = Sonoran Desert scrub SM = Saltwater marsh VP = Vernal pools YPF = Yellow pine forest C S~rte The coastal sage scrub community is dominated by coastal sagebrush misia califomica), black sage (Salvia mellifera), California encelia ncelia califomica), flat-top buckwheat (Eriogonum fasciculatum), and California adoiphia (Adoiphia califomica). Subshrubs and herbaceous species common on the site include golden yarrow (Eriophyllum confertzflorum), narrow- leaved bedstraw (Galium angusz'zfolium), red brome grass (Bromus rubens), shooting star (Dodecatheon clevelandii), sand aster (Corethrogyne filaginifolia var. virgata), wild hyacinth (Dichelostemma pulchella), • chaparral morning glory (Calystegia macrostegia), and nodding stipa (Stipa pulchra). 2. Southern Willow Scrub (1.3 acres) Willow scrub communities occur in areas that have adequate moisture • for supporting shrubby and tree willow species. Major drainage courses and areas around ponds and seeps are common sites for this community. Southern willow scrub occurs in two locations along the major drainage on the south one- half of the property. The willow scrub observed on the project site is dominated by a • single species of willow, arroyo willow (Salix lasiolepis). This species of willow grows as a shrub or small tree. The larger patch of willows also had trees of Arizona ash (Fraxinus velutina). Other wetland species present include nettle (Urtica holosericea), cattail (Typha sp.), western ragweed (Ambrosia psilostachya), rabbitfoot grass (Polypogon monspeliensis), and curlydock (Rumex cnspus). 5 3. Southern Mixed Chaparral (26.4 acres) Mixed chaparral communities are composed of evergreen shrub species and they typically dominate northern exposures and slopes of moist drainage courses. This community occurs on the north-facing slopes and moist side • canyons on the project site. The dominant species observed are toyon (Heteromeles arbutifolia), chamise (Adenostoma fasciculatum), mission manzanita (Xylococcus bicolor), redbush monkey-flower (Mimulus puniceus), scrub oak (Quercus dumosa), laurel sumac (Rhus laurina), lemonadeberry (Rhus integnfolia), and deerweed (Lotus scoparius). Understozy species occurring on site include ashy spike-moss (Selaginella cinerascens), Indian • paint brush (Castilleja affinis), California filago (Filago califomica), and thread-leaved bird's beak (Cordy1anthusfi1fo1ius). 4. Non-native Grassland (1223 acres) This type of grassland habitat is. typically a consequence of brush clearing and subsequent grazing or agricultural use of the land which prevents the conversion back to shrubland. Abandoned agricultural fields typically are invaded by exotic annual grass and herb species while heavily grazed areas have native species of grasses and herbs eaten allowing the exotic grasses and herbs to establish. The majority of the project site is covered with this community type which has resulted from past agricultural use and current cattle grazing. S annual grass The grassland community on the property is dominated by non-native species that include red brome, smooth brome (Bromus mollis), ripgut grass (Bromus diandrus), slender wild oats (Avena barbata), and . nitgrass (Gastridium venz'ricosum). Exotic herbaceous species present include filaree (Erodium botiys; E. cicutarium), sowthistle (Sonchus oleraceus), • black mustard (Brassica nigra), cardoon (Cynara cardunculus), and sweet fennel (Foeniculum vulgare). Native species of grasses and annuals occur occasionally throughout the open grassland but more commonly in open gaps within the coastal sage and chaparral communities and in the canyons where grazing and agriculture have been • excluded. Grass species observed included beard grass (Bothriochola barbinodis), nodding stipa, giant iyegrass (Elymus condensatus), needlegrass (Stipa cernua), giant stipa (Stipa coronata), and foothill needlegrass (Stipa lepida). Native herbs occurring in the grassy areas include San Diego thornmint (Acanthomintha ilicfolia), Palmer's grappling hook (Harpagonella palm en), blue-eyed grass (Sisyrinchium bellum), wild heliotrope (Phacelia O distans), golden star (Bloomeria crocea), wild onion (Allium praecox), rattlesnake weed (Daucus pusillus), star zigadenus (Zigadenus fremontii), and yellow pincushion flower (Chaenactis glabriuscula). Moist drainages in canyon bottoms of the grassland areas have wetland-type species occurring in them. Common species observed include San • Diego marsh-elder (Iva hayesiana), brass buttons (Cotula coronopifolia), water cress (Rorippa nasturtium -aquaticum), hedge-nettle (Stachys rzdgida), and spiney-rush (Juncus acutus). I P •A faunal survey was conducted on April 10, 1989 to assess the wildlife utilizing areas on the subject property and to identify any rare, endangered, threatened, or species of special concern occurring on the site. Sightings of sensitive wildlife species were marked on the vegetation map. The variety of habitats and the varied topography on the site support seven mammal species and thirty-four bird species. A complete list of wildlife species observed during • this survey and those sighted during the previous surveys that have the poten- tial for occurrence on the subject property is provided in Table 2. Mammal species observed or detected on the project site include valley pocket gopher, California ground squirrel, dusky-footed woodrat, black-tail hare, cottontail rabbit, mule deer, and coyote. The gophers and ground squir- rels are concentrated primarily in the grassland habitat while the woodrats occur in the coastal sage scrub and mixed chaparral habitats. The rabbits, deer, and coyote all utilize both grassland and brushland habitats. The coastal sage scrub and mixed chaparral habitats support a variety of bird species. Birds observed more in the coastal sage scrub included the black- tailed gnatcatcher, California quail, Anna's hummingbird, brown towhee, and rufus crowned sparrow. Birds observed equally between coastal sage and mixed chaparral habitats included mourning dove, Cassin's kingbird, scrub jay, crow, raven, bushtit, Bewick's wren, western mockingbird, California thrasher, and the rufous-sided towhee. The non-native grassland areas supported several bird species, some of . which overlap with the adjacent shrublands. Birds common in the grassy areas included northern harrier, American kestrel, horned lark, barn swallow, cliff 10 • • • • • S • S S . . TABLE 2 WILDLIFE SPECIES OBSERVED (*) OR EXPECTED Number Common Name Scientific Name Status Observed Mammals Valley pocket gopher California pocket mouse Dusky-footed woodrat Blacktail hare Cottontail rabbit Mule deer Coyote Birds Thomomys bottae Perognathus californicus Neotoma ftscipes Lepus cal:jbmicus Sylvilagus auduboni Odocoileus hemionus Canis latrans C2 >10 1 3 homes 2 2 3 1• Great blue heron Ardea herodias herodias Northern harrier Circus cyaneus hudsonius Red-shouldered hawk Buteo lineatus elegans Red-tailed hawk Buteo jamaicensis American kestrel Falco sparverius California quail Callipepla ca/ifornica califomica Anna's hummingbird Archilochus anna Mourning dove Zenaida macroura marginella Cassin's kingbird Tyrannus vociferans vociferans Horned lark Eremophila alpestris Barn swallow Hirundo nistica eiythrogaster Cliff swallow Hirundopyrrhonota tachina Scrub jay Aphelocoma coerulescens obscura American crow corvus brachyrhynchos hesperis Common raven Corvus corax clarionensis Bushtit Psaltripanis minimus minimus Bewick's wren Thyromanes bewickii S 1 1 2 1 2 >20 3 1 3 2 >30 4 I 3 >15 6 • S S S S TABLE 2 WILDLIFE SPECIES OBSERVED (*) OR EXPECtED (continued) Number Common Name Scientific Name Status Observed Birds (cont.) Northern mockingbird Mimus polyglottos polyglottos 2 California thrasher Toxostoma redivivum redivivum Wrentit Chamaea fasciata henshawi California black-tailed gnatcatcher Polioptila melanura califomica S,C2 6 Lesser goldfinch Carduelis psaltria hesperophilus House finch Carpodacus mexicanus frontalis Common yellowthroat Geothlypis trichas 2 Rufous-sided towhee Pipilo eiythroptha!mus megalonyx 3 Brown towhee Pipilo JIscus senicula Rufous-crowned sparrow Aimophila nificeps Iambi 2 Savannah sparrow Ammodramus sandwichensis 1 Song sparrow Zonotrichia melodia 6 White-crowned sparrow Zonotrichia leucophiys >10 Western meadowlark Stumella neglecta >10 Red-winged blackbird Agelaiusphoeniceus Brown-headed cowbird Molothrus ater 5 Northern oriole Iceterus galbula galbula 1 swallow, savannah sparrow, white crowned sparrow, western meadowlark, red-winged blackbird, and brown-headed cowbird. Birds observed in the largerpatch of willow scrub include the great blue heron, red-shouldered hawk, gold finch, house finch, common yellow throat, and the northern oriole. Although no reptile or amphibian species were observed during the . current survey, the potential for several species exists based on previous observations made in the area. Species with the potential to occur on the site would be the western spade-foot toad, Pacific treefrog, bullfrog, western fence lizard, San Diego homed lizard, and rattlesnake. ifi. SENSITIVE RESOURCES • A. PIAN1S No federally listed plant species were seen on the project site; however, one state listed endangered species and four sensitive species occur on site. A complete list of sensitive plants that were observed or have the potential for occurrence on the property are listed in Table 3, with codes • explained in Table 4. San Diego thornmint (Acanthomintha ilicifolia) is listed as a state endangered species and a Category 2 candidate on the Federal Register. Catego- ry 2 candidates are species which lack enough detailed population information to warrant listing as federally endangered at the present time. San Diego gig thornmint occurs on the site in at least five locations (see Figure 3). Popu-lations ranged from a single individual to over 400 individuals, and they are located in sparse grassy openings in the shublands on heavy clay soils. This species is threatened by the development of preferred habitat, grassy areas on clay soils. • California adolphia (Adoiphia califonica) is a List 2 sensitive plant as determined by the California Native Plant Society's (CNPS) rare and endan- gered plant inventory in conjunction with the California Natural Diversity Database (Smith and Berg 1988). List 2 plants are species that are rare, endangered, or threatened in California but are more common elsewhere. It occurs as an element of the Diegan coastal sage scrub on the site, particularly • on the clay soils. Several areas had relatively large patches comprised almost exclusively of adolphia. This species is threatened by the continued loss of preferred habitat, coastal sage scrub on clay soils. Palmer's grapplinghook (Harpagonella palmeri var. pa/men) is a CNPS List 2 plant. It is a small annual plant that is very inconspicuous and easily overlooked. Palmer's grapplinghook also prefers sparse grassy openings on heavy clay soils and it is threatened by the loss of its preferred habitat due to development. San Diego marsh-elder (Ia hayesiana) is also a CNPS List 2 species. It is a small shrub-like perennial which grows in and along drainages. It occurs on the property in the drainages on the northwest portion of the site in ratherdense stands within the channel. This species is threatened by waterway channelization and coastal development in southern California. 13 S S S S 5 0 0 0 . . S S TABLE 3 SENSITIVE PLANT SPECIES OBSERVED OR EXPECTED ON THE SUBJECT PROPERTY *Status Name Habitat R-E-D State/Federal Potential for Occurrence on the Property Acanthomintha ilicifolia Clay soils in coastal 2-3-2 CE\C2 Observed: see Figure 3. (San Diego thornmint) sage scrub and grasslands Adoiphia californica Clay soils in coastal 1-2-1 None Observed: see Figure 3. (California adolphia) sage scrub and grasslands Ceanothus vemicosus Mixed chaparral near the 1-2-1 None Not observed: Usually visible if present. (coast white lilac) Dichondra occideñtalis (western dichondra) Ferocactus viridescens of its (coast barrel cactus) Harpagonella palmeri var. palmen (Palmer's grapplinghook) Iva hayesiana (San Diego marsh elder) Selaginella cinerascens (ashy spike-moss) coast, west San Diego County to Baja California, Mexico Sandy soils, chaparral, and coastal sage scrub Xeric south-facing slopes; mixed chaparral and coastal sage scrub near the coast Clay soils in coastal sage scrub and grasslands Drainage courses and moist areas; chaparral and coastal sage scrub. Dry openings in coastal sage scrub and chamise chaparral, western San Diego County and Baja California, Mexico 1-2-1 \C3c Not observed: Common after burns, may be dormant on the site. 1-3-1 \C2 Not observed: Site is near northern limit range. 1-2-1 None Observed: see Figure 3. 2-2-1 None Observed: see Figure 3. 1-2-1 None Observed: see Figure 3. See Table 4 for explanation of codes. S TABLE 4. CNPS RATING CODES 3) FEDERAL CANDIDATES AND FEDERALLY LISTED PLANTS FE= Federally listed, endangered FT= Federally listed, threatened C1= Enough data are on file to support the federal listing C1*=Enough data are on file to support federal listing, but the plant is presumed extinct C2= Threat and/or distribution data are insufficient to support federal listing C2*=Threat and/or distribution data are insufficient to support federal listing; plant presumed extinct C3a= Extinct C3b=Taxonomically invalid C3c= Too widespread and/or not threatened 4) MISCELLANEOUS ABBREVIATIONS BLM Bureau of Land Management Co. County Cyn. Canyon in ed. inedita, not yet published IsI. island Mt. Mount Mtn. Mountain Mtns. Mountains NF National Forest NM National Monument NP National Park NS National Seashore Pk. Peak Pt. Point SP State Park SR Status report, a CNPS summary on that plant USFS United States Forest Services USFWS United States Fish and Wildlife Service + in this state and others Widespread outside California * Extinct or extirpated 1) CNPS R-E--D CODE R (Rarity) 1- Rare, but found in sufficient numbers and distributed widely enough that the potential for extinction is low at this time. 2- Occurrence confined to several populations or to one extended population. 3- Occurrence limited to one or a few highly restricted populations, or present in such small numbers that it is seldom reported. E (Endangerment) 1- Not endangered 2- Endangered in a portion of its range 3- Endangered throughout its range I) (Distribution) 1- More or less widespread outside California 2- Rare outside California 3- Endemic to California 2) STATE LISTED PLANTS CE= State listed, endangered CR= State listed, rare CF= State listed, threatened SOURCE: SMITH AND BERG 1988 .fVI I I&.# #I • Ashy spike-moss (Selaginella cinerascens) is a CNPS List 4 plant species that is typically found in the understory and openings of coastal sage • scrub and chaparral communities. List 4 species are species that are presently being monitored because of current decreases in populations of these species. This species is threatened by development. B. WILDLIFE • Two sensitive species of wildlife were observed on the subject property, northern harrier and black-tailed gnatcatcher. These two species and other sensitive wildlife species with the potential for occurrence on the site but which were not observed are listed in Table 5. The northern harrier hawk is listed as a Species of Special Concern by • the CDFG's Natural Diversity Database. This species is threatened by the loss of grassland habitats. The black-tailed gnatcatcher is also listed as a Species of Special Concern by CDFG and is a Category 2 listed species on the Federal Register. This bird species prefers, almost exclusively, coastal sage scrub habitat. It • is currently being threatened by the loss of this habitat type in southern California. Locations of sightings for this species are shown on Figure 3. C HABITATh Diegan coastal sage scrub and southern willow scrub vegetation communi- ties are listed by the CDFG as high priority community types (Holland 1986). This designation refers to the concern by CDFG over the loss of these community types and the trend for continued losses of these community types due to land development. These community types offer habitat for a variety of sensitive plant and animal species. • W. IMPAC1S Anticipated impacts from the current project design would have significant I on biological resources present on the site. Cumulative impacts from the proposed project would amount to approximately 132.2 acres, or 62 percent, of the total area. This total can be subdivided into specific impacts to particular vegetation community types. Impacts to 21.2 acres of coastal sage scrub habitat, a loss of 48 percent of this community type from the site, would also be considered impacts (in the form of loss of habitat and individuals) for the black-tailed gnatcatcher. This coupled with the displacement and fragmentation of the black-tailed gnatcatcher population in the area, and impacts to populations of sensitive plant species such as ashy-spike moss and California adolphia would be considered a signifi- cant biological impact. The impacts to the non-native grassland habitat on site would amount to about 90.3 acres, a loss of 74 percent of this habitat type from the property. Included in the losses of this habitat are impacts to populations of Palmer's rappling hook, the loss of habitat for the northern harrier, and the loss of foraging area for other bird species which utilize grassy areas. 16 . S . S S . S TABLE 5 SENSITIVE WILDLIFE SPECIES OBSERVED OR EXPECTED TO OCCUR ON THE PROPERTY Common Name Scientific Name Habitat Status* San Diego pocket mouse Perognathusfallax Grassland Locally sensitive Black-shouldered kite Elanus leucunis majusculus All CFP Northern harrier Circus cyaneus hudsonius Grassland CSC Black-tailed gnatcatcher Polioptila melanura Coastal Sage califbrnica Scrub CSC, C2 Grasshopper sparrow Ammondramus savannanim Grassland Blue List San Diego horned lizard Phymosoma coronatum Brushlands HE, CSC, C2 b/ainvillei Orange-throated whiptail Cnemidophorous hypeiythns Brushlands HT, CSC, C2 beldingi California legless lizard Anniella pulchra pu!chra All HT Two-striped garter snake Thamnophis couchii hammondi Mesic areas HT, CSC 'Status codes: Blue List - Tate 1986 HT - San Diego Herpetological Society listed threatened HE - San Diego Herpetological Society listed endangered SC - Species of Special Concern; California Department of Fish and Game CFP - California Fully Protected; California Department of Fish and Game C2 - Category 2 Species; U.S. Fish and Wildlife Service S . Other impacts would occur to the southern mixed chaparral, 1.6 acres, and southern willow scrub, 0.23 acre. The willow scrub habitat would require • mitigation measures be incorporated into the project specific plan. The proposed project would impact major drainage courses on the property with road crossings of the ravines on site. These impacts would require a Streambed Alteration agreement be issued by the CDFG as stated under sections 1601-1603 of the Fish and Game Code. Since less than one acre of wetland habi- • tat would be impacted, the project would be covered by the nationwide permit of Section 404 of the Clean Water Act. Indirect impacts could occur to areas not directly impacted by the imple- mentation of the project from increased human and domestic animal use of the open space areas once the development is complete and residences are occupied. S These indirect impacts could threaten the existing populations of sensitive biological resources in the open space areas and could cause a slow degradation of the habitat quality thus affecting wildlife use. V. RECOMMENDATIONS • Impacts to the coastal sage scrub communities should be minimized by monitoring grading in the areas of this habitat by a qualified biologist and by hand clearing fire safety zones instead of with the use of heavy equipment. Compensation for the loss of this habitat type could be made by revegetating cut and fill slopes with coastal sage scrub species native to the area. This revegetating would help replace valuable habitat for the Black-tailed gnat- Ole catchers in the area. The canyons and other areas not to be impacted directly should be protected from degradation by permanent conservation open space easements. These conser - vation easements should be incorporated into the grading and construction plans. Grading of the site should be monitored by a qualified biologist to ensure that • impacts to open space areas are minimized. Areas that support populations of San Diego thornmint, a state listed endangered species, must be protected from future impacts (e.g., off-road vehi- cles, trampling, etc.). An informal consultation with the CDFG should be conducted prior to project implementation and the results included in the proj- ect specific plan which determine the type of protection best suited for the populations of thornmint on the site. The consultation should also formalize a monitoring program which would monitor the protected areas during grading and project construction activities. It should also include a program to monitor the populations for two years after the project is complete and residences are occupied to assess the success of the protection program. Adjustments to the San Diego thornmint preservation plan should be made as needed to ensure the continued existence of the populations. The loss of wetland habitat would require the creation of similar quality habitat on site at a replacement ratio determined by the CDFG in the 1603 agreement issued for the project. Replacement ratios for the loss of willow scrub habitat could reach as high as 3:1 (three acres replaced for every one • acre impacted). Approximately 0.6 acre of willow scrub would be required to be • created. An on-site area suitable for creation of willow scrub habitat occurs in the central open space area where other willow scrub habitat exists. e • A resource management plan should be prepared to minimize the loss of coastal sage scrub vegetation and, thus, black-tailed gnatcatchers. The • plan should identify ways to conserve and enhance the amount of coastal sage scrub habitat. VI. REFERENCES CITED Holland, Robert F. • 1986 Preliminary Descriptions of the Terrestrial Natural Communities of California. Nongame-Heritage Program, California Department of Fish and Game. October. Munz, P. A. 1974 A Flora of Southern California. University of California Press, • Berkeley. Smith, J. P., and K. Berg 1988 Inventory of Rare and Endangered Plants of California. California Native Plant Society Special Publication No. 1, 4th edition. Sacramento, California. Tate, James, Jr. 1986 The Blue List for 1986. American Birds 40(2):227-236. *I* n 0 19 S e APPENDIX E 00 BLACK-TAILED GNATCATCHER STATUS REPORT 0 S BLACK-TAILED GNATCATCHER STATUS REPORT: BRIGHTON HOMES DEVELOPMENT SITE CARLSBAD, CALIFORNIA 0 00 0 Prepared by: Dr. Joel Weintraub S Sept., 1989 . S .10 11 0 INTRODUCTION RECON Environmental Consultants in May 1989 assessed the biotic resources of a 200+ acre site on the eastern border of the • city of Carlsbad. Their report Found the presence of the Black-tailed Snatcatcher, a sensitive species. This report is a followup of their Findings. . ilethodology /Findings • Dr. Joel Weintraub, a vertebrate zoologist with experience in biotic impact assessment in southern California, visited the site the morning of 3 Sept. 1989. Using an aerial photograph and the 0 40 vegetation map Found in the RECON report, the area was walked and Gnatcatchers searched For with 10 X 50 binoculars. Birds were encouraged to call by the observer. • Three Black-tailed Gnatcatcher locations on the northern, sage covered hill, were observed. The first sighting involved two individuals, the second one, and the last observation was • based on call alone; the Black-tailed Gnatcatcher has a distinctive call which sounds a little like a mew of a cat. No gnatcatchers were observed on the rest of the property. RECON • found 6 Gnatcatcher locations an the northern part of the parcel and only one location on the very southern part of the site. The conclusion is that there is a breeding population of this species • on the site, especially the northern part of the parcel. LI Gnatcatcher: Weintraub -2- Biota of the Area A number of species were observed during the Sept. transect. These include Jackrabbits, cottontails, Anna's Hummingbird, • Mourning Dove, House Finch, Meadowlark, Raven, Brown Towhee, Bewick's Wren, Scrub Jay, Black Phoebe, Rufous-crowned Sparrow, and California Thrasher. Signs of coyote were Found on the • parcel. Some of the area appears to be used for cattle grazing, and there is much discing in the open fields on the property. The sage community on the northern part of the property appears • to be extensive; I would rate this habitat as good (rather than excellent due to the low number of sage bird species found). The sage habitats on the southern part of the property are 0 1* fragmentary, and I would rate them as poor. Status of the Gnatcatcher 0 I unsuccessfully tried to contact Nancy Gilbert at the U. S. Fish and Wildlife Service Laguna Niguel branch For current • information on the Black-tailed Gnatcatcher on 1 and B Sept. 1989. Marie Schroeder, a biologist working For the Chambers Group, talked with Gilbert in mid-August; at that time Ms. • Gilbert indicated that they were monitoring the situation. Paul Kelly of the California Fish and Game Department (Endangered Species Specialist For the Data Base) indicated there is • currently no proposal to list this species as threatened or AD • Gnatcatcher: Weintraub -3- endangered for the state, nor did Jackie Campbell, with the Portland, Oregon main branch of the U. S. Fish and Wildlife Service (west coast) know of any plans to formally list this species as threatened or endangered .at this time. I contacted the last three individuals on B Sept. 1989. The species is listed as a Category 2 species (see below) by the U. S. Fish and Wildlife Service (1989). It is useful in this report to compare this bird species to Stephens Kangaroo Rat, which before it was listed as federally endangered, was classified as a Category 1 species. Unless there is an emergency, it takes at least a year to Formally list a species as threatened or endangered. CATEGORY 1 and 2 SPECIES .. "Category 1 ... comprises taxa for which the Service currently has substantial information on hand to support the biological appropriateness of proposing to list as endangered or threatened. Proposed rules have not yet been issued because they have been precluded at present by other listing activity. Development and publication of proposed rules on these taxa are anticipated, however, and the Service encourages Federal agencies and other appropriate parties to give consideration to such taxa in environmental planning." -10 • Gnatcatcher: Weintraub _I±_ "Category 2 comprises taxa For which information now in possession of the Service indicates that proposing to list as • endangered or threatened is possibly appropriate, but For which conclusive data on biological vulnerability and threat are not currently available to support proposed rules. The Service • emphasizes that these taxa are not being proposed For listing by this notice, and that there are no specific plans for such proposals unless additional information becomes available. • Further biological research and Field study may be needed to ascertain the status of taxa in this category, and it is likely that many will be found not to warrant listing. The Service • hopes that this notice will encourage investigation of the status and vulnerability of these taxa, and consideration of them in the course of environmental planning." (U. S. Fish and Wildlife • Service, 1989) Black-tailed l3natcatcher Ecology • In truth, not much is known about the ecology of this species. The subspecies is non-migratory and inhabits dense • stands of coastal sage scrub on arid hillsides of coastal southern California. Many bird species Found in the sage habitat rarely fly Far; open grassland can act as an effective barrier • For their movement. Coast Sage Scrub is currently disappearing at a rapid rate in coastal southern California due to urban expansion. Because • it is easier to preserve a species than a plant community, • • Gnatcatcher: Weintraub -5- pressure to list a species From a disappearing habitat as threatened or endangered becomes important. That is probably the • situation with the Black-tailed Onatcatcher today. I know of several proposed developments which have recorded the presence of this bird species, but no "magic" mitigation has been Found to • insure the continued existence of this species, or to meet the public/political requirements For mitigations. The Black-tailed Gnatcatcher is one of the more sensitive • species of coastal sage to disturbance by man. Dickey (1935) indicated that "this gnatcatcher either cannot or will not tolerate cultivated tracts, and retires to other and more • primitive areas as its range is developed into orange orchards and suburban towns." Of eight bird species characteristic of the sage habitat studied by Soule at al. (1988) it was the first species to disappear from this habitat. The subspecies Polioptila me].anura californica is the one of concern, another subspecies inhabits the desert and is commoner. • The coastal subspecies is commoner towards San Diego and may have an abundant population in Mexico (Tate and Tate, 1982). The coastal subspecies may soon be recognized as a separate species • by the American Ornithologists Union (and this may have already happened), Atwood (1880) discussed the status of the Black-tailed • Onatcatcher in San Diego County and records a location "near Carlsbad." He further states that the "range has been severely reduced in San Diego County by urban and agricultural expansion. • Oberbauer ... suggested that up to 70 of the county's original • • Gnatcatcher: Weintraub -e- coastal sage scrub vegetation has been destroyed or modified." Soule et al. C19e8) has written an important article on the • disappearance of characteristic coastal sage birds from Fragmented islands of sage habitat in a rapidly urbanizing area of San Diego County. Souls predicts that such islands will lose • their characteristic species, and even presents a Formula to predict bird species numbers with time For these islands. The most important Factors For extinction rates of bird species, • according to Soule, is time that the "island" was formed, size of the habitat, distance to another island, and the presence of the coyote in the area. The coyote is a top carnivore and keeps the • numbers of other carnivores such as foxes and domestic cats to a low level. Souls felt that the absence of the coyote would increase these lower level carnivores to the detriment of the sags birds which nest in a limited space above the ground. According to the Souls study, loss of species is inevitable once a habitat becomes an island within an urban area. To • prevent or retard the loss Souls advocates wildlife corridors between islands; they can be as little as 5-10 m in width. 11 Gnatcatcher: Weintraub -7- Potential Mitigations 1. Avoid impact by not taking a certain action. This alone would NOT guarantee the survival of the Black-tailed Gnatcatcher in this area. Urbanization is rapidly approaching this parcel, and with it will come increased human disturbances including pets. It is likely that if the northern hill containing the best sage parcel were to remain undeveloped, • the characteristic sage animals may still disappear From the site. The time For planning to retain the Gnatcatcher in this area of Carlsbad may have already passed. 2. Minimize impact by limiting the degree/magnitude of the action. - • RECON suggested that "a resource management plan should be prepared to minimize the loss of coastal sage scrubs vegetation and, thus, black-tailed gnatcatchers. The plan should identify ways to conserve and enhance the amount of coastal sage scrub habitat." As a region-wide approach this should be started to identify sage habitats that can remain viable. 3. Rectifying impact by repairing, rehabiliting, and restoring the environment. • It would be ideal if after construction, a sage habitat could be restored to the area. However, it is the pressure of people and their pets that will most likely cause the extinction of the • Gnatcatcher in this area. The science of using native plants and .10 • Gnatcatcher: Weintraub --0- "restoration ecology" is just really starting. RECON suggested that "revegetating cut and Fill slopes with coastal sage scrub * species native to the area" be done on the project site. Given the Fire laws and the clearance buffer zones around dwellings, this mitigation might not be possible. Wherever these constrains • do not apply, I would second the RECON suggestion. Soule et al. (1988) suggested that habitat corridors linking two or more habitat islands would counteract the problem of • isolation of habitat. They observed sage birds moving along corridors of as little as 1 meter in width while others can move along corridors of 10 meter in width or less, and they go on to • state that "we believe that corridors half this width (5 m) would be effective, as long as the ...sage... was dense and formed a nearly continuous cover." Unfortunately, in the project area, • there did not not appear to be another habitat island to connect the property's sage habitat. • Lj Reduce/eliminate impacts by maintenanaca operations. I don't see how this would help the sage species. It would be a plus For the willow/riparian habitat in the southern part of • the parcel. It has also been suggested that a trapping program be instituted to remove and transplant the f3natcatchers to other habitats. There are problems with this technique. The new • habitat may have its own resident Gnatcatcher population and the newcomers would probably die before they could establish themselves. If the new habitat is devoid of Gnatcatchers there 0 must be a reason For that situation. Putting new birds into a • Gnatcatcher: Weintraub -9- habitat that the species could not maintain populations in may not be very useful or ethical. • Contrary to my negative impressions on transplanting species, Souls et al. (1988) states that "we raise the possibility of the reintroduction of native birds into depauperate canyons. Such • projects would be feasible under certain circumstances, and could be managed by state, county, or city agencies, or by neighborhood, school, or conservation groups. There are many • technical issues that should be considered before such projects are instituted, but we Feel that the "reanimation" of defaunated habitat fragments is a socially and biologically desirable • objective for planners and conservationists." 5. Compensation for the impact by replacing/substituting • resources. I see this as the only logical approach to any impacts in San Diego County of the destruction of sage habitat. There is • something called "mitigation banking," where a large concern (or a series of small concerns or a city) could build up a monetary bank for mitigation use. If a project (or a series of projects) • is built which would cause severe problems For the environment, then the "bank's" funds are withdrawn to pay for an enhancement of the environment somewhere else. litigation bank funds could • go to pay For habitat purchase, status surveys, management plans, and habitat maintenance. 0 • Snatcatcher: Weintraub -10- The situation of the Stephen's Kangaroo Rat has an important lesson here. This was a category 1 species, although recognized • as threatened by the State of California. In environmental impact reports it was given lip service with little planning for the Future. Today it is listed as endangered and developers are • being asked to pay For the cost of purchasing land For a preserve. These present developers are arguing they should not be held Financially liable for the destruction of the habitat • that many other developers had done. The expenses of habitat purchase will fall on the new users, rather than all the projects that used kangaroo rat land. IF a mitigation bank could be set • up in advance for the coastal sage scrub community in the Carlsbad area, the various governmental bodies will be better prepared when (not if) a species from this habitat is given a • protected status. 17, .0 Gnatcatcher: Weintraub -11- REFERENCES (Not all cited in report) • Atwood, J. L. 1980. The United States distribution of the California Black-tailed Onatcatcher. Western Birds 11:65-78. Calif. Dept. Fish and Game. 1988. Special Animals, Natural Diversity Data Base. California Resources Agency, Dept. of Fish and Game, Dec. 1988. Dickey, F. U. U. 1935. Familiar Birds of the Pacific Southwest. Stanford University Press, Stanford, Calif. 241 p. Garrett, K. and J. Dunn. 1981. Birds of Southern California: Status and Distribution. Los Angeles Audubon Society. 408 p. Grinnell, J. and A. H. Miller. 1911. The distribution of the birds of California. Pacific Coast Avifauna. No. 27, 608 p. Peterson, R. T. 1961. A Field Guide to Western Birds. Houghton Mifflin Co., Boston. RECON. 1989. Biological Resource Survey and Impact Assessment for the Brighton Homes Development Site: Carlsbad, California. For Brighton Homes. May 1989. Soule, M. E., D. I. Bolger, A. C. Alberts, J. Wright, M. Sorice, • and S. Hill. 1988. Reconstructed dynamics of rapid extinctions of chaparral-requiring birds in urban habitat islands. Conserv. Biol. 2(1):7S92. Tate, J. 1986. The blue list for 1986. Amer. Birds 40(2):227-236. • Tate, J. and D. J. Tate. 1982. The blue list for 1982. Amer. Birds 36(2):126-135. U. S. Fish and Wildlife Service. 1989. Endangered and threatened wildlife and plants; animal notice of review. Federal Register, SLi(Lfl : January 6, 1989 • .1 C, 1] 0 0 0 APPENDIX F S REMEDIATION ACTION PLAN FOR SOIL CONTAMINANTS 0 0 .1 F-1 Prepared for: S Mr. Kenneth R. Meddock Director of Land Development Brighton Homes, Inc. 505 North Tustin Avenue, Suite 250 Santa Ana, CA 92705 S REMEDIAL ACTION PLAN; SOIL AND GROUND WATER CONTAMINATION RANCHO VERDE PROJECT OLIVENHAIN, CALIFORNIA S Kleinfelder project no. 53-1127-01 Prepared by: S William F. Hoffstetter Project Hydrologist, P.E. S. Reviewed by: Randolph C. Harris Senior Hydrogeologist, R.G. 3708 S William W. Lorbeer Manaaer of Environmental Services S KLEINFELDER, INC. 9771 Clairemont Mesa Blvd., Suite G San Diego, CA 92124 May 15, 1989 k9 KLEIN FELDER DRAFT S KLEINFELDER TABLE OF CONTENTS DRAFT 1.0 EXECUTIVE SUMMARY 2.0 INTRODUCTION 5 3.0 EVALUATION OF HYDROCARBON IMPACTED AREAS 7 • 3.1 Previous Reports 3.2 Westec Services, Inc. (Phase One) 3.3 Westec Services, Inc. (Phase Two) 3.4 Groundwater Technology, Inc., June 1988 3.5 Kleinfelder, 1989 4.0 REMEDIAL ALTERNATIVES 11 4.1 Introduction 4.2 Remedial Alternatives for Contaminated Soil 4.2.1 Vapor Extraction 4.2.2 Excavation and Disposal • 4.2.3 Bioremediation 4.2.4 Ground Water, Pump and Treat 4.2.6 Closed Loop Pump and Treat 5.0 REMEDIAL ACTION WORKPLAN 16 5.1 Remediation of Hydrocarbon Contaminated Soil 5.1.1 Biotreatability Investigation 5.1.2 Floating Product Recovery 5.1.3 Prepare Treatment Site 5.1.4 Excavation of Contaminated Soil and Installation of Ground Water Treatment System • 5.1.5 Installation of Hydraulic Delivery System 5:1.6 Nutrient and Micro-organism Additions 5.1.7 Analytical Testing 5.1.8 Preparation of a Final Report 5.2 Underground Fuel Storage Tank Removal 5.3 Disposal of Pesticide Contaminated Soil 5.4 Estimated Project Schedule 5.5 Summary of Remedial Work Tasks 6.0 PREPARATION OF A HEALTH RISK ASSESSMENT 24 6.1 Characterization of Contamination 6.2 Toxicity Review of Contamination 6.3 Modeling of Concentrations at the Receptor Points 6.4 Estimation of Human Health Effects LEINFELDER k" bRAFT TABLE OF CONTENTS - CONTINUED LIST OF PLATES Plate 1: Project Schedule Plate 2: Site Location Map • Plate 3: Monitoring Well Location Map Plate 4: Estimated Zone of Soil Contamination Plate 5: Contaminated Soil Area, Elevation Plate 6: Excavation of Contaminated Soil, Ground Water Collection System, Elevation Plate 7: Soil Remediation Area S APPENDICES Appendix A: Kleinfelder, 1989, Ground Water Contamination Investigation and Initial Evaluation of Remedial Alternatives for the Rancho Verde Project, • Olivenhain, California. Appendix B: Westec Services, Inc., January 1988, Real Property Preconveyance Documentation, Rancho Verde. Appendix C: Westec Services, Inc., 1988, Phase 2 Preconveyance Survey Rancho Verde Property. Appendix D: Guidelines in Applying for a State Hazardous Waste Facility Permit 00 Variance in San Diego County, HMMD, March 22, 1989. • S .0 C 0 0 S Af 7 E R . 53-1127-01 S Page4 1.0 EXECUTIVE SUMMARY • Brighton Homes intends to build a housing project on the 102 acre Rancho Verde property in Olivenhain, California. Kleinfelder was retained by Brighton Homes to perform environmental investigations and to implement remediation program for soil and ground water that was contaminated by leaking diesel oil and by pesticides at a rinse area. The diesel oil leak and pesticide contaminated soil was discovered and reported on during an initial environmental survey and tank removal by Westec Services, Inc. The environmental investigations performed on the site include the installation and sampling of eleven monitoring wells and seven soil borings. The information indicates that an estimated 4,000 cubic yards of soil has total petroleum hydrocarbons above the regulatory action level for this site of 100 mg/kg. An estimated two (2) cubic yards of • soil contains pesticides above regulatory action levels. Ground water in the vicinity of the tank excavation contains hydrocarbons above drinking water standards. Kleinfelder performed a remedial feasibility study for the hydrocarbon and pesticide contaminated soil. The most feasible remedial alternative for the hydrocarbon contaminated soil was found to be bio-remediation by excavation and treatment on the surface. The soil would be treated by the stimulation of hydrocarbon degrading bacteria • through the addition of moisture and nutrients. The soil treatment area would be located to the east of the greenhouses and would include a plastic-lined pad, soil piles about 2-feet thick, a nutrient mixing tank, and an irrigation system. The pesticide contaminated soil will be excavated and hauled to a hazardous waste landfill. S A health risk assessment will be performed as part of the remediation program. The risk assessment will estimate the human health effects of leaving the treated soil on-site after the hydrocarbon levels have been reduced below regulatory action levels. 4DER 53-1127-01 Page 5 2.0 INTRODUCTION • The 102.6 acre site described herein is located at 1391 Desert Rose Way in Olive tihain. California. The site is located on an east-west trending repecho (finger mesa) east of Rancho Santa Fe Road. A commercial greenhouse facility named Happy Plants, has been located on the site since 1971, as reported by the owners, Rancho Verde. Brighton Homes of Tustin, California is proceeding with a housing project for this site and wishes to complete any necessary environmental work prior to initiation of the building project. At the time that this remediation plan was written, the business consists of a row of greenhouses covering 5 acres on the western portion of the property, and a shade house and greenhouse covering 2.25 acres on the eastern portion of the property. The business uses about 170;000 cubic feet of water per month. The nursery operation required the 0010 use of four (4) 8,000 to 10,000 gallon underground heating oil storage tanks (ST) which stored Diesel Oil #2 for heating, and one 1,000 gallon gasoline tank used for vehicles. Two of the original four 8,000 to 10,000 gallon fuel oil tanks are still in use. The gasoline tank has been pumped out, but has not been cleaned and flushed. The purpose of this report is to provide documentation of the proposed rernediation program. As the information contained herein describes, Kleinfelder has completed a • thorough investigation of the magnitude and extent of the hydrocarbon contamination. At the request of Mr. Kenneth Meddock of Brighton Homes, we have prepared and submitted this remedial action plan. • Previous environmental assessments by Westec Services, Inc. (GTI) have described the leakage of Diesel Oil #2 from at least one of two tanks that have been removed. The gasoline tank has passed pressure tests but gasoline hydrocarbons were detected in ground water samples that were collected and analyzed by GTI. This gasoline tank is • the only source of gasoline range hydrocarbons that is known to exist on the site other than possibly a trace amount in the Diesel Oil #2. Additional sampling and analysis of DIR Pk."V' ~' . FE L D E 4 . 53-1127-01 Page 6 ground water in the vicinity of the former oil and gasoline tanks by Kleinfelder has substantiated the presence of fuel oil hydrocarbons, however no gasoline range • hydrocarbons were detected. To study the extent of ground water contamination and provide more knowledge of the extent of hydrocarbons in the soil, Kleinfelder installed an additional eight monitoring • wells, collected soil and ground water samples for chemical constituents and conducted permeability, infiltration and aquifer characteristic tests. This report presents the results of the environmental investigation of the soil and ground water in the vicinity of the . former ST and presents a plan for remediating the site. Included within this report is a discussion of remedial technologies which are recommended at this site. •. .0 C =Rn AN" E R . 53-1127-01 Page 7 3.0 EVALUATION OF HYDROCARBON IMPACTED AREAS •3.1 PREVIOUS REPORTS Three prior environmental assessments of the site have been obtained through Brighton Homes, Inc. Two assessments were prepared by Westec for M.J. Brock and Sons, Inc. (January 1988 and mid-1988), and a third assessment which included a monitoring well drilling and sampling project was performed by Groundwater Technology, Inc. (GTI) in June, 1988. An environmental investigation focusing on groundwater contamination was completed by Kleinfelder in May, 1988. These investigations reported the leak of heating oil, areas where hydrocarbons and pesticides are present in the soil, and the presence of hydrocarbons in the ground water near the leaking tanks. The Westec reports stated that remediation needs to be done • on approximately 3,500 cubic yards of soil containing hydrocarbons at a level above the 100 mg/kg TPH regulatory action level, and 1 to 2 cubic yards of soil containing pesticides at levels that would require excavation and disposal as hazardous waste. 3.2 WESTEC SERVICES. INC. (Phase One) The Westec initial report was entitled Real Property Preconveyance Documentation and was dated January 1988. The results of Westec's initial study was that the site was • reported as previously undeveloped prior to construction of the greenhouses; no environmental sites listed by regulatory agencies was found within one mile of the property; pesticides were found in soil samples from a container rinse area; no asbestos containing building materials were found; two fuel oil tanks were removed; and a subsurface investigation was recommended. Westec report that two 10,000 gallon underground fuel oil storage tanks were removed. One tank was observed to have a 0.5 to 1 inch diameter hole on the bottom and the second tank had a 0.5 inch diameter hole on one end. Sampling of soil beneath the R fl . n 53-1127-01 Page 8 tanks showed Total Petroleum Hydrocarbons (TPH) of 7,000 to 18,000 mg/kg with a carbon range of diesel oil. Benzene, toluene, and xylenes were also reported with ranges • from 0.061 mg/kg to 0.46 mg/kg. 3.3 WESTEC SERVICES. INC. (Phase Two) Westec submitted a second environmental assessment to M.J. Brock for the Rancho Verde site in the middle of 1988, entitled "Preconveyance Survey, Rancho Verde Property". The purpose of this report was to investigate the extent, and to verify the source, of the hydrocarbons and pesticides. A total of seven soil borings and one • monitoring well installation were made and additional soil samples were taken at the pesticide rinse area. For the borings that encountered saturated soil a ground water level measurements was • made. The depth to ground water ranged from 12.6 to 25.75 feet from the surface, with greater depths towards the side of the repecho. The shallow ground water depths were reported to represent a perched aquifer, which was explained as an aquifer above and separate from the regional water table which is about 100 feet below land surface near the storage tanks. Chemical analysis of soil samples from the borings and tank excavations showed concentrations up to 4,300 mg/kg (TPH) in the borings and up to 18,000 mg/kg (TPH) within the excavation. Westec presented cross sections and contours of the TPH concentrations in the soil and estimated that 3,500 cubic yards of soil would have to be removed to reach the 100 mg/kg regulatory action level. Benzene, toluene and xylene were measured in ground water samples from MW-1 and RVB-1 at concentrations above regulatory action levels. •1 IflkI'&FELi3 ER . 53-1127-01 Page 9 Westec concluded that the three remaining tanks on the site, the two 10,000 gallon diesel tanks and the unleaded gasoline storage tank were not leaking at the time of the report. S This conclusion was based on precision tank testing data and the soil boring results. Alternatives for cleaning up the site were discussed and estimated costs presented. 3.4 GROUNDWATER TECHNOLOGY. INC.. .TUNE 1988 • In May and June of 1988, Gil placed two additional monitoring wells near the gasoline pump. Ground water samples were also collected from the first monitoring well that was placed by Westec, and the two monitoring wells placed by GTI. Significant levels of gasoline hydrocarbons such as benzene, toluene and xylene were measured in the ground water samples. The total gasoline hydrocarbon ranged from 190 to 3,000 mg/i. The Gil information that is presently available is limited to three pages, (1) a map ' showing well locations, (2) laboratory results, and (3) a chain-of-custody record. Boring logs or a written report are not available. 3.5 KLEINFELDER. 1989 5 In May 1989, Kleinfelder submitted a report entitled Ground Water Contamination Investigation for the Rancho Verde Project. Olivenhain. California. The ground water investigation included the placement of eight monitoring wells, five lysimeters, soil and • ground water sampling, and chemical analysis. The ground water samples were analyzed by a state certified laboratory, for total petroleum hydrocarbons by method the CA DOHS TPH (8015) with a specified carbon • range, EPA 418.1 for total oil hydrocarbons, and by CA DOHS method for organic lead. The soil samples were analyzed using equivalent methods for hydrocarbons in soils. The results of the sampling indicate that the ground water with hydrocarbon . concentrations was limited to the vicinity near the diesel spill. Monitoring well number GTI-2 had 2 inches of floating product with a carbon range of C 10 to C22 (Diesel). • EJ 14 hECE k . 53-1127-01 Page 10 Monitoring well GTI-3 had a concentration of hydrocarbons in the ground water of 0.99 mg/i with a carbon range of C 10 to C 18 (Diesel). All other ground water samples had • non-detectable concentrations of hydrocarbons. A boring and monitoring well installation (KMW-6) were made to the west of the tank excavation to investigate the migration of diesel in that direction. The five foot soil • sample from KMW-6 had a concentration of 2 mg/kg and soil samples from 10, 15, and 20 feet had non-detectable levels of hydrocarbons. A soil sample from KMW-8 at 11 feet had a concentration of 1300 mg/kg with a carbon range of C 6 to C18 (gasoline and diesel). The origins of these hydrocarbons in KMW-8 at 11 feet are unknown. The monitoring well is located to the northeast of the tank excavation, and apparently upgradient from the tank leak. KMW-8 is located near the septic system and the reading could be a hydrocarbon that was disposed of in the septic system. 1*0 I I I 0 IEFTLD.ER Page 11 4.0 REMEDIAL ALTERNATIVES • 4 INTRODUCTION There are many technologies available to remediate hydrocarbons in the soil and ground water. For soil, these include vapor extraction, excavation and disposal in a hazardous waste landfill, incineration of soil under controlled conditions, and bioremediation. For ground water common remediation measures are air-stripping, bio-degradation and carbon adsorption. The preferable remediation method for a specific site is a function of the site environmental characteristics and economics. The primary hydrocarbon at the Rancho Verde site is Diesel #2, which is a petroleum oil that has too low a volatility for vapor extraction. Each of the remedial alternatives has technical advantages or disadvantages, and costs • and timing are different. A feasibility study is performed to identify the most applicable and cost effective technology. A major consideration in the selection of remedial alternatives is the regulatory standards for clean-up and for emissions and operations during remediation. A specified concentration of chemicals is usually required for the contaminants present on the site. For hydrocarbon spills, a level of 100 mg/kg is usually required for soil remediation in areas of beneficial ground water use and a level of 1,000 mg/kg is required for non-beneficial ground water use areas. For ground water remediation, levels for hydrocarbons are commonly set at drinking water standards which are: GROUND WATER STANDARDS (PETROLEUM HYDROCARBONS) Benzene 0.7 mg/i Toluene 100 mg/i Total Xylenes 620 mg/i Ethylbenzene 680 mg/1 Organic Lead 50 mg/i S Clean-up levels can be challenged by performing and submitting an environmental risk assessment to the regulatory agencies. . Ffi R . 53-1127-01 Page 12 Kleinfelder's discussion with remediation contractors, experience on similar projects, and solicitation of proposals for this project indicates that bio-remediation is the most • applicable and economic alternative for this project. Bio-degradation using bacteria and nutrients can be performed in-place by circulating treatment fluid through the soil, or can be done by excavating the soil and treating it on the surface. The soil permeability values obtained by field and laboratory testing for this project show that the soil permeability values are too low to allow for the circulation of treatment fluids. For a bio-remediation system the soil would therefore have to be excavated and treated on the surface. . Kleinfelder recommends that the alternative of remediating the soil by biodegradation be proceeded with and that treating the ground water simultaneously by biodegradation and/or carbon absorption be investigated. As part of the ground water remediation, a • sump and skimming pump would be used to remove the floating product from the area near GTI-2. A description of technologies for hydrocarbon clean-up follows. 4 REMEDIAL ALTERNATIVES FOR CONTAMINATED SOIL 4.2.1 VAPOR EXTRACTION • A vapor extraction system consists of a group of wells in the vadose zone (zone between the surface and the saturated water table) that are designed and placed to promote the flow of air through a volume of soil that is contaminated with volatile hydrocarbons. Under reduced pressure, the volatile compounds selectively partition into the vapor phase, • which is drawn from the subsurface by one or more extraction wells. The extraction well is then vented to the atmosphere or routed through activated carbon where the volatile compounds are adsorbed, or into an incinerator where they are combusted. This technology is not capable of addressing the low volatility diesel oil #2 hydrocarbons in the subsurface of the Rancho Verde facility. The system is also limited by the permeability of the vadose zone and the size of the free and dissolved product plumes. MWk f? I ARE . 53-1127-01 Page 13 The testing information on the vadose zone suggests that permeability is low. Vapor extraction systems become less effective with decreasing grain size and decreasing • permeability. Another disadvantage of the application of vapor extraction to this site would be the high levels of free product remaining in the capillary fringe. The current Air Pollution Control District (APCD) policy limit of 10 lbs. per day of hydrocarbon discharge would require that expensive carbon absorption or combustion systems be used. 4.2.2 EXCAVATION AND DISPOSAL This remedial alternative consists of excavating the contaminated soil, testing the • concentrations of regulated chemicals in the soil, and disposing of the soil to an appropriate landfill. The advantage of this method is that it usually is that it can be done rapidly. The disadvantages are that the costs of hauling soil and disposing of it in a licensed hazardous waste facility may be excessive, and the contamination and related • liability is not permanently mitigated. 4.2.3 BIOREMEDIATION Bioremediation techniques rely on the use of bacteria to consume petroleum hydrocarbons as their food source. The organisms selected for use may be indigenous to the site or may be imported. After an initial feasibility study identifies the most appropriate genus or genera of bacteria to be employed, a method to introduce them to • the subsurface is then selected. In addition to delivery, provisions must be made for enhancing and maintaining optimum conditions for the bacteria used to effect degradation of the hydrocarbons, including pH, anion/cation balance, and dissolved oxygen. Kleinfelder envisions the use of bioremediation in conjunction with a pump and treat system in which one or more recovery wells pump contaminated ground water through bio-reactors onto the soil remediation area, or through a carbon adsorption unit. . I At 5LD E R . 53-1127-01 Page 14 4.2.4 GROUND WATER, PUMP AND TREAT This type of system is designed to pump free product and contaminated ground water • from the water table. The system relies on a water table depression pump that creates a cone of depression throughout the radius of influence of the recovery well(s). The withdrawn ground water is then treated. The resulting cone of depression promotes the accumulation of free product where it can be skimmed and pumped separately to a holding tank where it can be filtered and reused or, removed by a hauler for recycling or disposal. The pumped ground water will be treated by bacteria in a bioreactor, spread on the soil remediation for treatment, and if necessary, treated by carbon absorption units. The treated water will be discharged to the local storm water drainage. If the concentration of hydrocarbons allows, the ground water that is withdrawn from the contaminated • aquifer may be discharged without treatment if an Industrial Waste Discharge Permit is approved. This permit is temporary and valid only for one year. After the one-year period expires, an NPDES permit will be required from the CRWQCB. 4.2.6 CLOSED LOOP PUMP AND TREAT This system employs the same technology described above except that the treated ground water is not discharged into the storm drain or sewer system but is reinjected into the • aquifer either through injection wells or infiltration galleries. By reinjecting the treated water into the vadose zone, adsorbed hydrocarbons will be removed from the soil and carried into the system where they can be treated. Additionally, the reintroduction of water can be utilized to exert control over the aquifer system. fl IE/F&L t-\..d et . 53-1127-01 Page 15 5.0 REMEDIAL ACTION WORKPLAN • Sd REMEDIATION OF HYDROCARBON CONTAMINATED SOIL The first task of this project will consist of remediating approximately 3500 cubic yards of diesel contaminated soil beneath and surrounding the excavation from the previous removal of two underground diesel oil storage tanks (Westec, 1988). Although diesel contaminated soil can be remediated by several alternative technologies, we believe (above ground) bioremediation is the most cost and time effective approach. 5.1.1 Biotreatability Investigation Prior to field implementation of bioremedial cleanup technology, a comprehensive biotreatability investigation of site-specific contaminated soil and ground water will be performed. This series of analyses is designed to define and optimize critical features 010 which are influential to the performance and efficiency of on-site microbially-mediated biotransformations. In addition to isolating and amplifying the capabilities of specific biotransforming bacterial species, these investigations define soil/water biochemical conditions which will be required for effective biodecontamination of the subject material. The analyses performed include basic soil/water chemistry (pH, potassium, phosphorous, nitrate, nitrite, ammonium), general and selective microbial enumerations, effects of physiochemical parameters on the bioremedial process (ph, temperature, • oxygen), organic and inorganic nutrient requirements, bench-scale pilot tests, kinetics optimization, retention time requirements, and end-product characterizations. Bioremediation as implemented by Kleinfelder, refers to the technology which utilizes selected species of site-specific native (indigenous) micro-organisms along with appropriate inorganic and nutrient supplementation for the clean-up of environmental contaminants in soil and/or water. The major advantages associated with bioremedial technology include permanent site cleanup (as opposed to landfill disposal, discharge, or EN . 53-1127-01 Page 16 volatilization of contaminants), on-site and/or in-situ implementation, substantial economy and cost-effectiveness, and ability to treat a variety of contaminants under diverse • environmental conditions. The on-site bioremedial treatment of soil recommended for Rancho Verde requires the excavation and spreading of treatable material on an impermeable liner to a depth not to exceed 24 inches. Appropriate numbers of soil treatment bays will be prepared in accordance with information obtained from the bio treatability investigation. A water delivery system consisting of appropriately spaced sprinklers and connectors will be emplaced around the perimeter of the soil treatment bay(s). This delivery system will be connected to a main water reservoir and a small biomaterials mixing tank. Volume capacities of these tanks will be calculated from the biotreatability investigation. • At each treatment and process monitoring interval (2 to 4 times per month), defined bioactive materials (buffers, nutrients, and selected native micro-organisms) are applied to the surface of the treatment bays via the hydraulic delivery system. Pressure and volume control is designed into the operational system. Cultivation or rototilling will be • performed immediately prior or subsequent to each biomaterial application to facilitate nutrient/organism dispersion and soil oxygenation. 41 Treatment of ground water through the use of bioreactors is similar in concept to the use of fermentors in industry. These devices, in their simplest form, are large canisters which act as microbially-mediated biochemical reaction chambers. These devices will be equipped with internal projections and/or convolutions which induce the formation of • biofilms and maximize surface-to-surface interaction between the contaminant(s) and micro-organisms. Appropriate nutrient supplementation, aeration/agitation, and temperature regulation afforded by bioreactor systems generally induce rapid and efficient degradation of contaminants. Appropriate retention time (minimum usually 24 - 48 11 1'KtE1 IrJE R S 53-1127-01 Page 17 hours) of treatable water is required for most applications to ensure sufficient contaminant digestion. One or more carbon canisters will be utilized as a polishing step • in order to further reduce contaminant levels prior to effluent re-injection or discharge. 5.1.2 Floating Product Recovery To reduce the amount of floating diesel oil near monitoring well GTI-2 a sump will be drilled or excavated near GTI-2. A test will be performed on recovery of the floating product to determine the appropriate pumping rate. Based on this test a filter bucket or product recovery pump will be used to remove the floating product. The floating • product will be filtered and water will be separated from the product. The product will then be re-used by the greenhouse for heating fuel. Filtrate and residue will be disposed of as hazardous waste. 09 The purpose of the floating product recovery phase is to control migration of the floating product, and to remove the bulk of the product as an interim measure, prior to excavation of the soil. The soil impacted by the floating product and the collection sump will be completely removed during excavation and bioremediated in the soil treatment area. 5.1.3 Prepare Treatment Site We will prepare a treatment site to the west or east of the existing green houses (Plate 2) to accommodate the stock-piling and spreading of excavated soil onto an impermeable 20 mil liner placed on a three inch minimum thickness, clean sand cushion. The treatment site will cover an area of approximately 40,000 square feet. 5.1.4 Excavation of Contaminated Soil and Installation of Ground Water Treatment System S The next subtask includes excavation of diesel contaminated soil (with concentration in • excess of 100 ppm TPH), transport to and staging of contaminated soil at the treatment site, and backfill and compaction of the excavation. To remove all of the diesel S E F UE R . 53-1127-01 Page 18 contaminated soil, we anticipate the excavation will extend to approximately 25 feet below grade with a 1:1 slope. The northeastern corner of the western greenhouse will • need to be removed to access contaminated soil beneath it. This subtask includes removal of a portion of the concrete slab (first section - width of green house X 24 feet). Removal of the greenhouse building (walls and roof) will be the responsibility of the nursery personnel. S A mobile laboratory will be mobilized to the site on the final day of excavation to test the concentration of diesel at the bottom and sidewalls of the excavation to confirm that the soil containing over 100 mg/kg TPH is removed. After the soil has been removed beyond the 100 mg/kg zone of contamination a final set of samples will be taken for laboratory analysis to confirm the mobile lab results. It is anticipated that a sample will be collected from each sidewall at the depth of the water level and 3 samples from the • base of the excavation. The soil samples will be analyzed using EPA method 418.1 for TPH and two samples will be analyzed by CA DOHS TPH (8015) with a specified carbon range, EPA 8020 (BTX) and CA DOHS organo-lead. Upon confirmation that the soil contaminated beyond regulatory limits has been excavated, the bottom of the excavation will be sloped to a central trench. A permeable geotextile will be installed on the base of the excavation and a layer of gravel placed • over the fabric. A sump consisting of a geotextile wrapped steel cage will be placed at the lower end of the sloped trench to provide a collection and pumping area for ground water. Another layer of geotextile will be placed over the gravel and clean soil will be compacted to provide a safely sloping sidewall to the excavation. A pumping system will 5 be installed to pump ground water from the sump to the treatment area. Ground water pumping will continue until the concentration of dissolved hydrocarbons has dropped below regulatory action levels. If floating product is detected in the sump, a filter bucket will be used to skim the product. Ground water sampling will consist of collecting a • sample from each pumping location simultaneously with soil sample collection. The samples will be analyzed for TPH using CA DOHS TPH (8015) and EPA 602 (BTX). IÜ Kt.EI N PELD ER -_ . i o 53-1127-01 Page 19 5.1.5 Installation of Hydraulic Delivery System During soil staging operations, a hydraulic delivery system will be emplaced in the treatment site area. The system will include appropriate PVC plumbing, a sufficient number of sprinklers, a nutrient and biomaterials mixing tank, a main reservoir tank (both above ground), and a system pump. 5.1.6 Nutrient and Micro-organism Additions Bioremedial treatment of pre-staged soil will be conducted once every two weeks for a maximum of six months. This includes periodic application of process-specific nutrients, • supplements, and biodegradative micro-organisms. In addition, this includes bioprocess monitoring and maintenance throughout treatment period. 5.1.7 Analytical Testing • To monitor the progress of the remediation, analytical sampling and bioprocess following will be conducted. This includes a total of four grab soil samples from designated areas within the treated soil matrix procured once per month for a maximum of six (6) months. Analyses of samples will be performed by a California certified analytical testing laboratory using method CA DOHS TPH (8015). (Total number of samples, including baseline, equals 28). 5.1.8 Preparation of a Final Report The last subtask is the preparation of a final report to be submitted to the client and all concerned regulatory agencies on completion of the project. After acceptance of the final report by the HMMD, CA DOHS, and the RWQCB the treated soil will be replaced in the initial excavation and compacted. 52 UNDERGROUND FUEL STORAGE TANK REMOVAL This task includes the removal of three existing underground fuel storage tanks. These include two diesel oil storage tanks with a 10,000 gallon capacity and one 1,000 gallon n ii:i i( L E ['N. F-EI b E R * 00 LI LI 53-1 127-01 Page 20 gasoline tank. Because of the proximity to the existing excavation, the gasoline storage tank will need to be removed during excavation for task one (remediation of hydrocarbon contaminated soil), while the diesel tanks will probably be removed at a later date. The nursery has stated that the diesel fuel is required for operation of the boilers which are used to maintain a constant temperature in the nursery for optimal growing conditions. The operator of the nursery is attempting to permit an above ground diesel storage tank; however, the existing underground tanks may be required to stay in place as a spill collection device to meet permitting requirements. If so, the existing diesel tanks could not be removed until after the nursery had ceased operations. Detailed below is a breakdown of our proposed subtasks and assumptions. This is an integrated task that will be completed by Kleinfelder or our subcontractors. o We will obtain all necessary removal and construction permits and coordinate required inspections of the Fire department and the HMMD. o Subtask two includes excavation of all overburden to expose the tank(s) and product and vent piping. o During subtask three all product and vent piping and product dispensers will be removed and disposed. o During subtask four the tank(s) will be thoroughly rinsed and inserted (purging of explosive vapors) with dry ice, as per fire department regulations. o Subtask five includes the removal and disposal of two 10,000 gallon underground diesel storage tanks and one 1,500 gallon underground gasoline storage tank. S L El N E E L D ER 53-1 127-01 Page 21 o Subtask six includes transportation of on-site backfill material to the excavation, and backfill and compaction to a minimum of 90% compaction. We assume the • native material will be available and of quality to meet the compaction requirements. o Kleinfelder will collect and analyze an appropriate number of soil samples from beneath the underground fuel storage tanks as required by the HMMD to close the excavation. o In the final subtask, Kleinfelder will provide the HMMD with an underground tank closure report that presents the soil sample analyses results. 5.3 DISPOSAL OF PESTICIDE CONTAMINATED SOIL • The pesticide contaminated soil in the pesticide rinse area will be excavated and disposed of in a hazardous waste landfill. After excavation of the anticipated two-yards, soil sampling will be done. A sample will be collected near the bottom-center of each sidewall and one at the bottom of the excavation. The samples will be analyzed for • diazinon using EPA method 8140. If the laboratory testing confirms that the soil concentrations are below regulatory standards then the excavation will be filled with compacted, clean soil. 5.4 ESTIMATED PROTECT SCHEDULE We have estimated the project durations for each task and presented them on Plate 1. We believe the bioremediation of hydrocarbon. contaminated soil can be completed in three to eight months from the date of initial excavation. We estimate Task 2, removal of the underground storage tanks, will take three to six weeks from the date of permit receipt to complete. Disposal of the pesticide contaminated soil can be completed within one to two weeks. n S rJ kqk EE I N FE 1'D ER . 53-1127-01 • Page 22 The duration of remediation of contaminated ground water may take longer than the soil remediation. 5.5 SUMMARY OF REMEDIAL WORK TASKS TASK 1.0 PREPARATION OF CONTAMINATED SOIL AREA FOR EXCAVATION 1.1 1.2 1.3 1.4 1.5 1.6 1.7 010 1.8 Removal of existing equipment and debris Removal of corner of greenhouses building near the excavation Locate utilities (Utility service alert) Relocation of utilities and spent steam line Apply for permit for removal of gasoline tank Secure area and barricade Collect soil samples for nutrient/bacteria optimization study Conduct nutrient/bacteria optimization study TASK 2.0 PREPARATION OF SOIL TREATMENT AREA 2.1 Design soil treatment area (pad size, soil thickness, berms, irrigation system) 2.2 Cut roads or improve access to treatment area 2.3 Cut treatment area (pad) - grade to level 2.4 Stockpile clean cut material for backfill of tank excavation • 2.5 Lay 20 ml polyethylene liner and 6 layer of clean fill 2.6 Install ground water holding/nutrient mixing tank upsiope of soil treatment pad 2.7 Plumb ground water discharge piping from contaminated excavation to OW holding tank 2.9 Secure area and fence TASK 3.0 EXCAVATION CONTAMINATED OF SOIL AND REMOVAL OF . GASOLINE TANK 3.1 Remove residue from the gasoline tank S 1NFE1 b'R 53-1127-01 Page 23 . L7 . S S . S . S 3.2 Purge and flush (clean) the gasoline tank 3.3 Remove gasoline tank, piping, and dispenser 3.4 Excavation of soil within the zone of contamination 3.5 Mitigation of excavation by Kleinfelder, geologist, and segregation of contaminated material with onsite mobile laboratory 3.6 Verification sampling of excavation and laboratory chemical analysis 3.7 Grade base of excavation (slope to collection point) 3.8 Pump water from excavation to holding tank as required 3.9 Transportation of contaminated soil to treatment area, and laying of soil pads in 2 foot maximum thickness layers TASK 4.0 BACKFILLING OF EXCAVATION AND CONSTRUCTION OF GROUND WATER COLLECTION GALLERY 4.1 Install geofabric on B bottom of excavation V 4.2 Install recovery sump(s) 4.3 Place 8-inch layer of pea gravel over geotextile 4.4 Install geofabric over pea gravel 4.5 Backfill and compact with clean native soil. Compaction to be performed under Kleinfelder inspection. 4.6 Construct vault over recovery sumps TASK 5.0 CONSTRUCTION OF PHASE I GROUND WATER REMEDIATION SYSTEM 5.1 Connect PVC piping from ground water collection sump(s) to soil treatment area. 5.2 Install electricity (explosion proof) and controls in recovery sump vault 5.3 Install ground water pump(s) 5.4 Install hydraulic delivery (sprinkler) system and pump at the soil treatment area 5.5 Install electricity and controls for hydraulic delivery system V.. S fl Iid-t N~FED) ER 53-1127-01 Page 24 5.6 Install auxiliary clean water delivery system (plumb from greenhouse) 40 TASK 6.0 INSTALLATION OF FREE PRODUCT RECOVERY SYSTEM (IF NECESSARY) 6.1 Install filter bucket or filter scavenger as warranted by free product • accumulation 6.2 If necessary, install product piping and storage system - double wall to existing storage tank 6.3 Install a product filter (particulate) and an overfill shut-off control TASK 7.0 CONSTRUCTION OF PHASE II GROUND WATER TREATMENT SYSTEM. (IF NECESSARY) 7.1 Apply for RWD permit from RWQCB (6 month process) 7.2 Construction of an upgradient infiltration gallery in the diesel tank pit (assumes the presently existing tanks have been removed) or an alternative location (if the tanks have not been removed) 7.3 Construct treatment system compound 7.4 Install electricity to compound 7.5 Excavate and install influent and effluent piping 7.6 Install air stripper, blower, pretreatment equipment and controls 7.7 Construct fence around compound and secure 7.8 Connection of alternative water source for* soil remediation area if still in operation. TASK 8.0 REMOVAL OF EXISTING DIESEL FUEL STORAGE TANKS 8.1 Pull permit for tank removal • 8.2 Remove residue from tank 8.3 Remove, tank, piping, dispenser ii:i KLEINFELDER 53-1127-01 Page 25 8.4 Sample and chemically test soil beneath tank 8.5 Backfill tank excavation (excavation may be used as ground water infiltration area in Task 2.0) TASK 9.0 REMOVAL OF PESTICIDE CONTAMINATED SOIL 9.1 Obtain EPA and State waste disposal numbers 9.2 Excavate two yards of soil surrounding the rinse area 9.3 Test the bottom and side walls of the excavation for pesticide 9.4 If tests are below regulatory action levels, backfill excavation with clean compacted fill. If contaminants are above action levels excavate further. 9.5 Haul excavated soil to a hazardous waste landfill 040 r TASK 10.0 OPERATION, MAINTENANCE, AND MONITORING OF SOIL AND GROUND WATER TREATMENT SYSTEMS 10.1 Perform water and nutrient additions to the soil as stated in the nutrient/bacteria optimization study 10.2 Pump ground water to the treatment area 10.3 Monitor the operation and make repairs, as necessary. Daily monitoring schedule 1st week, twice a week thereafter 10.4 Obtain and chemically test ground water and treated soil samples every month (CA DOHS TPH EPA 8015, GW-EPA 602/BTX) 10.5 Perform final verification sampling TASK 11.0 RISK ASSESSMENT S 0 11.1 Describe the remediation system 11.2 Tabulate and graph chemical data 11.3 Estimate final residual concentrations of chemicals in the soil or ground water 11.4 Describe the site and environmental conditions 11.5 Characterize the contaminants r Ii EFELDER 53-1127-01 Page 26 11.6 Describe the toxicity of the contaminants 11.7 Model concentrations at the receptor points 11.8 Estimate human health effects 11.9 Prepare and submit Risk Assessment Report TASK 12.0 12.1 12.2 12.3 12.4 12.5 TASK 13.0 .• 13.1 13.2 13.3 13.4 SOIL AND GROUND WATER TREATMENT SYSTEM DISMANTLING Disconnect electrical system Remove or abandon collection sump(s), pumps, and piping Final excavation backfill Remove nutrient tanks, air stripper, carbon tanks, etc. Remove irrigation system, dispose of as hazardous waste RELOCATION OF SOIL FOR FINAL ON-SITE DISPOSAL Determine area of soil placement Prepare and grade area Haul and compact soil Remove plastic liner and dispose of as hazardous waste 0 . 53-1127-01 Page 27 6.0 PREPARATION OF A HEALTH RISK ASSESSMENT A health risk assessment will be conducted to estimate the potential health impacts to individuals who will be living in the proposed homes to be built at the site. These individuals will be exposed to the diesel oil compounds that are identified at detectable quantities in soil and soil gas samples obtained during the sampling phase investigation. • Although it is conceivable that individuals living near, but not on the property may be exposed to the contaminants originating at the site by inhaling contaminated dusts that have migrated off-site, this assessment is concerned only with estimating exposures and potential health risks to the future home residents. Exposures that may occur as a result of this airborne migration are probably insignificant and will not be addressed. The health risk assessment is concerned with estimating the upper bound health risks ,010 (both carcinogenic and non-carcinogenic) that would result from individuals coming in contact with contaminants that are both airborne in outdoor air and indoor air and adhered to soil particles for a 70-year lifetime. At a first cut it is desirable to present a screening analysis designed to calculate the upper bound level of potential health risk. • This methodology suggested by the State of California Department of Health Services (DHS) and the U.S. Environmental Protection Agency (EPA) is designed as a first approach in estimating health risks. If the health risks estimated in this screening analysis are lower than risk levels of concern to regulatory agencies (generally regarded by DHS as cancer risks less than one in a million), the risk analyst and decision maker can be assured that the hazard pose little or negligible potential health risk to the exposed individuals. If the screening analysis does estimate health risks greater than the proposed regulatory risk levels, a refined analysis is completed to include more site-specific information regarding potential exposure to the site's contaminants. This two-step approach allows iii KLEINFELDER 53-1127-01 Page 28 a more detailed risk estimation approach to be used only when a health risk concern has been identified initially. Needless time and effort are not spent by the risk assessor in • quantifying health risks that are minute. This estimation of potential health risks follows the methodology supplied by the DHS in The California Site Mitigation Decision Tree Manual (May 1986) for the estimation of air Applied Action Levels (AALs) and the derivation of the risk estimates AALs for soil are derived using the 1987 DHS publication: The Development of Applied Action Levels for Soil Contact - A Scenario for the Exposure of Humans in a Residential • Setting (Final Draft). The following subtasks will be addressed during the completion of the health risk assessment screening analysis: I . Li CHARACTERIZATION OF CONTAMINATION For the purpose of estimating potential health risks it will be necessary to determine the . concentrations of petroleum compounds throughout the entire site. For the purpose of risk assessment for petroleum based products, only the concentrations of three compounds benzene, toluene, and xylene (BTX), are generally required. Under the HMMD guidelines, soil at this site must be remediated to 100 PPM TPH to be left on • site. It is assumed that the bioremediated soils will be left on site and used as fill. The BTX data obtained from the proposed sampling program will be utilized by Kleinfelder staff as the database for preparing the health risk assessment. This data will he transferred to a data management program that facilitates the calculation of health risks. 6.2 TOXICITY REVIEW OF CONTAMINATION For each of the contaminants identified bound to soil and in soil vapor Kieinfelder will prepare profile synthesizing and summarizing the present knowledge regarding potential . human toxicological properties (both carcinogenic and non-carcinogenic), and the physical/ chemical properties affecting their potential environmental migration. Rather kI KLEIN FELDER 53-1127-01 Page 29 than performing extensive searches of the primary literature, we will rely largely upon reports and publications prepared by DHS and the U.S. EPA. This approach provides • a time-efficient means of ensuring the completeness of the information presented. The profiles described above will be presented as an appendix to the health risk assessment. 6.3 MODELING OF CONCENTRATIONS AT THE RECEPTOR POINTS • Once the soil-bound and vapor concentrations of the contaminants have been estimated and their human toxicity identified it is necessary to calculate their potential exposure concentrations at the locations where individuals will have the opportunity to come in contact with them. Several exposure routes will require analysis to derive a thorough health risk assessment: o Inhalation of vapor compounds both during time spent indoors and *I* outdoors. o Dermal absorption of soil-bound contaminants that will be contacted during play by children and during outdoor activities such as gardening by adults. fl o The ingestion of compounds via the incidental ingestion of soil during the day, and the ingestion of vegetables grown in backyard gardens. Site specific information such as the location of drinking water wells for the proposed project will require identification in order to determine if the ingestion of drinking water will be a potential source of exposures. The other potential ingestion exposure route, the ingestion of mother's milk, is generally not included for petroleum compounds because they do not sequester in fatty tissues to a great extent. California DHOS and U.S. EPA risk assessment guidelines stipulate that all of the • potential exposure routes to individuals be identified and the corresponding exposures quantified for the purpose of deriving meaningful risk estimates. It is doubtful that any L4 . lIILENFELDER 53-1127-01 Page 30 other potential exposure routes exist for individuals' living at the site. In the event that additional routes are identified, the client will be notified immediately before any additional work is started. 4 ESTIMATION OF HUMAN HEALTH EFFECTS This final subtask presents quantitative estimates of human health effects that could O result from 70 year chronic exposures to the contaminants originating at the site. Both carcinogenic and non-carcinogenic endpoints will be evaluated. For the specific contaminants that have been designated as "suspected human carcinogens or non- carcinogens" by either the California DHS or the U.S. EPA, Kleinfelder staff will utilize the appropriate AAL in estimating the potential health risk. Compounds not recognized as potential carcinogens or non-carcinogens will not be included in the estimation of health risks. 0 • For the final step of Risk Characterization, clean-up levels will be derived, if required. Health risk results showing that the current levels of BTX in soil are less than the levels required to produce adverse health effects in humans will not require this analysis. In • the possibility that the current level of contamination is shown to produce potentially adverse health effects in the exposed population following a lifetime of exposure, Kleinfelder staff will re-analyze the exposure scenarios by mathematically removing contamination from the site until the health risk levels are acceptable. This computation 0 would give an estimate of how much and what particular compound must be removed in order to reduce the potential health risk to an acceptable level. LA • BASE MAP: Taken from USGS 7.5 Minute Rancho Santa Fe Topographic Quadrangle, 1968, Photorevised 1983 * iii 0 1000 2000 3000 North R BA P jc _) X 350 ( 1 \ 1?J \k\ a . _ k9. KLEIN FELDER Project Number: 53-1127-01 Q. 00 SITE Plate SITE LOCATION MAP Rancho Verde. . . $ EXPLANATION LOCATION OF -11 MONITORING WELL .IE1LOCATION OF LYSIMETER -->-- --. EA TIN c2 TI EXCAVATION ka .movSd) '• MW-5 GREENHOUSE LSA SHADE HOUSE ( - - - - - AIL IIK LEI NFELDER PL PROJ[C1 NO. 53-1127-0 Ht1 L3A L2A \_ 100 0 50 100 200 400 SCALE IN FEET Will LIA / + + + I GREENHOUSE - \ - N \ N MONITORING WELL LOCATION MAP 2 RANCHO VERDE S GROUND SOUTH SURFACE & 10' 15, TGROUND WATER LEVEL 2d -25 GASOLINE DISPENSER FENCE -- EXISTING EXCAVATION 4 FROM REMOVAL 0 FILL PIPE TWO DIESEL 1000 GALLON TANKS GASOLINE TANK (APPROXIMATE LOCATION) 12000) (4000111, (8000) APPROXIMATE FLOATING PRODUCT AREA GROUND SURFACE NORTH LEGEND -(2000)-TOTAL PETROLEUM HYDROCARBON 20 0 10 20 40 80 CONCENTRATION CONTOURS. HORIZONTAL SCALE: I°" 2d I SOUTH TH S S S S S S S S S . . 2O O O 20 40 HORIZONTAL SCALE: I' 20' k9KLEINFELDER I CROSS SECTION OF PLATEJ SOIL EXCAVATION PROJECT NO. 53-II270I I V • • • • • • • . GROUND SOUTH (SURFAC 5' - I 101 MAXIMUM SLOPE 10' I' VAULT - GROUND WATER - COLLECTION SUMP I 0 0 C0MPACTEO CLEAN------ - - 00 - -SOIL-_ PEA GRAVEL " o - - - 0 OR GEOFASRIC 20' 0 0 0 0 00 000 0 0 0 SIDE WALL DRAIN 0 00 0 0 GEOFABRIC LINER GROUND 0 - 0 SURFACE 00 00 0 00 0 0 = 0 -25 0 o 0 8" THICKNESS PEA GRAVEL DRAIN -30' NORTH 20 0 10 20 40 810 HORIZONTAL SCALE: I0, 20' f e $ S S . n [1 I El C APPENDIX H S MITIGATION MEASURES CONTAINED IN EIR 82-3 I I 0• S S S S S S S . APPENDIX G MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Traffic It is recommended that the intersection of Olivenhain Road and El Camino Real be widened to provide free right-turn lanes and multiple left-turn lanes on all approaches. For the intersection of Rancho Santa Fe Road and Olivenhain Road, it is recommended that a traffic analysis be performed to assess specific internal and external street design and lane circulation patterns. This should be completed prior to the approval of a tentative map for the commercial center or when the Rancho Santa Fe or Olivenhain Road is widened as part of residential development in this area. Application No No Project Compliance None required. None required. Streets within any project should be designed to City standards to accommodate both the anticipated traffic flows and vehicular parking. Adequate off-street parking should be provided within the residential areas and the commercial area to insure that a minimum of curbside parking is required. Addition- ally, it is expected that signalization of the intersection of Olivenhain Road and Rancho Santa Fe Road will be required. This will be provided when traffic warrants are met and funded by the Carlsbad Public Facilities Fee. Yes Incorporated measure under 4.2.29. as a mitigation .Response I MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Since Melrose Avenue will terminate at Rancho Santa Fe Road, it is recommended that access to the northern parcel be provided by a local collector street extending from the parcel to either La Costa Avenue or Mission Estancia to the west. Future residents should be encouraged to use alternate forms of transportation. This could be accomplished by providing bicycle lanes along major roadways and the provision of collector streets with adequate width to provide bus stops within the residential areas, as needed. Land Use With respect to adjacent residential areas and the Housing Element of the City of Carlsbad General Plan (1980:21), the development on the subject property under the proposed land use designations would not have a significant effect and no mitigation is necessary. No None required. No Road width, service demands and Project location did not allow for the incorporation of designated bikeways or public transportation facili- ties within the Project area. No None required.. S I S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Aesthetics 0 Given the status of Rancho Santa Fe Road Yes Incorporated as a mitigation within the scenic Highways Element of the measure under Response 4.2.2. General Plan, it is important that any development adjacent to the roadway give special consideration to the viewsheds. O The impacts to topography and visual aes- Yes Incorporated as a mitigation thetics could be reduced if the following measure under Response 4.2.2. measures are taken into consideration during the preparation of more detailed development plans: a. Grading for building pads and roadways should be accomplished in a manner that would maintain the appearance of natural hillsides. b. Innovative and varying siting techniques should be utilized. C. To avoid excessive grading, roadways should follow natural contours where feasible. d. A landscape plan should be prepared that satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and undeveloped pad areas. Landscaping should be accomplished immediately after grading activities have been completed. S S . . S 0 S C MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures e. Manufactured slopes adjacent to Rancho Santa Fe Road should be of minimal height and contour graded with a few major openings. Noise Application Project Compliance Three approaches are recommended to mitigate potential noise impacts. These include construction of a solid masonry wall or earthen berm, increased setback from roadways, and, if these are infeasible, structural insulation techniques. A solid masonry wall or earthen berm must be high enough to break the line of sight from the roadway to the noise receiver to reduce exterior noise to acceptable levels. If development is to occur adjacent to Rancho Santa Fe Road north of olivenhain Road, a noise barrier could be constructed which would reduce noise intensities to an acceptable level (65 dBA) as prescribed by HUD. Although noise level will be marginally acceptable along Rancho Santa Fe Road south of Olivenhain Road, a five foot noise barrier could be constructed so as to reduce noise to clearly acceptable levels at 50 feet from the centerline of the outermost lane. Yes The recommended mitigation measures are not directly applicable to the proposed Project. Related mitigated measures have, however, been incorporated under Response 5.2.3. No None required. No None required. . . S S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures If due to spatial or other constraints it is infeasible to construct a noise attenuation barrier between the roadway and impacted dwelling units, the incorporation of specific construction and insulation techniques could reduce interior noise to acceptable levels. These techniques include, but are not limited to, the following: a. A forced-air circulation system that will give a minimum of two complete air changes per hour should be installed to discourage opening windows to the exterior noise environment. b. A ceiling or exhaust duct should addi- tionally be provided with a bend in the duct such that there is no direct line of sight through the duct from outside to inside. C. No direct openings, such as mail slots, should be allowed. All chimneys should be provided with well-fitting dampers. d. Exterior hinged doors should be of solid-core construction. Jalousie windows should not be permitted. The total area of glass window of any exterior door of a sleeping place should not exceed 20 percent of the floor area of the room. Application Project Compliance No None required. . S . . . . . S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures C. Development of bicycle and pedestrian pathways (tactics 1-7 and 1-27). d. Utilization of energy conservation techniques in building construction to minimize on-site energy consumption, including provision of adequate wall and ceiling thickness, insulation, north- south orientation of building and windows, etc. (tactics C-24, C-25a, and C-25b). e. Implementation of construction tech- niques to minimize particulate and chemical emissions, including wetting down unpaved roadways and sites of construction activity, turning off idling equipment in use, etc. (tactics Fl and F6). Strategy a. would be implemented by the North County Transit District and strategy b. by Caltrans and the City of Carlsbad. The City of Carlsbad would be responsible for im- plementing strategies c, d, and e. ApD1 ication Project Compliance . . o . MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Archaeology S Mitigation of impacts to archaeological sites that will be directly impacted by future development can be achieved through site preservation or data recovery. One of these measures would be accomplished as a condition for final approval of specific projects proposed within the annexation property. Preservation of a cultural resource would be through an open space easement over the site area. The limits of the easement would be determine through surface and subsurface testing of the site, including collection of surface artifacts and excavation of postholes and test units. Subsequent to this boundary determination, the cultural deposit would be capped and fenced without impacting the surface of the site by scraping, scarifica- tion, or grading. No subsurface uses would then be permitted in the open space easement. Yes Project impacts upon archaeological resources have been mitigated through the implementation of an archaeological investigation covering the site area (see Appendix B). S S . . S S S S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures If preservation is not a feasible alternative, a data recovery program would be required. As in the preservation program, surface and subsurface tests would be used to establish the site limits. Sites with a surface component may require only collection of the material on the surface by a systematic mapping strategy. Sites that are found to contain subsurface or midden deposits following testing will require more extensive work to mitigate impacts. Within the site limits, a portion of the deposit would be excavated to provide a sample of the cultural material composing the site. In the case of either mitigation alternative (preservation or data recovery), the results of the test should be analyzed and a report prepared. This report would provide an interpretation of the site and relate it to other sites in the area. Application Project Compliance . . . MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Biological Resources Partial mitigation of expected significant impacts to biological resources has been incorporated into the applicant's proposed plan with the designation of open space along Encinitas Creek west of Rancho Santa Fe Road. Mitigation of other impacts may be achieved during the environmental review process for individual projects proposed for the parcels within the study area. Figure 7 shows those areas which should be incorporated into future development plans as natural open space in order to preserve significant resources. Two potential locations for San Diego thornmint (east of Rancho Santa Fe Road near the southwest corner of the southern parcel and near the southwest corner of the northern parcel) should be checked by a qualified biologist between April 21 and May 21. Appropriate measures should also be incor- porated into future projects to avoid erosion and sedimentation impacts to Encinitas Creek and Batiquitos Lagoon downstream from the study area. Yes Project design has incorpo- rated those open space areas identified in EIR 82-3. See also mitigation measures incorporated under Response 4.2.10. No None required. Yes Related mitigation measures have been incorporated under Response 4.2.12. . MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Community Services Sewer. The LCWD is accepting hookup applica- tions for new subdivisions. In addition, the district is pursuing alternatives to increase capacity. Hence, new projects will probably not impact the system. No additional mitiga- tion is required. The northern parcel will be required to annex to a sewer district prior to the construction of any improvements. Schools. The only measures that can be made the responsibility of the developer are fees that can be used to provide temporary teaching facilities (portable classrooms). Permanent facilities are the responsibility of the district and cannot be made a condition of any future tentative maps. Therefore, only short- term mitigation can be assured with any specific development using school fees. Energy 0 Although any increase in energy demand can be considered significant, a number of energy conservation measures can reduce the antici- pated increase in energy demand to the extent feasible. These measures could include the following: a. Buildings could be oriented to receive maximum benefit of active and passive solar access. Yes No additional mitigation measures have been identi- fied. Yes School district fees to be assessed at the time of building permit issuance. Yes Related mitigation measure has been incorporated under Response 4.2.24. . . S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance b. Shading of structures with vegetation, using nondeciduous trees on the north and deciduous trees on the south, could be employed. C. Building design should incorporate energy conservation practices to the extent feasible, including design and construction of heat-venting systems, low energy use water-heating systems, window treatments, insulation, and weatherstripping. d. Passive heating and cooling could be incorporated into the design of each of the structures. Hydrology and Water Quality The impacts associated with future development Yes Incorporated as a mitigation can be mitigated by conforming to the measure under Response following measures: 4.2.12. a. Following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot. b. All artificial slopes should be land- scaped after grading with a combination of trees, shrubs, and ground cover. Special emphasis should be placed on utilizing native species, whenever possible. . . S . MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION [JR 82-3 Mitigation Measures Application Project Compliance 40 S C. The tops of all graded pads should be graded to drain away from all manufac- tured slopes and supplied with small berms around the edge. d. Grading should be scheduled to occur following the annual rainy season. If roads and down drains cannot be paved prior to the following rainy season, they should be sandbagged, where necessary, during the rainy season in order to minimize erosion and sediment transport. e. Wherever necessary, energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons. An additional measure that could also reduce erosion and siltation in downstream water courses is the use of automatic sprinkler systems controlled by soil-moisture sensing devices. In addition, drip irrigation systems could be employed where appropriate to conserve water used for irrigation. Yes Related mitigation measure has been incorporated under Response 4.2.12. . . S S S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Reduction of the chemical contaminants in the Yes Incorporated as a mitigation runoff is very difficult to achieve unless measure under Response controlled at the source. During grading and 4.2.12. construction, steps should be taken to ensure that all waste chemicals, especially lubri- cants, paints, and fuels, are properly con- tained and transported off the site where they should be recycled or destroyed. Controlling chemical loads after the Project is occupied depends primarily upon individual usage and disposal of detergents, petroleum products, fertilizers, pesticides, and other chemical wastes. For the commercial use, a parking lot mainte- No None required. nance program should be established to periodically remove debris that collects on paved areas. The program should also include outdoor storage and disposal bin areas. This action would reduce the amount of materials in the downstream runoff. Geology Measures to mitigate potential impacts Yes Related mitigation measures associated with expansive soils include: have been incorporated under Response 4.2.21. a. The utilization of a three-foot thick non-expansive soil cap where appropri- ate. b. Reinforced and deepened footings where required. . S MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Mitigation Measures Application Project Compliance Erosion and downstream siltation impacts will Yes None required. be minimized utilizing the following measures: a. The time during which soil is exposed to erosion will be minimized through a close phasing of the clearing, grading, paving, and construction operations. Grading should not take place during the rainy season. b. All manufactured slopes will be expedi- tiously revegetated utilizing a landscape plan. C. Graded roadbeds and down drains should be sandbagged where necessary. Soils/Agricultural Resources 0 Although no significant impact has been Yes No additional mitigation identified with respect to the potential loss measures have been iden- of agricultural resources, the Carlsbad tified. Interim Agricultural Policy states that the land could be used for agriculture on a short- term basis through leasing or ownership. 4504/46 L APPENDIX I 010 MITIGATION MEASURES CONTAINED IN EIR 307 . ob o 0 • 0 0 0 S APPENDIX H MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE LA COSTA MASTER PLAN EIR 307 Mitigation Measures Application Project Compliance All construction in the project area shall occur during normal daytime working hours. Grading shall be limited to the minimum areas necessary to accomplish the planned development. Where impacts are excessive, alternatives (such as less intensive uses) shall be considered. This requirement shall be met to the satisfaction of the City Engineer. Vegetation clearing operations shall be made no more than 2 weeks in advance of grading. No grading shall occur during the months of January through March, except when special measures can be taken to control siltation. This shall be met to the satisfaction of the City Engineer. All drainage facilities shall be constructed concurrent with grading activities. All graded surfaces shall be watered and rolled to form a compacted cap of soil. Yes Related mitigation measures have been incorporated under Response 4.2.3. Yes Related mitigation measures have been incorporated under Response 4.2.10. Yes Mitigation measures intended to address the potential impacts associated with grading activities have been incorporated under Responses 4.2.2, 4.2.12, 4.2.22, and 4.2.26. Yes Related mitigation measures have been incorporated under Response 4.2.12. Yes Related mitigation measures have been incorporated under Response 4.2.12. Yes Related mitigation measures have been incorporated under Response 4.2.22. S S I S o S APPENDIX H (Continued) MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE LA COSTA MASTER PLAN EIR 307 Mitigation Measures Application Project Compliance Surfaces shall be graded to direct runoff toward planned drainages and, wherever possible, away from cut and fill slopes. Ground cover shall be planted on all slopes upon completion of any grading activities. During construction, City Building and Engineering Inspectors shall attempt to ensure that all waste chemicals (especially paints, fuels, and lubri- cants) are properly contained and transported off- site where they can be recycled or destroyed. All utilities, including provisions for cable television, shall be placed underground. All riparian habitat areas as identified in the EIR, within the Master Plan, shall remain in a natural state as open space. Prior to approval of individual developments adjacent to San Marcos Canyon, the developer shall submit a plan for protection of the natural environment in the Canyon. This plan shall include, where necessary, provisions for limiting access to the Canyon and shall be subject to the review and approval of the Planning Director and Parks and Recreation Director. Native landscaping shall be used wherever possible in the project area. Yes Related mitigation measures have been incorporated under Response 4.2.12. Yes Related mitigation measures have been incorporated under Responses 4.2.2 and 4.2.12. Yes Related mitigation measures have been incorporated under Responses 4.2.12 and 4.2.12. Yes To be addressed at the building permit stage. Yes Related mitigation measures have been incorporated under Response 4.2.7. Yes Related mitigation measures have been incorporated under Response 4.2.10. S S . . S S S S APPENDIX H (Continued) MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE LA COSTA MASTER PLAN EIR 307 Mitigation Measures Application Project Compliance All major cultural, commercial, and recreational facilities shall accommodate public bus systems in their design. All new street lights in the Master Plan shall be of a type which conserves energy. Maximum spacing of street lights shall be utilized. All future developments within the Master Plan area shall utilize wherever possible the following energy-saving techniques: (a) architectural design which reduces window and door openings, and takes advantage of winter sun and summer shade; (b) in- sulation for all structures according to State standards; (c) solar heating for both space and water heating; and (d) landscaping using deciduous trees (to shade in summer and allow sunlight in winter) and windbreaks. Prior to approval of specific developments within the project area, the applicant shall submit EIR supplements for Planning Commission and City Council review. These supplements shall contain the following: (a) detailed soil and geologic investigations; (b) detailed archaeological in- vestigations; (c) detailed biological surveys; (d) mitigation measures and alternatives for all areas which have significant resources; and (e) a discussion of impacts attributable to the individual developments which have not been adequately assessed in the Master Plan EIR. No None required. Yes Related mitigation measures have been incorporated under Response 4.2.31. Yes Related mitigation measures have incorporated under Response 4.2.31. Yes This Expanded Initial Study is submitted in compliance with this condition. S S S S S S APPENDIX H (Continued) MITIGATION MEASURES CONTAINED IN THE ENVIRONMENTAL IMPACT REPORT FOR THE LA COSTA MASTER PLAN EIR 307 Mitigation Measures Application Project Compliance Future developments within the Master Plan area shall maximize open areas based on the following criteria: (a) all riparian habitats as defined in the EIR shall be preserved; (b) all areas with significant numbers of rare plant species shall be preserved; (c) all archaeological or historic areas which cannot be satisfactorily mitigated shall be buried or preserved as open space; and (d) all areas with excessive slopes and extremely unstable soil conditions (as identified in detailed soil and geologic investigations) shall be preserved as open space. Yes Related mitigation measures have been incorporated under Responses 4.2.7 and 4.2.10. 4.0 DISCUSSION OF ENVIRONMENTAL EVALUATION 4.1 Environmental Impacts The following "Discussion of Environmental Evaluation" supplements information contained in the accompanying Environmental Impact, Assessment Form (attached hereto as Appendix B) and provides a brief diSCUSSIOn of the supportive rationale utilized in the derivation of COflCIUSIOflS of potential Project impact. Based upon information provided by Applicant, material presented in those documenta incorporated herein by reference, information assembled as part of this environmental assessment, and other information contained in the City's public record, the proposed Project was evaluated against those impact areas identified in that checklist, and categorized under one of two headings. In completing the Environmental Impact Assessment Form, each of the topical issues identified in that form were analyzed. Mitigation measures have been identified which, if implemented, would result in the avoidance, reduction or amelioration of potential Project-related impacts. Pursuant to Section 15063(c)(2) and Section 15070(b) of the State CEQA Guidelines, these mitigation measures are recommended for the purpose of enabling the Applicant (or the City) to modify the Project so as to mitigate adverse impacts before an EIR is prepared. In accordance with that checklist, and upon incorporation of those mitigation measures, the Project's application to those topical issues was categorized. If the Project, subsequent to the incorporation of those mitigation measures identified herein, has the potential to produce a significant adverse environmental impact, or may produce such impact, the checklist was marked under the "yes" heading. If no environmental impact upon the topical issue is Al envisioned to result from Project effectuation (following the 'incorporation of mitigation measures when mitigation measures are deemed necessary), the "no" column was appropriately checked. Under this "no impact" designation, it is concluded that the Project will not result in a significant adverse effect upon the environment (relative to the topical issue identified in the checklist) 40 either as a result of the lack of application of that environmental issue (in the context of the proposed action) or the absence or avoidance of potential effects uPOfl the environment (as a result of the Project, as proposed, or as a result of the Project, as mitigated). 4.2 Environmental Checklist 1. Could the project significantly impact or change present or future land uses in the vicinity of the activity? . The existing General Plan Designation (RL - Residential Low Density) authorizes development in the range 0-1.5 dwelling units/acre. Under existing zoning, a portion of the site is zoned R-1:25000, allowing residential development at a minimum lot size of 25,000 square feet. The remaining portion of the site is zoned PC: Planned Community. Under this designation, development consistent with the La Costa Master Plan is authorized. Although Project implementation will result in the conversion of a vacant site to an urbanized use, as illustrated in Figure 5 (Development Overlay), residential densities proposed under the pending action are consistent with land use standards adopted by the City, as reflected in both the General Plan and Zoning Ordinance. Similarly, the proposed Project is consistent with land use patterns and residential densities proximate to the Project (e.g. La Costa, Olivenhain). 41 QUALITY ORIGINAL (S) 'S., Ir 1 I I. I é:1 LL - - 2 1' >- -J a: w > 0 I- z w a- 0 -j lii In recognition of the Project's consistency with both adopted public land use policies and compatibility with adjoining development patterns, no additional mitigation measures have been identified. As proposed, the Project will not have a significant effect upon the environment. 2. Could the activity affect the use of a recreational area, or area of aesthetic value? jNo. Although no designated recreational areas exist on or near the Project site, the urbanization of the site represents a potential change in the aesthetics of the Project area. Over - intensification of the Project area can adversely affect those existing scenic qualities which make Carlsbad a desirable place to live. The land use policies in the General Plan and Zoning Ordinance, while facilitating development, encourages subsequent development which maintains the low-density character of the area. Density standards within hillside areas, codified in Chapter 21.95 of the Carlsbad Municipal Code and implemented through the City's Hillside Development Guidelines, will facilitate the preservation of open space areas on-site and minimize landform alterations. While the Project represents a permanent change to the existing character of the City, the visual compatibility of site-specific activities which may occur hereunder must be viewed with regard to the existing and planned character of the local environment. When viewed in the context of existing and planned development within the Project area and adjacent communities, it can be concluded that development which may be authorized under the Project will conform to the established development character and would, therefore, be harmonious with adjoining land uses. 43 The preservation of significant open space areas, through the recordation of open space easements covering approximately 91.2 acres (42.4 percent of the site), as indicated on Figure 6 (Natural Open Space Easement Areas), will not only preserve significant natural elements but will maintain the ecological viability of the site. As such, the site will maintain much of its existing aesthetic value. To minimize the Project's potential impact to a level of insignificance, the following mitigation measures are recommended: Major manufactured slopes shall incorporate contour grading techniques to soften visual appearance. These techniques may include horizontal undulation of slopes, variations of slope gradients at various horizontal intervals as well as top and toe of slope, and contour rounding where manufactured slopes meet natural slopes to produce smooth transitions (Mitigation Measure No. 1). The impacts to topography and visual aesthetics will be reduced through the incorporation of the following design strategies: a. Grading for building pads and roadways shall be accomplished in a manner that would maintain the appearance of natural hillsides. b. Innovative and varying siting techniques shall be utilized. C. To avoid excessive grading, roadways shall follow natural contours where feasible. 44 0~ ; 1• 1 _ = - S / -- ; _ 7 SI; /7 174 £cr c a sos' --1 ' — I, rA . . NATURAL OPEN SPACE EASEMENT AREAS RAL OPEN SPACE EASEMENT AREAS FIGURE 6 ra . ,I1 d. A landscape plan shall be prepared that satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and undeveloped pad areas. Landscaping shall be accomplished as soon as practical after grading activities have been completed. e. Manufactured slopes shall be of minimal height and contour graded (Mitigation Measure No. 2). 3. Could the activity affect the functioning of an established community or neighborhood? The proposed Project is consistent with General Plan policies established for the area. As a result, impacts upon community services and facilities will be within existing planning parameters. The proposed Project will, however, generate both long-and short-term noise. Short-term noise sources are primarily associated with construction equipment and activities, while long-term noise sources are comprised of vehicular traffic and general Project maintenance activities. Short-term noise will be generated by construction equipment and construction activities. Construction equipment noise comes under the control of the Environmental Protection Agency's Noise Control Program (Part 204 of Title 40, Code of Federal Regulations). During grading operations, noise levels of heavy-duty construction equipment can range from approximately 75 dBA to noise levels in excess of 90 dBA. These impacts are limited to the construction term and will 0 cease upon the completion of those activities. As a result, their potential impact is not considered to be significant The Project area will also be affected by long-term noise impacts generated by vehicular traffic, as well as general maintenance activities performed within the Project boundaries. Incorporation of the following mitigation measures will reduce this impact to a level which is not significant: Construction equipment should be stored on the Project site during grading activities to eliminate heavy-duty equipment truck trips (Mitigation Measure No. 3). All construction vehicles should be equipped with the most modern noise mufflers and all engines should be kept in proper tune (Mitigation Measure No. 4). Grading and other construction activities, including the repair and maintenance of construction equipment, should be restricted to those hours and those days as may be established under the City's Noise Ordinance (Mitigation Measure No. 5). 4. Could the activity result in the displacement of community residents? J j. The Project site is currently vacant. Implementation will, therefore, not result in the displacement of community residents. 5. Could the activity increase the number of low and moderate cost housing units in the City? 47 No. The Project is not envisioned to incorporate an affordable housing component. Project densities and minimum lot size standards will preclude the provision of housing for low and moderate income individuals. 6. Could the activity significantly affect existing housing or create a demand for additional housing? . Project implementation will create primarily short-term employment opportunities associated with construction activities. Since those impacts are limited to the construction term, no long-term impacts upon the regional labor force from Project construction is assumed. Project implementation may also create or expand limited long-term employment opportunities within the region. Those jobs, associated with residential uses, may include architectural design and engineering services, landscape and landscape maintenance activities, and real estate management and maintenance services. As a result of the limited size of the Project, these job opportunities are not significant and can be accommodated by the region's existing labor pool. Increased resident population levels resulting from Project effectuation will also impose incremental demands upon existing commercial activities within the region. The Urban Land Institute, in their publication "Shopping Center Development Handbook" (1985) has identified generalized characteristics for various commercial uses, including "neighborhood centers." That publication indicates that the support population for a 30,000 to 100,000 square foot neighborhood center is 3,000 to 10,000 people, projecting a ratio of one consumer for every ten square feet of neighborhood commercial space (Source: Shopping Center Development Handbook, Second Edition, Table 1-5). 48 Based upon this ratio, the proposed Project is estimated to impose a demand for approximately 4,193 square feet of commercial use, assuming a per unit population of 2.41 individuals per household (Source: California Department of Finance, Annual Population Estimates). Existing and potential commercial activities within the City are sufficient to accommodate Project-related demands. As a result, the Project will not have a significant impact upon existing housing resource, generate a significant demand for new commercial services, or impose growth-inducing impacts which may encourage housing production. 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, State or nation? . Although the Project site includes two "blue line" streams, as identified on the USGS Rancho Santa Fe Quadrangle (Figure 7), and may include habitat areas for sensitive plant and animal species (as identified in the accompanying biological resource survey), these hydrologic and biotic components are not unique to the site and are found elsewhere in both the City and throughout San Diego County (as indicated on the City's "Prime Open Space and Conserva- tion Areas Map" contained in the Open Space and Conservation Element of the General Plan). The proposed site plan, however, acknowledges the existence of those resources on-site and has been designed to promote the preservation of these features and reflects an environmentally sensitive approach to the site's land use. Potentially sensitive natural elements (e.g. blue line streams, coastal sage scrub communities) which exist on the site have been identified and delineated as "natural open space" areas. We 11-1 (~) I 00 176. 30- V- SITE _J/gV\f Al 00 6511 49 fi ll I I\ II T7J INTERMITTENT STREAM ----- U41NE STREAMS RANCHO SANTA FE QUADRANGLE FIGURE 7 I Approximately 91 .2 acres (42 .4 percent of the site) will be retained in native vegetation. To further minimize the Project's potential impact upon these features, the following mitigation measures are recommended and, when implemented, will reduce Project impacts to a level which is not significant: Applicant shall obtain a Section 1601/1603 permit from the California Department of Fish and Game if required for any proposed alterations to existing natural watercourses on-site and shall comply with any and all permit requirements associated therewith. Applicant, in conjunction with the Department of the Army Corp of Engineers, shall determine whether a 404 permit shall be required for alterations to wetland areas. If applicable, Applicant shall obtain said permit and comply with those conditions imposed therewith (Mitigation Measure No. 6). Applicant shall prepare and record, after review and approval by the City, an open space easement(s), or such other mechanism as may be mutually agreed upon by the Applicant and the City, for the preservation of approximately 91.2 acres of natural open space area on-site. That easement(s), or alternative mechanism, shall have as an objective, the preservation of existing natural biological resources within those areas in a manner which balances public health and safety considerations with the open space objectives of the City, and prohibits improvements or Iandform alterations within those areas, other than as may be required 51 0 to preserve and/or maintain the public health and safety (Mitigation Measure No. 7). 8. Could the activity significantly affect an historical or archaeological site or its setting? jNo. Based upon the attached archaeological survey (Appendix Q) development of the site will not significantly impact archaeological resources on-site. Although two recorded prehistoric finds exist within the Project boundaries, as shown on Figure 8 (Archaeological Survey Areas), no artifacts other than chipped stone were identified. Similarly, prior agricultural activities have severely disturbed the site. Archaeological investigations have exhausted the potential of the site. As such, no additional mitigation measures are recommended. Implementation of the Project, as proposed, will not have a significant effect upon existing archaeological resources. 9. Could the activity significantly affect the potential use, extraction, or conservation of a scarce natural resource? Implementation of the proposed Project will result in the commitment and expenditure of fossil fuels, as well as water, sand and gravel, wood and other natural resources which, when once utilized, represent either an irretrievable loss or depletion of those resources. Project implementation represents both a long-term commitment of portions of the site to a residential use and an opportunity for the al preservation of those environmentally sensitive resources which exist on-site through the recordation of open space easements, consistent with the City's Open Space and Conservation Element. 52 103 QUALITY ORIGINAL (S) I SITE REFERENCE U 1 x 1 METER TEST UNIT ARCHAEOLOGICAL SURVEY AREA A-AK COLLECTED ARTIFACTS FIGURE 8 - PROPERTY LINE DIRT ROAD HWWN R-1973 5/89 As a result of the relatively small scale of the Project as well as its consistency with existing land use objectives (as reflected in the General Plan and Zoning Ordinance), this impact is not significant and no additional mitigation measures are required. 10. Could the activity significantly affect fish, wildlife or plant resources? • When effectively mitigated, anticipated impacts from the proposed Project will not have significant impacts upon biological resources. Potential Project impacts are discussed below and have been extracted from both a biological resource survey conducted for the Project area (attached hereto as Appendix 0) and an analysis of the black-tailed gnatcatcher habitat on-site (attached hereto as Appendix E). That biological survey (RECON, May 10, 1989) updated a previous survey of biological resources on the subject property conducted as part of the Woolley Annexation and incorporated in EIR 82-3 (1983). Based upon field surveys (April 1989), five plant communities were identified on-site. These communities, and sensitive species observed within the Project area, are illustrated in Figure 9 (Existing Vegetation and Sensitive Species). The existing vegetation and sensitive species map has been graphically overlaid onto the preliminary site plan, Figure 10 . (Vegetation Overlay). As indicated, the majority of the proposed development will occur within habitat areas identified as either "non-native grasslands" or "disturbed grasslands." These areas reflect the least sensitive biological resources within the property boundaries. 54 MAN - } I . -'-- -----J - 475 I feet -. K , --S S 5 - -• •S\\ -. 16 if '1i • -•. r "'" fl' • .-.--•• 4_ :tU _:'-ii \' •1 -n o _ EGAN COASTAL SAGE SCRUB SOUTHERN MIXED CHAPARRAL SOUTHERN WILLOW SCRUB - IJ NON-NATIVE GRASSLAND - 'PTU JED GNATCATCHER - fflcifo,,. - Adolpj1 hayeslana palm.,! la Se/aI E fl•lIa 46 4 ) • ,•' - I ri - ----• •-//;r• '!- ( I.- W-1 QUALITY ORIGINAL (S) + + + - VEGETATION AND SENSITIVE SPECIES FIGURE 99 475 :-: : 1-* / F. KE Ka \ 7. -- - TI i-_ - '.-:-r lr,,fl ''t— ..IEGAN COASTAL SAGE SCRUB -OUTHERN MIXED CHAPARRAL .OUTHERN WILLOW SCRUB "ON-NATIVE GRASSLAND Ac.otp "nta 'IiCjfoIla U- -:\ \ (I 2; k —---, 1/ Ii ( . . ( ' I 1 • •, : •' -r-:Tr 'J;\ 1 H N •'/;-&$• •S -• i:j I \ \• \ \• 11 m I -- • S / // o SO.. • S • -jr •••:!•- I' f-- —_-/ (. •\ IEGE ATION OVERLAY FIGURE 10 Di Plants No federally listed plant species were seen on the Project site; however, one State listed endangered species and four sensitive species occur on-site. A complete list of sensitive plants that were observed or have the potential for occurrence on the property are identified in Appendix D. San Diego thornmint (Acanthomintha ilicifolia) is listed as a State endangered species and a Category 2 candidate on the Federal Register. Category 2 candidates are species which lack enough detailed population information to warrant listing as federally endangered at the present time. San Diego thornmint occurs on the site in at least five locations. Populations ranged from a single individual to over 400 individuals, and they are located in sparse grassy openings in the shrublands on heavy clay soils. California adolphia (Adolphia californica) is a List 2 sensitive plant as determined by the California Native Plant Society's ("CNPS") rare and endangered plant inventory in conjunction with the California Natural Diversity Database (Smith and Berg 1988). List 2 plants are species that are rare, endangered, or threatened in California but are more common elsewhere. It occurs as an element of the Diegan coastal sage scrub on the site, particularly on the clay soils. Several areas had relatively large patches comprised almost exclusively of adolphia. Palmer's grapplinghook (Harpagonella palmeri var. palmeri) is a CNPS List 2 plant. It is a small annual plant that is very inconspicuous and easily overlooked. Palmer's grapplinghook also prefers sparse grassy openings on heavy clay soils. 57 0 San Diego marsh-elder (Iva hayesiana) is also a CNPS List 2 species. It is a small shrub-like perennial which grows in and along drainages. It occurs on the property in the drainages on the northwest portion of the site in rather dense stands within the channel. Ashy spike-moss (Selaginella cinerascens) is a CNPS List 4 plant species that is typically found in the understory and openings of coastal sage scrub and chaparral communities. List 4 species are species that are presently being monitored because of current decreases in populations of these species. Wildlife Two sensitive species of wildlife were observed on the subject property--northern harrier hawk and black-tailed gnatcatcher. These two species and other sensitive wildlife species with the potential for occurrence on the site but which were not observed are listed in Appendix D. The northern harrier hawk is listed as a Species of Special Concern by the California Department of Fish and Game ("CDFG") Natural Diversity Database. The black-tailed gnatcatcher is also listed as a Species of Special Concern by CDFG and is a Category 2 listed species on the Federal Register. This bird species prefers, almost exclusively, coastal sage scrub habitat. Habitats Diegan coastal sage scrub and southern willow scrub vegetation communities as identified in Figure 9 (Existing Vegetation and Sensitive Species) are listed by the CDFG as high priority community types (Holland 1986). This designation refers to the concern by CDFG over the loss of 9 these community types and the trend for continued losses of these community types due to land development. These community types offer habitat for a variety of sensitive plant and animal species. Impacts Direct Project-related impacts include a reduction in the size of coastal sage scrub areas on-site and would result in the potential loss (or diminishment) of habitat for the black-tailed gnatcatcher. This coupled with the displacement and fragmentation of the black-tailed gnatcatcher population in the area and impacts to population of sensitive plant species such as ashy-spike moss and California adotphia, would be considered a significant biological impact unless adequately mitigated. A reduction in non-native grasslands on-site may represent a loss (or diminishment) of this habitat to populations of Palmer's grappling hook, the loss of habitat for the northern harrier hawk, and the loss of foraging area for other bird species which utilize grassy areas. Other impacts would occur to the southern mixed chaparral and southern willow scrub. Impacts upon the willow scrub habitat will require that mitigation measures be incorporated so as to minimize potential Project impacts. The proposed Project would result in alteration to a number of drainage courses on the property with road crossings of the ravines on-site. These impacts may require a Streambed Alteration agreement from the California Department of Fish and Game ("CDFG") as stated under Sections 1601-1603 of the Fish and Game Code. Since less than one acre of wetland habitat would be impacted, the Project may be covered by the nationwide permit of Section 404 of the Clean Water Act. 59 01 Indirect impacts may occur in areas not directly impacted by the implementation of the Project from increased human and domestic animal use of the open space areas once the development is complete and residences are occupied. These indirect impacts, unless effectively mitigated, could affect existing populations of sensitive biological resources in the open space areas and could cause a slow degradation of the habitat quality, thus affecting wildlife use. Based upon information contained in the accompanying black- tailed gnatcatcher status report (Weintraub, September 3, 1989), attached hereto as Appendix E, urbanization in the vicinity of the Project (notwithstanding the proposed Project) may result in the loss of the black-tailed gnatcatcher from this area. The introduction of human disturbances associated with the approval of other projects in the vicinity of this site, including the proposed La Costa High School (contiguous with the Property's northern boundaries), will adversely impact the viability of remaining habitat area on-site. Fragmentation and human harassment may have already limited the site's long-term habitat value. As stated in that analysis, the most effective mitigation measure for this species would involve the implementation of a "mitigation banking" program, involving the preservation of habitat areas off-site (see Section 5.5 herein). Incorporation of the following mitigation measures will reduce potential impacts upon biological resources to a level which is not significant: Impacts to the coastal sage scrub communities shall be minimized by monitoring grading in the areas of this habitat by a qualified biologist and by hand clearing fire safety zones instead of with the use of heavy equipment. Compensation for the loss of this DD I habitat type shall be made by revegetating cut and fill slopes with coastal sage scrub species native to the area if approved and consistent with Fire Marshal and fuel modification zone requirements. This revegetating would help replace valuable habitat for the black-tailed gnatcatchers in the area (Mitigation Measure No. 8). Applicant shall preserve approximately 91.2 acres on-site as natural open space areas and shall prepare, and submit for City approval, and record an open space easement or such other mechanism as may be mutually agreed upon by the City and the Applicant for the preservation of those areas (Mitigation Measure No. 9). The canyons and other areas not to be impacted directly should be protected from degradation by permanent conservation open space easements. These easements shall be incorporated into the grading and construction plans. Grading of the site should be monitored by a qualified biologist to ensure that impacts to open space areas are minimized (Mitigation Measure No. 10). Applicant shall prepare, as a component of Applicant's approved landscape plan, a resource management plan that includes specific standards for revegetation, including willow scrub and coastal sage scrub revegetation guidelines to ensure the re- establishment of those habitat areas on-site. That management plan shall identify a plant palette, plant arrangement (size and spacing), and planting guidelines. Applicant shall comply with all 61 0) requirements identified in the resource management plan (Mitigation Measure No. 11). Opportunities for habitat replacement and enhancement, consistent with public health and safety considerations, shall be maximized and realized to the greatest extent feasible in an effort to replace lost habitat areas. Replacement and enhancement efforts shall maximize taxonomically similar plant materials to achieve the greatest value to wildlife as cover, food and breeding areas (Mitigation Measure No. 12). In order to facilitate replacement of willow scrub habitat, the central open space area is proposed as a potential site for habitat replacement. A 0.6 acre expansion to the existing willow scrub habitat in that area is proposed (Mitigation Measure No. 13). Applicant, in discussions with the City and consistent with public health and safety, shall consider the incorporation of large diameter drainage conduits under those roadway segments which intersect natural open space areas, to counteract the effects of fragmentations of open space areas caused by those roadways, to enhance wildlife mobility and to eliminate or minimize the attrition of species over time by facilitating dispersal and recolonization (Mitigation Measure No. 14). Applicant's open space plan allows for the linkage of off-site open space areas and enhances regional 62 go (9) efforts for resource conservation (Mitigation Measure No. 15). Areas that support populations of San Diego thornmint shall be protected from future impacts (e.g. off-road vehicles, trampling, etc.). An informal consultation with the California Department of Fish and Game shall be conducted prior to Project implementation and the results included in the Project's open space easement and resource management plan. The consultation shall also formalize a monitoring program which would monitor the protected areas during grading and Project construction activities. It shall also include a program to monitor the populations for two years after the Project is complete and residences are occupied to assess the success of the protection program. Adjustments to the San Diego thornmint preservation plan shall be made as needed to ensure the continued existence of the populations (Mitigation Measure No. 16). Pursuant to Section 1601/1603 of the Fish and Game Code, Applicant shall contact the California Department of Fish and Game to determine additional permitting requirements, if any, in compliance with that statute. If a subsequent permit is required from the California Department of Fish and Game, Applicant shall undertake and complete those actions required thereunder (Mitigation Measure No. 17). 11. Are there any rare or endangered plant or animal species in the activity area? 63 WO See Response 10 above. Implementation of those mitigation measures identified therein will reduce potential impacts to a level which is not significant. 12. Could the activity change existing features of any of the City's streams, lagoons, bays, tidelands or beaches? jNo . Drainage from the Project site to the north flows via Encinitas Creek to Green Valley and drains into Batiquitos Lagoon. Drainage from the southern portion flows into Escondido Creek and drains into San Elijo Lagoon. These locations are shown in Figure 11 (Site Drainage Map). Although implementation of the Project has the potential to increase both off-site drainage discharge (through the imposition of additional impervious surfaces on-site) and the amount of sedimentation transported from the site (through the removal of on-site vegetation), incorporation of the following mitigation measures will, however, reduce this potential impact to a level which is not significant. Prior to the approval of the final tract map, the Applicant shall submit to the City Engineer for approval, a hydrology study, prepared by a hydrologist, civil engineer or engineering geologist, demonstrating that surface runoff from the subdivided area to off-site parcels does not adversely impact those parcels as a result of proposed activities, and including specific design parameters for Project drainage facilities as appropriate to accommodate site-specific demands and in accordance with flow criteria, design standards and construction requirements of the City. The required drainage facilities shall be of a size and type sufficient to carry runoff waters (j~l /. d 1-;L • i; ' \ LU qh o LL IT F4\ 4 if I Y )IX NJ j ns%1 < — j/ —Xil$ iI :EicTh I .I, Y I - , I • b) ?- I i. . , f . I LN zt XIL .09 ui LLJ originating from upflow properties through the subject property to a discharge site as approved by the City (Mitigation Measure No. 18). Applicant shall provide the City with documentation, prepared by a hydrologist or civil engineer, ensuring that proposed improvements to storm drain facilities are adequate to ensure low-velocity flows through natural drainage areas to prevent erosion and preserve the ecological balance of those habitat areas (Mitigation Measure No. 19). The Applicant shall construct storm drains coincident with the development of the subdivision map area. These improvements shall be constructed according to final engineering drawings to be approved by the City Engineer (Mitigation Measure No. 20). In conjunction with the recordation of the final tract map, Applicant shall dedicate all necessary right-of-way easements for all on-site storm drain facilities to the City or such other entity as may be identified by the City, in a form acceptable by the City or such other entity (Mitigation Measure No. 21). No structure shall be located, constructed or substantially improved, other than circulation improvements authorized under the approved tract map on properties which are within watercourse or open space areas unless such structures constitute health and safety or flood control improvements or resource management efforts approved by the City and consistent with the terms and conditions of the 02-) Section 1601/1603 permit, if applicable, from the California Department of Fish and Game, and such improvements will not substantially impede the flow of water or result in any increase in flood levels during the occurrence of the 100-year flood dis- charge (Mitigation Measure No. 22). Erosion control measures shall be incorporated into all grading plans submitted to the City to minimize potential increases in short-term erosion and sediment transport both on-site and downstream. Such measures will be provided in accordance with City requirements, and may include the timely revegetation of graded areas and the use of temporary control devices (Mitigation Measure No. 23). In order to mitigate potential impacts on water quality, a street sweeping program shall be implemented on-site for all internal roadways (Mitigation Measure No. 24). The impacts associated with future development can be mitigated by conforming to the following measures: a. Following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot. b. All artificial slopes should be landscaped after grading with a combination of trees, shrubs, and groundcover. Special emphasis should be placed on utilizing native species, whenever possible. 67 C. The tops of all graded pads should be graded to drain away from all manufactured slopes and supplied with small berms around the edge. d. Grading should be scheduled to occur following the annual rainy season, if practical. If roads and down drains cannot be paved prior to the following rainy season, they should be sandbagged, where necessary, during the rainy season in order to minimize erosion and sediment transport. e. Wherever necessary, energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons (Mitigation Measure No. 25). To reduce erosion and siltation in downstream watercourses, Applicant shall explore the use of automatic sprinkler systems, soil-moisture sensing devices, and drip irrigation systems (Mitigation Measure No. 26). Reduction of the chemical contaminants in the runoff is very difficult to achieve unless controlled at the source. During grading and construction, steps shall be taken to ensure that all waste chemicals, especially lubricants, paints, and fuels, are properly contained and transported off the site where they shall be recycled, destroyed, or stored. Controlling chemical loads after the Project is occupied depends primarily upon individual usage and disposal of detergents, petroleum products, fertilizers, pesticides, and other chemical wastes (Mitigation Measure No. 27). C~O I 13. Could the activity result in the erosion or elimination of agricultural lands? . A large portion of the site has, in the past been utilized for cattle grazing. Those activities are now excluded from the site. Similarly, areas historically used for agriculture are now fallow and have been invaded by annual grasses and herbs. The central mesa on the property currently has a system of approximately twenty (20) greenhouses. This use, however, by its nature, is not dependent upon soils conditions or drainage patterns specific to the Project site. The City of Carlsbad General Plan's Open Space and Conservation Elements states as an objective that the City should prevent the premature development of prime agricultural lands and preserve the lands wherever feasible. Also, in 1980 the Carlsbad City Council adopted an interim agricultural policy for land not designated agricultural in the General Plan. In this policy the Council encourages the temporary use of these agricultural lands. However, the policy also states that it shall not preclude the ultimate development of land used for agriculture provided the development is consistent with Carlsbad's ordinances and policies. An important aspect of agriculture for this Project is the disestablishment of the agricultural preserve over Rancho Verde in 1981. The EIR which addressed the disestablishment of the Rancho Verde agricultural preserve indicated that the truck and flower crops grown on the property were unsuccessful because of a lack of soil depth and nonprime soils. However, the EIR indicated that the greenhouse operation is successful and the soils were rated good or fair for several crops. In 1980 the County Board of Supervisors c9 approved the disestablishment of the agricultural preserve by finding overriding social and economic considerations. Since this action, the agricultural value of land in the area of Rancho Verde has been significantly reduced (Woolley Annexation, EIR 82-3, page 68). As a result, implementation of the proposed Project will not have a significant impact upon agricultural lands or existing agricultural resources. No additional mitigation measures are, therefore, recommended. 14. Could the activity serve to encourage development of presently undeveloped areas or intensify development of already developed areas? • The evaluation of whether the Project will yield growth-inducing effects focuses on the consideration of several factors, including an assessment of whether the Project: (1) results in removal of economic, physical or political obstacles or constraints to development; (2) produces a potential for population in-migration to fill Project-related employment opportunities which, in turn, could induce additional residential development; (3) results in an increased localized demand for goods and services at levels to induce commercial development; and (4) facilitates peripheral development through the extension of services to areas presently void of those services. The implementation of the Project will not remove existing development constraints, in that the Project is consistent with existing land use policies. Development on that vacant property north of the site can occur in the absence of Project approval. 70 As discussed under Response 6 (page 48), the Project will not induce a demand for additional housing units or result in the creation of significant employment opportunities within the region. Impacts upon existing and proposed commercial activities is anticipated to be minimal. As a result, the Project is not anticipated to produce a significant impact upon this topical issue. 15. Will the activity require a variance from established environmental standards? iaQ. The Project, as modified through the incorporation of those mitigation measures identified herein, is consistent with all applicable environmental standards as imposed or established by the City and other environmental control agencies having jurisdiction thereupon. I 16. Is the activity carried out as part of a larger project or series of projects? The proposed Project is not affiliated with other project activities, nor does it represent a component or phase of a larger undertaking. Project activities are limited to those as described herein. 17. Will the activity require certification, authorization or issuance of a permit by any local, state or federal environmental control agency? Yes. In recognition of existing on-site watercourses, Applicant may be required to obtain a Section 1601/1603 permit from the California Department of Fish and Game and a 404 permit from the Army Corp of Engineers. In addition, and in response to the presence of contaminated soils on-site, Applicant may require remediation permits from the County of 71 ME San Diego Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board, the California Department of Health Services and the California Department of Transportation. See also Response 7, (page 49) and Response 19, below. 18. Will the activity require issuance of a variance or conditional use permit by the City? .t,LQ. The proposed Project is consistent with City zoning standards. 19. Will the activity involve the application, use or disposal of potentially hazardous materials? jjg. Based upon information contained in the accompanying "Remedial Action Plan: Soil and Groundwater Contamination, Rancho Verde" (Kleinfelder, Inc., May 15, 1989), attached hereto as Appendix F, approximately 4,000 cubic yards of diesel contaminated soil (with total petroleum hydrocarbons above the regulatory action level) has been identified on-site in proximity to two underground diesel oil storage tanks. These locations are shown in Figure 12 (On-Site Soil Contamination). Groundwater in the vicinity of the tanks contains hydrocarbons above drinking water standards. In addition, approximately two (2) cubic yards of soil containing pesticides above regulatory action levels was encountered during environmental investigation. The remediation action plan contained in Appendix F indicates that the most feasible remedial alternative for the hydrocarbon contaminated soil was found to be bio- remediation by excavation and treatment of the soil on the surface by the stimulation of hydrocarbon degrading bacteria. That plan further recommends that the pesticide contaminated 72 QUALITY ORIGINAL (S) SITE REFERENCE GROU ATER -- SFER LINE - V\ CON1A.Ot SOIL MUNICIPAL 9 sUPPL( GREENHOUSE+ - 1.1! ON-SITE SOIL CONTAMINATION FIGURE 12 7 soil be excavated and hauled to a hazardous waste landfill. As a component of the remediation plan, a health risk assessment will be performed. In recognition of these conditions, the following mitigation measures are recommended. Implementation of these mitigation measures will minimize potential environmental impacts to a level which is not significant: Applicant shall obtain any and all permits and comply with any informational or noticing requirements as may be required by the City of Carlsbad, the San Diego County Department of Health Services, the Air Pollution Control District, the Regional Water Quality Control Board, the California Department of Health Services, the California Department 7 of Transportation, and any other permitting agency having jurisdiction thereupon for the elimination of contaminated soils, the removal of underground storage tanks, and the remediation or groundwater contaminants, and shall comply with any and all terms and conditions as may be imposed upon Applicant by those permitting agencies (Mitigation Measure No. 28). Prior to the issuance of occupancy permits, the Project site shall be certified by the San Diego County Department of Health Services (Hazardous Materials Management Division) indicated that the site has been effectively mitigated of contaminated soil and groundwater conditions (Mitigation Measure No. 29). 20. Will the activity involve construction of facilities in a flood plain? 74 c91 No construction activities are proposed within flood plain areas. Implementation of those mitigation measures recommended in Response 12 (page 64) will minimize potential flood-related hazards and associated Project impacts to a level which is not significant. 21. Will the activity involve construction of facilities in the area of any active fault? No. Based upon information contained in the "Preliminary Geotechnical Study - Proposed Rancho Verde Residential Development" (GeoSoils, Inc., February 16, 1989), no active faults are known to be on or in close proximity to the Project, and no faulting was observed during field observations of the site. The closest known active faults are the Elsinore Fault (Clark, 1983; Mann, 1955), approximately 25 miles from the property, the San Jacinto Fault (Sharp, 1967), approximately 50 miles, the Rose Canyon Fault (Kennedy, et al, 1980), approximately 7 miles and the Coronado Banks Fault, approximately 12 miles. One other fault showing at least Pleistocene movement in the vicinity of the property is the La Costa Avenue Fault (Eisen- berg, 1985), approximately 4 miles away. Neither ground rupture nor liquefaction is considered a potential hazard on the property; however, the property is in a seismically active region. Moderate to severe earthquake induced ground shaking (Modified Mercalli Scale VII-IX) should be considered in structural design. To minimize Project impacts to a level which is not significant, the following mitigation measure is recommended: Development of the site shall conform to those recommendations presented in the "Preliminary 75 Il Geotechnical Study - Proposed Rancho Verde Residential Development" (GeoSoils, Inc., February 16, 1989) (Mitigation Measure No. 30). 22. Could the activity result in the generation of significant amounts of dust? No. Construction activities, which may occur as a result of the proposed Project, may result in both increased suspended particulate matter concentrations (i.e., dust) from earth movement, construction activities and traffic over dust-laden roads, and exhaust emissions from the heavy-duty, diesel- powered construction equipment. Based on Environmental Protection Agency ("EPA") estimates, fugitive dust emissions from the excavation and grading phases of Project development will produce approximately 110 pounds per acre graded (Source: EPA, AP-42, 4th Edition, 1985, Page 112.4-1 (12/75). Actual daily dust emissions will vary depending on the amount of activity each day; however, the majority of dust emissions will cease upon completion of the initial excavation and grading phase. Site grading, including the removal of surface vegetation, and the disruption to the soil surface from excavation activities, construction equipment and foot traffic will exacerbate the potential for fugitive dust. To minimize Project impacts to a level which is not significant, the following mitigation measures are recommended: Grading plans shall include an erosion, siltation and dust control plan to be approved by the City Engineer. That plan shall include provision for mitigation measures, such as temporary irrigation, temporary sedimentation basins and sand bagging and shall include a watering and compaction 76 (9) program. The plan shall ensure that discharge of surface runoff from the site during construction activities shall not result in increased erosion or siltation of existing drainage facilities. A cash bond for proper erosion and fugitive dust control and clean up shall be required (Mitigation Measure No. 31). To control fugitive dust during clearing, grading, earthmoving, or excavation, the Applicant shall institute a regular watering program of affected areas, or such other dust prevention measures as may be required by the City and the Air Quality Management District, pursuant to District Rule 403 requirements, water trucks or sprinkler systems shall be utilized to keep all areas subject to vehicular traffic damp enough to prevent fugitive dust (Mitigation Measure No. 32). When in the judgment of the City or the Air Quality Management District, wind conditions create a fugitive dust nuisance such as may occur under Santa Ana wind conditions, Applicant shall initiate a watering or other dust suppressant program to minimize wind erosion hazards (Mitigation Measure No. 33). Trucks importing or exporting soil material and/or it debris shall be covered and/or sprinkled prior to entering public streets to minimize potential fugitive dust (Mitigation Measure No. 34). 23. Will the activity involve the burning of brush, trees, or other materials? 77 1*Q. No burning activities are associated with the proposed Project. 24. Could the activity result in a significant change in the quality of any portion of the regions air or water resources? Long-term impacts associated with the Project consist of emissions generated from both stationary and mobile sources. Stationary sources include emissions from on-site consumption of natural gas and from off-site electrical generation. Mobile source emissions are those associated with motor vehicle use. Stationary on-site emissions from natural gas consumption associated with the proposed Project are presented in Table 2 (Estimated Daily Project Emissions from Use of Natural Gas), and are based upon an assumed natural gas consumption rate of 6,665 cubic feet per month per unit for all new residential units. Stationary emissions resulting from Project-related electrical energy demand will occur off-site at electrical power generating plants located throughout the utility's generating network. The total emissions due to the incremental generation of electricity for this Project are given in Table 3 (Estimated Daily Project Emissions from Off-Site Electrical Generation), and assume an annual electric power consumption of 6,081 kwh per unit for all new residential units. Power plant emission factors used assume a continued availability and use of natural gas in power plants with an average amount of hydro-electricity per year. Any increase in traffic will have a localized impact on air quality. Furthermore, the emissions associated with the Project would contribute to the total emissions within the area and result in an incremental increase in air pollution IA,]WA•J levels. An estimate of the total motor vehicle emissions generated by traffic associated with the proposed Project is shown in Table 4 (Estimated Daily Project Motor Vehicle Emissions). An estimate of total long-term Project-induced emissions is given in Table 5 (Total Estimated Daily Project Emissions). These long-term emissions include stationary sources such as natural gas and electrical consumption, combined with mobile (vehicular) sources. Referencing Section 15064(i) of the State CEQA Guidelines: "[i]f an air emission or water discharge meets the existing standard for a particular pollutant, the Lead Agency may presume that the emission or discharge of the pollutant will not be a significant effect on the environment:" Total Project emissions do not exceed threshold criteria. Based upon the Project size and the amount of total Project emissions which are anticipated, impacts upon regional air quality are not considered significant. Incorporation of the following mitigation measure will, however, further minimize potential Project impacts: Incorporate energy conservation measures into parcel-specific design in accordance with energy conservation requirements imposed by the California Energy Commission and Title 24 of the California Administrative Code. Subdivision plans and architectural and landscape design plans shall promote, to the maximum extent feasible, "passive design" strategies to maximize solar exposure, shading and natural cooling (Mitigation Measure No. 35). 79 9) TABLE 2 ESTIMATED DAILY PROJECT EMISSIONS FROM USE OF NATURAL GAS ESTIMATED EMISSION FACTOR* EMISSIONS** fQjWIANT (lbs/million cu.ft.) (lbs/day) Carbon Monoxide 20.00 0.77 Hydrocarbons 5.30 0.20 Nitrogen Oxides 120.00 4.64 Sulfur Oxide - - Particulates 0.15 0.58 * "Air Quality Handbook for Environmental Impact Reports," South Coast Air Quality Management District, Appendix H, revised April 1987. ** Based on an estimated natural gas consumption rate of 1,159,710 cubic feet per month for all units. (-) Denotes negligible (less than 0.1 lbs/day). TABLE 3 ESTIMATED DAILY PROJECT EMISSIONS FROM OFF-SITE ELECTRICAL GENERATION EMISSION ESTIMATED FACTOR* EMISSIONS** AIR POLLUTANT (lbs/i .000 kwh) (lbs/day) Carbon Monoxide 0.20 0.58 Hydrocarbons 0.01 - Nitrogen Oxides 1.15 3.33 Sulfur Oxides 0.12 0.35 Particulates 0.04 0.12 * "Air Quality Handbook for Environmental Impact Reports," Power Plant Emissions Factors, South Coast Air Quality Management District, Appendix G, Revised April 1987. ** Assumed total annual electrical consumption rate of 1,058,094 kwh for all residential units. () Denotes negligible (less than 0.1 lbs/day). 14 EI LOA TABLE 4 ESTIMATED DAILY PROJECT MOTOR VEHICLE EMISSIONS EMISSION ESTIMATED FACTOR* EMISSIONS** POLLUTANT (grams/mile) (lbs/day) Carbon Monoxide 4.93 189.11 Reactive Hydrocarbons 0.45 16.11 Nitrogen Oxides 1.48 56.78 Particulates: Exhaust 0.091 3.49 Tire Wear 0.217 8.32 * California State Composite Moving Exhaust Emission Rates, 1990: "Air Quality Handbook for Environmental Impact Reports," South Coast Air Quality Management District, revised April 1987, based on an average speed of 45 mph. ** Assumes 17,400 vehicle miles traveled based on 1,740 vehicle trip ends per day at an average trip length of 10 miles. 77 99 TABLE 5 TOTAL ESTIMATED DAILY PROJECT EMISSIONS STATIONARY TOTAL SOURCE MOBILE SOURCE PROJECT CONTRIBUTION CONTRIBUTION EMISSIONS (lbs/day) (lbs/day) (lbs/day) Carbon Monoxide 1.35 189.11 190.46 Hydrocarbons 0.20 16.11 16.31 Nitrogen Oxides 3.53 56.78 60.31 Sulfur Oxides 4.99 3.49 8.48 Particulates* 0.70 8.32 9.02 * Particulate emissions include both exhaust and tire wear sources from automotive sources. 13 Implementation of those mitigation measures identified in Response 12 (page 64) will minimize Project impacts upon water quality to a level which is not significant. 25. Will the Project substantially increase fuel consumption (electricity, oil, natural gas, etc.)? jNo. Natural gas and electrical service will be provided to the site by the San Diego Gas and Electric Company. The proposed Project is estimated to consume approximately 139,026 therms of natural gas per year, based on a system average of 799 therms/year/unit (Source: Air Quality Handbook for Preparing Environmental Impact Reports, SCAQMD, revised April 1987, Appendix H). The San Diego Gas and Electric Company does not anticipate a significant impact upon existing service commitments as a result of the proposed Project. The Project will require approximately 1,058,094 kilowatt hours of electricity per year based upon a consumption rate of 6,081 kilowatt hours a year per unit (Source: Air Quality Handbook for Preparing Environmental Impact Reports, SCAQMD, revised April 1987, Appendix F). This demand is within the design parameters of the San Diego Gas and Electric Company and expanded service can be provided without any significant impact upon that utility. To minimize potential impacts to a level which is not significant, the following mitigation measures are recommended: Prior to the approval of the final tract map, the San Diego Gas and Electric Company shall determine that existing facilities are adequate to meet Project demands (Mitigation Measure No. 36). 6 26. Will the activity involve construction of facilities on a slope of 25 percent or greater? Yes. Existing site topography is illustrated in Figure 13 (Slopes Map). Project implementation will involve grading activities on certain slope areas which are currently in excess of 25 percent grade. This grading activity will be limited to those standards and those areas authorized under the City's Hillside Development Guidelines, and as necessary to provide access to flatter areas of the Project and to allow for a reasonable use of the site. Incorporation of the following mitigation measures will reduce this potential impact to a level which is not significant: Applicant shall submit a precise grading plan. Precise plans shall be prepared by a civil engineer and be based on recommendations of a soils engineer and an engineering geologist. Grading plans shall be reviewed by the City Engineer and Planning Department, shall be subject to a grading permit, and shall conform to the terms and conditions imposed under a Hillside Development Permit (Mitigation Measure No. 37). The overall shape, height and grade of any cut and fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain (Mitigation Measure No. 38). During grading a soils engineer and engineering geologist shall provide adequate inspection of the site and specify changes if necessary (Mitigation Measure No. 39). 101 2a! 1r3 1 Or -: 1- a _tt i_ U 1 - - - LEGEND OS% Slopes - - Slopes 25-40% Slopes 32.60 • IOP5 Total Acreage 216.16. ESMAP 9D nF) "a Vol FIGURE 13 j 27. Will there be a significant change to existing land form? (a) Indicate estimated grading to be done in cubic yards: 850,000 cubic yards (b) Percentage of alteration to the present land form: 55 percent (c) Maximum height of cut or fill slopes: I 20 foot maximum cut slope 20 foot maximum fill slope .N.. A preliminary grading plan has been prepared for the purpose of estimating the location and quantity of cut and fill activities anticipated on-site. In recognition of existing site topography and the desire to create development areas and accommodate an on-site circulation system, grading activities are estimated on approximately 55 percent of the site, with the remainder to be left undisturbed. Grading activities are estimated to be balanced on-site. Incorporation of those mitigation measures identified in Response 26 (page 85) will minimize potential impacts to a level which is not significant. 28. Will the activity result in substantial increases in the use of utilities, sewers, drains or streets? No substantial increase in utility consumption, sewer generation, or impacts upon regional storm drain facilities are anticipated. A traffic impact analysis (attached hereto as Appendix G) has been prepared for the purpose of identifying Project-related impacts upon the area's road system. The purpose of this study was to conduct a manual traffic impact analysis for the proposed Rancho Verde Project. The Zone 11 and 12 Facilities Management Plan calls for the development of 2,515 low-medium density residential units over the next eight year. The Rancho Verde Project proposes 174 units, and is consistent with the yearly development for the years 1989 through 1995, and within the overall 2,515 dwelling unit allocation for the zones. The traffic study found that mitigation measures need to be completed for both road segments and intersections. These improvements will need to be done to keep intersections and road segments at acceptable levels of service. These improvements will also need to be done to have a complete circulation system by the year 2010. Incorporation of the following mitigation measures will reduce Project impacts to a level which is not significant: The traffic generated from the Rancho Verde Project, is consistent with the Facilities Management Zone 11 and 12 plan and phasing. Any mitigation contribution by the Project shall be based on the amount of Project traffic generated on an equitable percentage basis consistent with an adopted zone financing plan (Mitigation Measure No. 40). All residential streets shall be developed in conformance with the Circulation Element of the General Plan and shall be designed in accordance with City standards and reviewed for approval by the City Engineer (Mitigation Measure No. 41). Adequate off-street parking shall be provided to ensure that a minimum of on-street parking will be required (Mitigation Measure No. 42). 29. Will the project significantly increase wind or water erosion of soils? No. Soil erosion potential will be increased during grading activities as a result of the removal of existing vegetation and prior to the re-establishment of site coverage. Additionally, through the introduction of impervious surfaces, storm water discharge may be redirected and concentrated so as to potentially induce erosion (and sediment transport) in those areas. Incorporation of those mitigation measures identified in Response 12 (page 64) and Response 21 (page 75) will reduce this potential impact to a level which is not significant. 30. Could the project significantly affect existing fish or wildlife habitat? Incorporation of those mitigation measures identified in Response 10 (page 54) will reduce Project impacts upon wildlife habitats to a level which is not significant. 31. Will the project significantly produce new light or glare? Project development will change existing land surface reflectivity during the day and create new sources of illumination during evening hours. Interior lighting, street lighting and security lighting will add illumination to the Project area and may be visible off-site. As a result of the size and nature of the Project, this impact will not be significant. Incorporation of the following mitigation measure RKO is, however, recommended to further reduce potential Project impacts. Low-intensity lighting should be used for roadway illumination and security where consistent with public safety. Street lighting plans shall be submitted to the City for review and approval (Mitigation Measure No. 43). 91 I I I Li U I PRELIMINARY GEOTECHNICAL STUDY PROPOSED RANCHO VERDE RESIDENTIAL DEVELOPMENT CITY OF CARLSBAD, CALIFORNIA I FOR BRIGHTON HOMES I 505 NORTH TUSTIN AVENUE, SUITE 250 SANTA ANA, CALIFORNIA 92705 FEBRUARY 16, 1989 W.O. 942-SD I Li [1 1 Li D I [1 Li I GeoSoils, Inc. I I I I I I I I I I I 1 I I I I I I I TABLE OF CONTENTS SITE DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . 2 3 FIELD EXPLORATION . . .................. 4 LABORATORY TESTING . . . . . . ........ . . . . . 4 GEOLOGIC ENVIRONMENT ...... 5 EARTH MATERIALS ...................... 5 ArtificialFill(af) ................. 5 Topsoil/Colluvium ............... . . . 6 Alluvium(Qal) .................... 6 Delmar Formation ............. 6 Santiago Peak Volcanics (asp) ......... . . 8 GEOLOGICSTRUCTURE ..................... 8 MASSWASTING . . . . . • • • ................ 9 DRAINAGE ..........• • • • • • .......... 10 Surface • • ...................... 10 Subsurface . . . • ................. • 11 SEISMICITY • • • • • • . ............. . . . . . 12 CONCLUSIONS AND RECOMMENDATIONS .............. 13 Natural Slopes ..... 13 CutSlopes ...................... 14 Fill Slopes ...... 15 Perimeter Fill Slope Keys .......... . . . 15 Removals ....................... 16 Rock Hardness and Rippability ............ 16 Shrinkage - Bulking ................. 17 Subdrainage ...................... 17 Lot Capping .................... • 18 Foundation Design . • . .............. • 18 Low Expansive Soils ................. 18 Moderately Expansive Soils .............. 19 Highly Expansive Soils ................ 21 Very Highly Expansive . • . • . . . ......... 22 GRADING GUIDELINES ............24 LIMITATIONS........................24 GeoSoils, Inc. FMI I I Goasoilsjnc.i I Geotechnical Engineering ' Engineering Geology 5751 Palmer Way, Suite D • Carlsbad, California 92008 • (619) 438-3155 • FAX (619) 931-0915 I February 16, 1989 W.O. 942-SD BRIGHTON HOMES 505 North Tustin Avenue, Suite 250 I Santa Ana, California 92705 Attention: Mr. Kenneth R. Maddock I Subject: Preliminary Geotechnical Study Proposed Rancho Verde Residential Development I City of Carlsbad, California Gentlemen: I As requested, Geosoils, Inc. has performed a geotechnical study of Rancho Verde and La Costa Southeast 22 in Carlsbad, I California. I The purpose of this study was to evaluate onsite geologic and soil conditions and their potential effect upon the proposed I Rancho Verde Development. This study consisted of the following: I 1) Research and review of pertinent available literature and data, 1 2) Aerial reconnaissance of the site, I 3) Review of stereo-paired aerial photographs, 4) Geologic reconnaissance of the site, I 5) Excavating, logging, and sampling of forty eight (48) exploratory backhoe test pits and ten (10) longer trenches, Los Angeles Co. (818) 785-2158 • Orange Co. (714) 647-0277 Riverside Co. (714) 677-9651 I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 2 I Trench Logs and description of sampling procedures are I presented in Appendix I. I 6) Laboratory testing of representative samples obtained during site exploration. Testing procedures and results are I presented in Appendix II. 7) Seismic refraction studies to evaluate rock hardness. 1 8) Appropriate geologic and soils engineering analysis and evaluation. This report presents our findings, conclusions, and I recommendations for site development. SITE DESCRIPTION 1 The property is located in the southeast corner of the City of 1 east Carlsbad, of Rancho Santa Fe Road and south of Encinitas I Creek. The site is dominated topographically by relatively gently sloping and flat east-west trending ridges with intervening I canyons. Slopes vary from gentle to steep, but are generally moderate (6:1 to 3:1). Total relief on the property is I approximately 174 feet. The central section of the property is presently occupied by greenhouses operated by Rancho Verde Happy Plants Nurseries while the remaining area is being used as rangeland or unused. In the I GeoSoils, Inc. 9), ri I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 3 I north, the property is a mixture of natural open space and I rangeland. Topography suggests that the current rangeland was I also once used for growing crops. These former cultivated areas occur on the relatively flat ridge tops and some of the more I gentle slopes. The southern portion is a mixture of former cultivated areas on the ridges and natural open space on slopes I and canyon bottoms. An existing 30 foot waterline easement traverses the southerly portion of the property. Vegetation on the property consists of cereal grasses and mature I chaparral scrub brush. Non-native vegetation, predominantly I eucalyptus, occurs as local stands along canyon bottoms and some fence lines. n PROPOSED DEVELOPMENT I I Site development and grading plans are not available, as yet. Conceptual studies and verbal information indicate that the site I will be developed for larger single family residential lots. Grading will be minimized as much as possible with much of the I earthwork limited to the ridge top areas. 1 I [I GeoSoils, Inc. [1 I BRIGHTON HOMES W.0.942-SD FEBRUARY 16, 1989 PAGE 4 H FIELD EXPLORATION Field exploration was preformed using a four-wheel drive backhoe with a 36 inch bucket. The soils were logged by our field geologist and classified by visual examination. Forty-eight test pits and 10 trenches were excavated on the property. Graphic logs. of the long trenches are presented as plates A-i through A-b while the test pit logs are present in tabular form. Relatively undisturbed samples of soil and bedrock encountered were obtained at selected intervals along with bulk samples of disturbed material. The undisturbed samples were obtained by driving a ring sampler into the material with a drive hammer. The soil was retained in brass rings of 2.36 inch inside diameter and 1.00 inch height. The samples were retained in close fitting, moisture proof containers, and transported to our laboratory for testing and verification of classification. LABORATORY TESTING Laboratory testing was performed on earth materials encountered on the property. Pertinent lab data and description of the tests performed are presented in Appendix II. I Ii I GeoSoils, Inc. 1 I I I I Li I I I I I I I I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 5 1 GEOLOGIC ENVIRONMENT 1 I The property is generally underlain by nearly flat lying sedimentary deposits belonging to the Eocene age Delmar I Formation. Volcanic rocks belonging to the Jurassic age Santiago Peak Volcanics outcrop in the northernmost portion of the I property. Slopes and ridges are commonly mantled by a thin veneer I of topsoil and/or colluvium. Slump deposits occasionally occur on steeper slopes and canyon bottoms are filled with alluvium. A I 1 11=100' scale map provided by Helming Engineering was used as a base map. I EARTH MATERIALS I Artificial Fill (af) Nursery structures on the property are underlain by a varying I thickness of artificial fill predominantly composed of red brown silty sand with some clay. Fill appears to be thickest, I approximately 8 feet, on the north side of the nursery complex I and thins to the south. Fill also occurs locally as thin strips, forming road beds. Existing fills are not considered suitable for I structural support unless removed and recompacted. I U I GeoSoils, Inc. 0, n I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 6 I Topsoil/Colluviuin _______ I Slopes and ridges are mantled with accumulations of topsoil I and/or colluvium. The former represents an in-place weathering product of the underlying bedrock material. The latter represents I accumulations of slope debris, generally thickening toward the bottom of slopes. These soils are brown, dark brown, or reddish I brown in color and vary in composition from silty to clayey sand, I and sandy clay depending on the underlying bedrock material. Thicknesses of these deposits are typically 1-2 feet, but locally I may be expected to increase in thickness especially near the toes of natural slopes. Topsoil and colluvial deposits are not I considered suitable for structural support. I Alluvium (pal) Alluvium is soil and weathered bedrock materials which have been I eroded and transported, accumulating in canyon bottoms. Where I explored, alluvial deposits are typically 1 - 4 feet thick and consist of brown, yellow brown, and greenish brown interbedded I sands, clayey sands, and silts occasionally containing granules of claystone and sandstone fragments. Alluvium is not suitable I for structural support and should be removed in graded areas. I Delmar Formation Sedimentary bedrock units of the Delmar Formation underlie all 1 but the northernmost portion of the site. The Delmar Formation is a middle Eocene age lithostratigraphic unit belonging to the La I GeoSoils, Inc. 0 I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 7 1 Jolla Group (Eisenberg, 1985b). Portions of the Eocene I sedimentary sequence on site have been previously mapped as I belonging to various formations (Eisenberg, 1983; Tan, 1987). Data gathered in this field study suggests that the entire site I is underlain by the Delmar Formation. Some of the primary reason for this interpretation are as follows. Sandstones, for the most I part, are fine grained and locally exhibit herringbone and flaser cross-bedding which implies a low energy tidal environment. I Carbonaceous material (i.e. coal and peat), characteristic of I fresh water lagoons, is absent. The geographic position and relative continuity of certain rock types also supports a single I formation interpretation and places the site on the edge of the Eocene marine sedimentary basin similar to modern lagoonal 1 environments. I Across to two southern ridges the uppermost exposed unit of the I Delmar formation is a series yellow brown to pale yellow, planar cross-section massive silty fine sandstone and fine sandstone underlain by green to greenish brown, massive with weakly laminated fractured silty claystone approximately 20 feet thick. I The claystone is in turn underlain by a second sandstone unit. In addition to the two dominant rock types, there are localized beds I of indurated, thin sandstones containing very abundant shells and I shell fragments, medium to coarse grained sandstone beds, and thinly interbedded sandstone and claystone. On the ridge north of Li I GeoSoils, Inc. I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 8 I the nursery the sedimentary section transitions and the claystone I becomes dominant. The transition is the result of depositional differences within the Eocene sedimentary basin. Near the edge of the Eocene basin the clay deposits thickened and I sands thinned as the result of a lower energy environment. This I environment was likely caused by a small embayment related to the presence of the volcanic ridge. Also, weathering of the I volcanics would tend to generate clays further thickening the clay deposits. Santiago Peak Volcanics (Jsp) The Jurassic Santiago Peak Volcanics outcrops in the northernmost portion of the property and underlies the Delmar Formation along an erosional contact. The volcanics are composed of bluish, fractured volcanic porphyry of basaltic to andesitic composition. Seismic refraction surveys (see rock hardness section) suggest that blasting would be required to excavate most of this material. GEOLOGIC STRUCTURE Structural attitudes taken in the Delmar Formation vary significantly with generally westerly dips of 4 to 15 degrees. The wide range of attitudes results from sediments being deposited on a sloping surface rather than flat, and secondary LI GeoSoils, Inc. 0 I I I I I I I LI I [1 I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 9 I sedimentary structures. A modern example would be similar to the I lagoons along the south Texas coast (Reineck & Singh, 1980). A I overall attitude for the major units can be obtained based on the claystone/sandstone contact and yields an average strike of I approximately N25W with a southwesterly dip of 2 degrees dip. In the northernmost portion of the site these sediments rest on an I apparent southerly dipping erosional contact with rocks of the I Santiago Peak Volcanics. Small scale folding was observed at one locality on site. It is unclear as to the origin of the fold, but I it could be the result of slumping during deposition of the unit or deformation resulting from a possible landslide. Faulting was I not observed but could be encountered during grading. Cut slopes should be monitored during grading by a geologist for adverse I structures that might require stabilization. I MASS WASTING I Various mass wasting processes are or have occurred on site. I These are primarily erosion, surf icial slumping and shallow landsi iding. The erosional processes are responsible for the soil and alluvial I deposits discussed above. The shallow slumping/ landsliding are I discussed in the following paragraphs. It is also important to discuss the potential for more extensive landsliding. I I GeoSoils, Inc. 0 I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 10 I During our initial site reconnaissance a number of areas on the I site were felt to display geomorphic expression often associated I with landsliding. These features were evaluated by analysis of aerial photographs, trenching to identify possible head scarp I areas and mapping of major geologic units (e.g. thick sandstones and claystones) in the Delmar Formation. Based principally on I the lack of any head scarp areas and the very consistent nature of the claystone/sandstone contacts, there do not appear to be any large scale landslides on site. It is our opinion that the geomorphic expressions are the result of differential erosion between the sandstones and claystones. Several shallow slump, and or landslide features (Qs) were noted. These are shown on the enclosed maps. Where explored these are shallow (less than 7 feet) and complete removal in graded areas should be anticipated. I I [:1 I I DRAINAGE Surface Surf icial drainage patterns on the property are generally north and south on ridges and slopes, although few east west drainages trend along the relatively flat ridges. These drainages empty into larger westerly flowing ephemeral canyon bottoms. The large westerly flowing canyon immediately north of the nursery I GeoSoils, Inc. I I I n I I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 11 I apparently has perennial flow beginning at approximately the I eastern limit of the nursery. The source of this flow is irrigation water discharged from pipes and ditches into north flowing gullies. While the majority of flow is northerly, some water is discharged in a ditch trending west along the entrance road into a south flowing tributary canyon, and into a relatively large southerly flowing gulley adjacent to and south of the nursery. The perennial water flow is an artificial condition caused by the nursery operations and will most likely decrease or cease once the irrigation is reduced. Subsurface Local perched groundwater conditions were observed along the north facing slope adjacent to the nursery. Due to the steepness of slopes and gullies and thick brush, subsurface exploration was not performed. Field observations suggest that water discharge from the Rancho Verde Nursery flows into the subsurface and moves laterally through the sandstone units and ponding on top claystone finally emerging as seeps in the slope. Water apparently flows through and saturates zones of the thin topsoil layer which mantles the slope. Based on geologic structure in the area, the regional groundwater may flow in a southwesterly direction. This water is not only apparent by surface seepage but also was encountered during contamination studies performed by Westec Services. I GeoSoils, Inc. 5)1 LI Li I I I I I Ti I I I I I I I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 12 I A similar condition is likely to occur after development. Average I precipitation in the San Diego area is 10+1- inches per year; I . however, during years of heavy rainfall, annual precipitation has on occasion exceeded 25 inches. In addition, an extreme increase I in effective precipitation will occur when the proposed development is occupied by homeowners. Irrigation equal to as I much as 150 inches per year is not uncommon on Southern I California yards. Although that amount is excessive and should not be allowed to occur, it can be reasonably expected to occur. After entering the subsurface, water can reasonably be expected I to migrate laterally along permeable sandstone and pond on top of claystone. The water can then cause unsightly seepage, reduce I shear strength, or build excessive hydrostatic pressure. These conditions could lead to slope instability. 11 SEISMICITY I No active faults are known to be on or in close proximity to the property and no faulting was observed during the field I investigation. The closest known active faults are the Elsinore I Fault (Clark, 1983; Mann, 1955), approximately 25 miles from the property, the San Jacinto Fault (Sharp, 1967), approximately 50 I miles, the Rose Canyon Fault (Kennedy et.al ., 1980), approximately 7 miles and the Coronado Banks Fault, approximately r i I GeoSoils, Inc. 0 I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 13 I 12 miles. One other fault showing at least Pleistocene movement I in the vicinity of the property is the La Costa Avenue Fault I (Eisenberg, 1985), approximately 4 miles away. Neither ground rupture nor liquefaction is considered a potential hazard on the I property; however, the property is in a seismically active region. Moderate to severe earthquake induced ground shaking I (Modified Mercalli Scale VII-IX) should be considered in structural design. I CONCLUSIONS AND RECOMMENDATIONS I Based on data developed during field exploration, laboratory I testing, and our engineering and geologic analysis, proposed development of Rancho Verde is feasible from the geologic and I soil engineering viewpoint provided that the following recommendations are incorporated into design and construction I phases of development. I The recommendations have been formulated based upon the available data and review of the conceptual development plans which I indicate development would be generally limited to the ridge top area. Natural Slopes Generally, natural slopes on the property are 2:1 or flatter in gradient. It appears that many onsite natural slopes will remain I GeoSoils, Inc. - I I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 14 I within open space. Shallow slumping has effected portions of I these slopes and the specific stability of these areas should be I addressed during grading plan review. Protective devices may need to be constructed at the base of natural slopes descending I to level building sites. I Cut Slopes Proposed cut slopes are to be at a 2:1 gradient or flatter. Cut I slopes range from approximately 5 to 20 feet. It is anticipated that cuts along the ridge north of the nursery would expose I claystone of the Delmar Formation. Many slopes will likely face I in a generally westerly direction, coincidental with the structural attitudes obtained in the Delmar Formation. This will I necessitate stabilization of most cut slopes in the sedimentary unit. It is recommended that during grading if these materials I are exposed, the slopes should be over excavated and reconstructed of properly compacted fill. Smaller cut slopes should be evaluated during grading. The stabilization fills should be a minimum of 20 feet in width. Key depth would vary dependent on slope height and materials within the key. Where xnudstone is encountered, key depths equal to one-third the slope height to a maximum of 7 feet are recommended. In sandstones, depths of one quarter the slope height to a maximum of five feet are tentatively recommended. These may be modified based on field conditions. I GeoSoils, Inc. 01 I LI I 1 -1 I I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 15 I Slopes exceeding 20 feet high should be reviewed by this office. I Guidelines for selected fill placement for slopes are presented I in the "Fill Slope" section below. Stabilization fills should be provided with backdrainage. Cut slopes in the volcanic rock are not anticipated to require I stabilization unless continuous fractures or shears are encountered. Also, over blasting can weaken the rock material I necessitating stabilization. I All cut slopes should be geological mapped during grading. I Fill Slopes Conceptual plans indicates the highest proposed fill slopes, will I be approximately 30 feet high at a gradient of 2:1. Fill material derived purely from the Delmar Formation claystone I should not be placed on fill slopes or within 15 feet of a fill I slope surface. Bench drains should be constructed on graded slopes, using the Uniform Building Code as a minimum standard. Perimeter Fill Slope Keys I Conceptual drawing indicate that fills will extend out long the perimeters of the three major ridge lines. Keyways will be 1 needed to support these fills, the dimensions of these keys will vary deepened upon specific conditions (proposed fill, descending I slope gradients, etc.) and material types encountered. Deepen and wider keys would be needed where claystones are present. Key I GeoSoils, Inc. 0 LI I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 16 I depths will probably vary from five (5) to fifteen 915) feet I while widths of fifteen (15) to twenty five (25) feet should be anticipated. Typical buttress type backdrains would be recommended for most of I these keys. Drains will likely be recommended near the base of the keys and also typically sandstone/claystones contact. Removals I Removals should include all existing fill, topsoil/colluvium, alluvium and highly weathered bedrock material. Alluvial materials in the canyon bottom and particulary immediately north I of the nursery may be wet. Air drying and/or mixing of these materials may be needed prior to or during placement as compacted I fill. I Rock Hardness and Rippability I Volcanic rock exposed in the northern portion of the property varies in hardness from friable to very hard. Depth to hard rock I is relatively shallow, increasing slightly in the flatter areas along the ridge top and toward canyon bottoms. Hard rock is I exposed at the surface throughout much of the volcanic outcrop I area. Results of our seismic refraction profiles indicate rock requiring blasting to excavate at depths on the order of 4 to 10 feet in the areas explored. In areas where excavation utilizing conventional grading equipment is possible, it should be I GeoSoils, Inc. V$ Iii I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 17 I anticipated that over-size material (boulders) would be generated I and local hard zones requiring blasting may be encountered. Plans I for the proposed project should be designed to minimize cut depth within the volcanics as much as possible. Shrinkacie - Bulkin I The sedimentary bedrock materials on the project are anticipated to bulk 0 to 3 percent. The volcanic rock will bulk dependant on I the depth of cut, a range of 5 to 15 percent is likely. Alluvial and colluvial materials are anticipated to shrink 8 to 10 I percent. Existing fill is anticipated to shrink 5 to 8 percent. I Subdrainag The need for subdrains will need to be evaluated during grading I plan reviews. Subdrains will likely be recommended below all I canyon fills and for all stabilization fills exceeding 8 feet in height. Drains would likely be recommended for perimeter fill slope keyways. Due to the potential for groundwater accumulation and migration along the sandstone/claystone contact; an additional drainacie system may be necessary to drain this contact in certain areas. This system or combination of systems can best be designed when grading plans are developed. Placement of drilled horizontal drains may be needed. I L GeoSoils, Inc. 9) 1 I I r r U I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 18 I Lot Capping I Lots exposing Delmar Formation ntudstones, significantly I differentially expansive materials, or cut/fill transition should be over excavated to a minimum depth of three feet and capped with less expansive materials. Highly expansive materials should not be placed with three feet of finish grade if feasible. Foundation Desiqn Testing indicates that onsite soil and bedrock materials vary from low to very highly expansive. It appears that with some I care and possible selective grading that low to medium expansive I soil could be used to cap at least the upper three feet of all lots. If done foundation construction cost and nuisance cracking I of concrete will probable decrease. While it will be necessary to evaluate expansion on a lot by lot basic after grading, I presented below are tentative foundation recommendations for various ranges of expansions. Low Expansive Soils I 1. Footings may be constructed according to standard building i code requirements regarding width and depth. We recommend placing one No. 4 reinforcing bar near the top and bottom I of footings. 2. Concrete slabs, where moisture condensation is undesirable, should be underlain with a vapor barrier consisting of a I I GeoSolls, Inc. I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 19 I minimum of six mil polyvinyl chloride or equivalent membrane I with all laps sealed. This membrane should be covered with I a minimum of one inch of sand to aid in uniform curing of the concrete. 3. Concrete slabs, except in garage areas, should be reinforced I with six inch by six inch, No. 10 by No. 10 welded wire mesh. All slab reinforcement should be supported to ensure I proper positioning during placement of concrete. Garage slabs should be poured separately from the residence I footings. A positive separation should be maintained with expansion joint material to permit relative movement. 4. No specific presaturation is required, however, footing I trenches and soil at pad grade should be well watered prior to pouring concrete. I Moderately Expansive Soils 1. Exterior footings should be founded at a minimum depth of 18 I inches below the lowest adjacent ground surface. Interior footings may be founded at a depth of 12 inches below the I lowest adjacent ground surface. All footings should be I reinforced with two No. 4 reinforcing bars, one placed near the top and one placed near the bottom of the footing. I 2. A grade beam, reinforced as above, and at least 12 inches wide should be provided across garage entrances. The base I GeoSolls, Inc. I I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 20 I of the grade beam should be at the same elevation as the I bottom of adjoining footings. 1 3. Concrete slabs, where moisture condensation is undesirable, should be underlain with a vapor barrier consisting of a I minimum of six mil polyvinyl chloride or equivalent membrane I with all laps sealed. This membrane should be covered with a minimum of one inch of sand to aid in uniform curing of I the concrete. I 4. Concrete slabs, except in garage areas, should be reinforced with six inch by six inch, No. 10 by No. 10 welded wire I mesh. All slab reinforcement should be supported to ensure near the vertical midpoint of the slab. I placement 5. Garage slabs need not be reinforced with the above criteria, I however, they should be poured separately from the residence I footings and be quartered with expansion joints or saw cuts. A positive separation from the footings should be maintained I with expansion joint material to permit relative movement. I 6. Presaturation is recommended for these soil conditions. The moisture content of the subgrade soils should be equal to or I greater than optimum moisture to a depth of 18 inches below grade in the slab areas and verified by this office with 48 I hours of pouring slabs and prior to placing visqueen or reinforcement. I GeoSoIls, Inc. 0 H I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 21 I Highly Expansive Soils I1. Exterior footings should be founded at a minimum depth of 18 I inches below the lowest adjacent ground surface. Interior footings should have a minimum embedment of 18 inches below I the top of the lowest adjacent concrete slab surface. However, a minimum penetration of 12 inches into the soil is I required. I All footings should be reinforced with a minimum of four No. I 4 reinforcing bars two placed near the top and two placed near the bottom of the footing. I2. A grade beam, reinforced as above and at least 12 inches I wide, should be utilized across garage entrances. The base of the grade beam should be at the same elevation as the bottom of the adjoining footings. I3. Concrete slabs should be underlain with a minimum of four inches of washed sand or crushed rock. In addition, where I moisture condensation is undesirable, a vapor barrier consisting of a minimum of six mil polyvinyl chloride or I equivalent membrane with all laps sealed should be provided. I One inch of the sand should be placed over the membrane to aid in uniform curing of the concrete. 4. Concrete slabs, including garages, should be reinforced with six inch by six inch, No. 6 by No. 6 welded wire mesh or its LII GeoSoils, Inc. 0- I I BRIGHTON HOMES FEBRUARY 16, 1989 W.0.942-SD PAGE 22 I equivalent. All slab reinforcement should be supported to I ensure placement near the vertical midpoint of the concrete. I5. Garage slabs should be poured separately from the residence footings and be quartered with expansion joints or saw cuts. I A positive separation from the footings should be maintained with expansion joint material to permit relative movement. I6. Presaturation is recommended for these soil conditions. The moisture condition of each slab area should be equal to or I greater than 120 percent of optimum to a depth of 18 inches below slab grade and verified by this office within 48 hours I of pouring slabs and prior to placing visqueen or reinforcement. Very Highly Expansive I 1. Exterior footings be founded should at a minimum depth of 24 inches below the lowest adjacent ground surface. Interior footings may have a minimum embedment of 18 inches I below the top of the lowest adjacent concrete slab surface. I However, a minimum penetration of 12 inches into the soil is required. Interior isolated piers are not recommended. All footings should be reinforced with a minimum of four No. I 4 reinforcing bars, two placed near the top and two near the bottom of the footings. I I GeoSoils, Inc. I I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 23 I Isolated exterior post supports should be founded at a depth I of 30 inches below adjacent grade and tied to the main foundation. 2. A grade beam, reinforced as above and a minimum 12 inches in I width, should be utilized across garage entrances. The base of this grade beam should be at the same elevation as the bottom of the adjoining footings. 3. Concrete slabs should be underlain with a minimum of four I inches of washed sand or crushed rock. In addition, where moisture condensation is undesirable, a vapor barrier I consisting of a minimum of six mil polyvinyl chloride or equivalent membrane with all laps sealed should be provided. I At least one inch of moist sand should be placed over the I membrane to aid in uniform curing of the concrete. I 4. Concrete slabs, including garages, should be reinforced with six inch by six inch, No. 6 by No. 6 welded wire mesh or its I equivalent. All slab reinforcement should be supported to I ensure placement near the vertical midpoint of the concrete. 5. Garage slabs should be poured separately from the residence I footings and be quartered with expansion joints or saw cuts. A positive separation from the footings should be maintained I with expansion joint material to permit relative movement. I I GeoSoils, Inc. 9 I I BRIGHTON HOMES FEBRUARY 16, 1989 W..0.942-SD PAGE 24 I 6. Presaturation is recommended for these soil conditions. The I moisture condition of each slab area should be equal to or I greater than 120 percent of optimum for highly expansive soils to a depth of 24 inches below slab grade and verified I by this office within 48 hours of pouring slabs and prior to placing visqueen or reinforcement I GRADING GUIDELINES I Grading should be performed to at least the minimum requirements of the Grading Code of the City of Carlsbad and Chapter 70 of the I Uniform Building Code. General Grading Guidelines are presented in Appendix IV. LIMITATIONS I The materials encountered on the project site and utilized in our laboratory study are believed representative of the total area; I however, soil and bedrock materials vary in character between excavations and natural outcrops. I Since our study is based upon the site materials observed, selective laboratory testing, and engineering analyses, the I conclusions and recommendations are professional opinions. These I I GeoSoils, Inc. (9) F11 I BRIGHTON HONES FEBRUARY 16, 1989 W.0.942-SD PAGE 25 I opinions have been derived in accordance with current standards I of practice and no warranty is expressed or implied. I If you should have any questions concerning this report do not hesitate to contact our office. I Very truly yours, I Geosoils, Inc. le~e ~~~ ~_ ' I Robert G. Crisman aRc 35007 Staff Geologi cipal Engineer ,SSIO Timo E.Metcalfe, EG142 ( 7 arci Z$\ Principal Geologist RGC/CEL/TEM/inc I Distribution: (4) Addressee OF C (1) ADL (2) Helming Engineering I Enclosures: General References Appendix I - Field Exploration and I Logs of Test Excavations Appendix II - Laboratory Testing Appendix III - Rock Hardness Evaluation Appendix IV - Grading Guidelines I Plates la and lb - Geologic Maps Plates 2a through 2b - Geologic Cross-Sections I Eli I I I GeoSoils, Inc. 11' I REFERENCES I Clark, M.M., 1983, Map showing recently active breaks along the Elsinore and associated faults, California, between Lake Henshaw and Mexico: United States Geological Survey, I- 1329, 2 sheets, tect. map 1:24,000. Eisenberg, L.I., 1985a, Pleistocene Faults and Marine Terraces, I Northern San Diego County in Abbott, P.L., editor, On the Manner of Deposition of the Eocene Strata in Northern San Diego County: San Diego, California, San Diego Association of Geologists, p. 87-91. Eisenberg, L.I., 1985b, Depositional Processes in the Landward I Part of an Eocene Tidal Lagoon in Abbott, P.L., editor, On the Manner of Deposition of the Eocene Strata in Northern San Diego County: San Diego, California, San Diego I Association of Geologists, p. 55-68. Eisenberg, L.I., 1983, Pleistocene Marine Terraces and Eocene Geology, Encinitas and Rancho Santa Fe Quadrangles, I San Diego County, California (M.S. thesis) San Diego State University 386 p. Jennings, C. W., 1975, Fault map of California: California I Division of Mines and Geology Geologic Data Map No. 1. I Kennedy, M.P., Greene, H.G., and Bailey, K.A., 1980, Recency and Character of Faulting, Offshore Metropolitan San Diego, California: California Division of Mines and Geology Map Sheet No. 41. I Mann, J.F., Jr., 1955, Geology of a Portion of the Elsinore Fault Zone, Riverside and San Diego Counties, California: California Division of Mines and Geology Special Report 43, I 22p. Reineck, H.E., and Singh, I.B., 1980, Depositional Sedimentary I Environments: Springer-Verlag, Heidelberg, 550 pp. Sharp, R.V., 1967, San Jacinto Fault Zone in the Peninsular Ranges of Southern California: Geological Society of America I Bulletin, v. 78, p. 705-729. Tan, S.S., 1987, Landslide hazards in the Rancho Santa Fe Quadrangle, San Diego County, California: California Dept. of Conservation, Division of Mines and Geology, Open File Report 86-15LA, Landslide Hazard Map No. 6. 1 I GeoSoils, Inc. I I I I APPENDIX I FIELD EXPLORATION Li Li I I U I LI I I Li Li I I I GeoSoils, Inc. 0 1 I I I I I I I I I I I I I I I I I I TEST PIT LOG Location Depth (ft.) Material Description TP-1 0-3 TOPSOIL: Red brown, moist, stiff, slightly porous sandy clay. 3-4 BEDROCK - DEUAR FORMATION (Td): Mottled light orange brown to pale yellow, moist, medium dense, massive to weak planar cross-bedding highlighted by lamellar iron oxide staining silty fine sandstone. Total Depth= 4 Feet No Groundwater No Caving TP-2 0-3.5 TOPSOIL: Dark red brown, moist, dense, non-porous sandy. 3.5-5 BEDROCK - DEIIbIAR FORMATION (Td): Mottled light orange brown, to pale yellow slightly moist, medium dense, weak planar cross-bed high-lighted by lamellar iron oxide staining, silty fine sandstone. Total Depth= 5 Feet No Groundwater No Caving GeoSoils, Inc. FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-2 TOPSOIL: Red-brown, moist medium dense, slightly porous, clayey sand. @8" Red-brown, moist, stiff, non-porous, sandy clay. 2-5 BEDROCK - DEUIAR FORMATION (Td): Pale yellow brown, slightly moist, medium dense, weak planar cross- bedding in fine sandstone. Total Depth= 5 Feet No Groundwater No Caving 0-3 TOPSOIL: Dark red brown silty sand, moist, loose, porous. @6" Dark red-brown, sandy clay, moist, stiff. 3-5 BEDROCK - DELMAR FORMATION (Td): Yellow brown to pale yellow, slightly moist, medium dense, weak planar cross-bedding in fine sandstone. Total Depth= 5 Feet No Groundwater No Caving 2 GeoSoils, Inc. I I I I I I 1 I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-3 TP-4 0 I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD TEST PIT LOG Location Depth (ft. Material Description TP-5 0-2.5 TOPSOIL: Red brown, moist, loose, porous, silty sand. @8" Red-brown, moist, stiff, clayey sand to sandy clay. 2.5-5 BEDROCK - DELMAR FORMATION (Td): Pale yellow to light gray slightly moist, medium dense, massive fine sand. Total Depth= 5 Feet No Groundwater No Caving TP-6 0-2 TOPSOIL: Red-brown moist, loose, porous, silty sand. @6" Red-brown, moist, dense clayey sand. 2-5 BEDROCK - DELMAR FORMATION (Td): Yellow-brown and pale yellow, slightly moist, dense, massive to weak planar cross-bedding, weathered to 4', silty fine sandstone. Total Depth= 5 Feet No Groundwater No Caving 3 GeoSoils, Inc. FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description TP-7 0-2.5 TOPSOIL: Red-brown, moist, loose, porous, silty sand. @6" Red-brown moist, dense clayey sand. 2.5-7 BEDROCK - DELMAR FORMATION (Td): Light yellow brown, slightly weathered, slightly moist, medium dense, weak planar cross- bedding highlighted by lamellar iron staining, slightly weathered fine sandstone. Total Depth= 7 Feet No Groundwater No Caving TP-8 0-1.5 TOPSOIL: Dark brown, moist, medium dense, clayey sand. 1.5-3 BEDROCK - DELMAR FORMATION (Pd): Light yellow brown to light gray, slightly moist, medium dense massive to weak planar cross- bedding, slightly weathered, fine sandstone. Total Depth= 3 Feet No Groundwater No Caving 4 GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location Location Depth (ft.) Material Description TP-9 0-2 TOPSOIL: Dark brown, moist, loose, porous, sand, silty @8 11 , dark red-brown, slightly moist, stiff, sandy clay. 2-6 BEDROCK - DEIMAR FORMATION (Pd): Light green, slightly moist, stiff, massive slightly weathered fractured, silty claystone. Total Depth= 6 Feet No Groundwater No Caving TP-10 0-1.5 TOPSOIL: Brown, moist, medium dense, slightly porous silty sand. 1.5-2 COLLUVIUM: Yellow brown to pale orange brown, moist, medium dense slightly porous clayey sand with matrix supported gravel size bedrock fragments. 2-7 BEDROCK - DEI2(AR FORMATION (Td): green, slightly moist, very stiff, massive slightly weathered, fractured silty claystone. Total Depth= 7 Feet No Groundwater No Caving I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD TEST PIT LOG i;i GeoSoils, Inc. I I BRIGHTON HONES RANCHO VERDE FEBRUARY 16, 1989 W.O. 942-SD 0-3.5 TOPSOIL: Red-brown, moist, loose porous silty sand. @9" pale green brown to red brown, moist, stiff, sandy clay. 3.5-6 BEDROCK - DEIMAR FORMATION (Td): Yellow-brown, moist, dense, weak planar cross- bedding in slightly weathered silty fine sandstone. Total Depth= 6 Feet No Groundwater No Caving I I Location I TP-1l I I I I I I I TEST PIT LOG Depth (ft.) Material Description I I I I I I GeoSoils, Inc. I I BRIGHTON HONES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD I TEST PIT LOG Location Depth (ft.) Material Description I TP-12 0-1 TOPSOIL: Dark brown, moist, loose, porous, silty sand. 1 @3" Red brown, slightly moist, medium dense, slightly porous, clayey I sand. 1-5 BEDROCK - DEI2IAR FORMATION I (Td): Light gray to pale yellow, slightly moist, dense, medium dense, massive to weak planar I cross bedding, N65W, 10SW, slightly weathered fine to I medium sandro,JE Total Depth= 5 Feet No Groundwater I No Caving TP-13 0-0.5 FILL: Dark brown, moist, loose, porous, gravelly I sand of variable thickness (0-6 11 ). Appears to be disintegrated granite I 0.5-1.5 TOPSOIL: Red-brown, moist, stiff, sandy clay. 1 1.5-2 BEDROCK - DELMAR FORMATION (Td): Pale yellow brown, slightly moist, medium I dense, weak thinly laminated planar cross- bedding, slightly weathered I silty fine sand$ThC 1 7 I I GeoSoils, Inc. BRIGHTON HOMES RANCHO VERDE FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Location Depth (ft.) Material Description TP-14 0-2 TOPSOIL: Brown, moist, stiff to very stiff, slightly porous, sandy clay. 2-6 BEDROCK - DEUAR FORMATION (Td): Pale yellow brown, slightly moist, medium dense, thinly laminated planar cross-bedding, slightly weathered silty fine sand 5ToAC Total Depth= 6 Feet No Groundwater No Caving TP-15 0-2.5 TOPSOIL: Dark brown, moist, loose porous, silty sand. @6" Dark brown, dry, medium dense, slightly porous clayey sand. 2.5-6 BEDROCK - DEU(AR FORMATION (Td): Pale yellow brown to orange brown, slightly moist, medium dense massive weak thinly laminated planar cross-bedding slightly weathered, fractured, fine sand5TOC Total Depth= 6 Feet No Groundwater No Caving I I I I I I I I I I I I I I I I I I I 8 GeoSoils, Inc. (9) I I I BRIGHTON HOMES RANCHO VERDE TEST PIT LOG FEBRUARY 16, 1989 W.O. 942-SD I I I I I I I I I Location TP-16 Depth (ft.) Material Description 0-1.5 TOPSOIL: Dark brown to brown, slightly moist, loose, porous, silty sand. @8" Dark brown, dry, medium dense, clayey sand. 1.5-5 BEDROCK - DEII4AR FORMATION (Pd): Pale yellow brown, dry, medium dense, weak, thinly laminated planar crossbeds in slightly weathered, silty fine sandstone. Total Depth= 5 Feet No Groundwater No Caving I I I I I I I GeoSoils, Inc. 0 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Dark brown, moist, loose to medium dense, porous, silty sand. @6" Dark brown, moist, stiff, sandy clay. 1.5-2 COLLUVIUM: Yellow brown, moist, medium dense, massive very weathered coarse gravel to fine cobble clayey sandstone. Clasts within unit are quartzite and rhyolite porphyry of the Poway type. Derived from terrace deposit to the east. 2-7 BEDROCK - DEUAR FORMATION (Td): Green to green brown, moist, stiff, massive, slightly weathered, fractured, silty claystone. Total Depth= 7 Feet No Groundwater No Caving We I I I I I I I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location J GeoSoils, Inc. 0 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Dark brown, moist, medium dense, slightly porous, clayey sand. 1.5-5.5 BEDROCK - DELMAR FORMATION (Td): Orange brown, slightly moist, medium dense, with thinly laminated planar cross beds in weathered fine sandstone. @2' Pale yellow, massive, fine sandstone. @3 Green brown, dry, very indurated with carbonate cement, massive, fossiliferous sandstone. @3.5 Light olive, slightly moist, medium dense, massive to weak planar cross beds, slightly weathered clayey siltstone. Total Depth= 5.5 No Groundwater No Caving 11 GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-18 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Dark brown, moist, loose, porous silty sand. @6" dark brown, slightly moist, very stiff, sandy clay. 1.5-5.5 BEDROCK - DELMAR FORMATION (Td): Pale yellow to pale green, slightly moist, medium dense, massive slightly weathered fine sandstone with thin (2-3 11 ) interbedded siltstone near top. 2.5 Light to medium green, slightly moist, very stiff, massive, silty claystone with gypsum inter-growths. Total Depth= 5.5 Feet No Groundwater No Caving I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-19 12 GeoSoils, Inc. FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Red-brown, moist, loose, porous silty fine sand. At 1' red-brown, slightly moist, medium dense, clayey sand. 1.5-7 BEDROCK - DELMAR FORMATION (Td): Pale yellow, slightly moist, medium dense, massive to weak planar cross beds highlighted by lamellar iron stains. Fresh material appears massive at depth. Slightly weathered fine sandstone with few thin (1-2 11 ) wavy clayey sandstone interbeds. Total Depth= 7 Feet No Groundwater No Caving 0-0.5 TOPSOIL: Brown, moist, stiff, sandy clay. 1.5-5 BEDROCK - DELMAR FORMATION (Td): Green, slightly moist, very stiff, massive to weakly laminated planar crossbeds, N80W/9°SW in fractured silty claystone. Total Depth= 5 Feet No Groundwater No Caving I I I I I I I I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-20 TP-21 13 GeoSoils, Inc. 9 I I 1 I I I I I I I I I I I I I I I I BRIGHTON HONES RANCHO VERDE Location TP-24 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-2 TOPSOIL: Dark brown, moist, loose, porous, silty sand. @6" Dark brown, moist, medium, slightly porous clayey sand. 2-7 BEDROCK - DELMAR FORMATION (Td): Pale yellow, moist, dense, slightly weathered planar crossbedded, fine sandstone. @4 Becomes pale yellow, moist, dense, wavy crossbedded with mud drapes, fine sand. @5 Becomes gray green, moist, dense, massive sandy siltstone. Total Depth= 7 Feet No Groundwater No Caving 15 GeoSoils, Inc. 9 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1 TOPSOIL: Dark brown, moist, loose, porous, silty sand. 1-7 BEDROCK - DELMAR FORMATION (Td): Gray green, moist, medium dense, thinly laminated planar crossbedding (trenching N30W and dipping 7°SW), slightly weathered, silty fine sandstone. @4' Grades into; pale yellow brown, moist, medium dense, massive fine sand. Total Depth= 7 Feet No Groundwater No Caving GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I BRIGHTON HONES RANCHO VERDE Location TP-25 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1 TOPSOIL: Brown, moist, stiff, slightly porous, sandy clay. 1-4 BEDROCK - DELMAR FORMATION (Td): Green, moist, very stiff, fractured, silty claystone. Total Depth= 4 Feet No Groundwater No Caving 0-1.5 TOPSOIL: Dark brown, moist, medium dense, slightly porous, clayey sand. 1.5-3 BEDROCK - DELMAR FORMATION (Td): Pale yellow, moist, medium dense, massive fine sandstone. Total Depth= 3 Feet No Groundwater No Caving 17 GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I BRIGHTON HONES RANCHO VERDE Location TP-26 TP-27 BRIGHTON HOMES RANCHO VERDE Location TP-28 I I 1 I I I I I I I I I I I I I I I I FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-2 TOPSOIL: Brown, moist, stiff, slightly porous (with few desiccation cracks at depth), sandy clay. 2-6 BEDROCK - DEUhIAR FORMATION (Td): Green and orange brown, moist, medium dense and stiff, interbedded 2"- 4" thick, massive to flaser crossbedded sandstone and, 6 11 8" thick, thinly laminated claystone. Attitude of units, N26W 70 S. Total Depth= 6 Feet No Groundwater No Caving 18 GeoSoils, Inc. (~9) I BRIGHTON HOMES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD I TEST PIT LOG Location Depth (ft.) Material Description I TP-29 0-0.5 ARTIFICIAL FILL: Brown, moist, loose, slightly porous, silty sand. I 0.5-3.5 TOPSOIL: Dark brown, moist, loose, slightly I porous, silty sand. @1 1 Becomes dark brown, I moist, stiff, non porous (many desiccation cracks), sandy clay. 3.5-4 BEDROCK - DELMAR FORMATION I (Td): Green, slightly moist, very stiff, weakly laminated, fractured, silty I Total Depth= 4 Feet I No Groundwater No Caving TP-30 0-1.5 TOPSOIL/ALLUVIUM: Red to I yellow brown, moist, medium dense, slightly porous clayey sand with occasional I pebbles mixed with discontinuous zones of dark brown, moist, medium dense, I silty sand. 1.5-4 BEDROCK - DELMAR FORMATION (Td): Gray brown, moist, I medium dense, massive, silty sandstone. I Total Depth= 4 Feet No Groundwater No Caving 1 I 19 I GeoSofls, Inc. I I I I I I I 1 I I I I BRIGHTON HONES RANCHO VERDE Location TP-31 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-4.5 TOPSOIL/COLLUVIUI4: Dark brown, moist, loose, porous, clayey sand. @1.5' Dark brown, moist, stiff, slightly porous sandy clay. 4.5-8 BEDROCK - DELMAR FORMATION (Td): Gray yellow brown, moist, medium dense, massive silty fine sandstone. Total Depth= 8 Feet No Groundwater No Caving I I I I I I 20 I GeoSoils, Inc. 0 BRIGHTON HOMES RANCHO VERDE Location TP-32 I I I I I I I I I I I I I I I I I 1 1 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL/COLLUVIUM: Dark brown, moist, loose, porous, silty sand. 1.5-2.5 ALLUVIUM: Yellow brown, moist, loose, slightly porous, interbedded laminated medium to fine sand and silty with scattered green, claystone fragments. 2.5-3.5 TOPSOIL: Dark brown, moist, medium dense, slightly porous, clayey sand. 3.5-4 ALLUVIUM: Orange brown, moist, medium dense, massive medium sand. 4-4.5 TOPSOIL: Dark brown, moist, medium dense, nonporous clayey sand. 4-6 BEDROCK - DELMAR FORMATION (Td): Green, moist, very stiff, massive, fractured, silty claystone. Total Depth= 4 Feet No Groundwater No Caving 21 GeoSoils, Inc. 19i FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-2.5 TOPSOIL: Greenish brown, moist, stiff, silty clay. 2.5-4 BEDROCK - DELMAR FORMATION (Td): Green, moist, very stiff, massive, fractured silty claystone. Total Depth= 4 Feet No Groundwater No Caving 0-2 ALLUVIUM: Pale orange brown, moist, loose, crossbedded fine to medium sand with wavy clayey sand interbeds. 2-5 BEDROCK - DELMAR FORMATION (Td): green, moist, very stiff, massive, fractured sandy claystone. Total Depth= 5 Feet No Groundwater No Caving I I I I I I I I I I I I BRIGHTON HONES RANCHO VERDE Location TP-33 TP-34 1 I I I I I 22 I GeoSoils, Inc. 01-1 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Dark red brown, moist, loose, porous silty sand. 1.5-4 BEDROCK - DELMAR FORMATION (Td): Orange, moist, medium dense, slightly weathered fine sandstone. @2.5' Pale yellow, moist, medium dense, weakly laminated fine sandstone. Attitude of laminations, N3OW, 7 -SW. Total Depth= 4 Feet No Groundwater No Caving 23 GeoSoils, Inc. I I I I I I I I I I I I 1 I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-35 0 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1 TOPSOIL: Dark brown, moist, medium dense, slightly porous, clayey sand. 1-7 BEDROCK - DEIMAR FORMATION (Td) : Green brown, orange brown and yellow brown, moist, medium dense interbedded clayey sandstone, micaceous silty sandstone and herringbone crossbedded medium sandstone. Attitude of units, N30W 5°SW. @6' Becomes green, moist, very stiff, massive, fractured silty claystone. Total Depth= 7 Feet No Groundwater No Caving 0-2 TOPSOIL: Brown, moist, medium dense, slightly porous, clayey sand. 2-4 BEDROCK - DELMAR FORMATION (Td): Green, moist, very stiff, massive, fractured, silty claystone. Total Depth= 4 Feet No Groundwater No Caving I I I I I I I I I I I I I I I I I I I BRIGHTON HONES RANCHO VERDE Location TP-36 TP-37 24 GeoSoils, Inc. I I I I 1 I I I I I I I TP-38 0-2.5 TOPSOIL: Brown, moist, medium, slightly porous, clayey sand. AT 1' brown, moist, stiff, sandy clay. 2.5-6 BEDROCK - DELMAR FORMATION (Pd): Green, moist, very stiff, massive, fractured, silty claystone. Total Depth= 6 Feet No Groundwater No Caving TP-39 0-1.5 TOPSOIL: Brown, moist stiff, slightly porous, sandy clay. 1.5-3 BEDROCK - DELAR FORMATION (Td): Green, moist, very stiff, massive, fractured, silty claystone. Total Depth= 3 Feet No Groundwater No Caving I I I I I I 25 I GeoSoils, Inc. 50-3 BRIGHTON HOMES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD TEST PIT LOG Location Depth (ft.) Material Description BRIGHTON HOMES RANCHO VERDE Location TP-40 I I I I I I I I I I I I I I I I I I I TP-41 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-3 TOPSOIL: Brown, moist, medium dense, slightly porous, clayey sand. @1' Brown, moist, stiff, sandy clay. 3-5 BEDROCK - DELM7R FORMATION (Td): Green, moist, very stiff, massive fractured silty claystone with one 6" interbed of green, very indurated medium sandstone. Total Depth= 5 Feet No Groundwater No Caving 0-1 TOPSOIL: Brown, moist, medium dense, slightly porous, clayey sand. 1-5 BEDROCK - DELMAR FORMATION (Td): Pale yellow, moist, dense, planar crossbedded fine to medium sandstone, attitude N15W 6SW. Total Depth= 5 Feet No Groundwater No Caving 26 GeoSoils, Inc. (9) I I BRIGHTON HOMES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD TEST PIT LOG Location Depth (ft.) Material Description I TP-42 0-1.5 TOPSOIL/COLLUVIUM: Brown, moist, loose, porous silty sand with volcanic rock I fragments. @1.5' Becomes red brown, moist, medium dense, I slightly porous clayey sand with volcanic rock fragments. 1 .5-11 1.5-11 BEDROCK - DEIA1R FORMATION (Td): Pale yellow green, moist, stiff, massive silty I clay at 6' grades into pale yellow green, moist, stiff, I pebbly sand, claystone. @11' Becomes pale yellow brown cobbly lag in a sandy I clay matrix. 11-12 BEDROCK - SANTIAGO PEAK VOLCANICS (Jsp): Dark I blue gray, very hard moderately weathered I volcanic rock. Depth of refusal on hard rock at 12 feet. No Groundwater I No Caving 1 I I 27 GeoSoils, Inc. 06~~ I I I I I I I I I I I I I I I I I I I FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description TP-43 1-2.5 TOPSOIL: Dark red brown, moist, loose, porous silty sand with rock fragments. @1' Red brown, slightly moist, stiff, sandy clay. 2-10 BEDROCK - SANTIAGO PEAK VOLCANICS (Jsp): Red brown, dry, medium dense to dense highly weathered volcanic rock. Total Depth= 10 Feet No Groundwater No Caving TP-44 0-2 TOPSOIL: Dark brown, moist, stiff, slightly porous sandy clay. 2-5 BEDROCK - DEI(AR FORMATION (Td): Plate yellow brown, moist, dense, plans crossbedded medium to coarse grained sandstone with occasional 1" to 3" claystone interbeds, unit attitude, N10E/8 °N/E Total Depth= 5 Feet No Groundwater No Caving 28 GeoSoils, Inc. BRIGHTON HOMES RANCHO VERDE Location 9 BRIGHTON HONES FEBRUARY 16, 1989 RANCHO VERDE W.O. 942-SD TEST PIT LOG I I I I I I I I I I I I I I I I I I I Location Depth (ft.) Material Description TP-45 0-2 TOPSOIL: Brown, moist, medium dense, slightly porous clayey sand. 2-5 BEDROCK - DEIMAR FORMATION (Td): Green, moist, very stiff, massive, fractured silty claystone. Total Depth= 5 Feet No Groundwater No Caving TP-46 0-1.5 TOPSOIL: Red brown, moist, medium dense. 1.5-4 BEDROCK - DELMAR FORMATION (Td): Pale yellow, slightly moist, medium dense, weakly laminated planar crossbedded fine sandstone, sandstone attitude, N3 OW/ 6SW Total Depth= 4 Feet No Groundwater No Caving TP-47 0-2 TOPSOIL: Brown, moist, medium dense clayey sand. 2-4 BEDROCK - DELMAR FORMATION (Td): Pale yellow to orange brown, fine sandstone. Total Depth= 4 Feet No Groundwater No Caving 29 GeoSoils, Inc. 01 I I I I I I I I I I I I BRIGHTON HOMES RANCHO VERDE Location TP-48 FEBRUARY 16, 1989 W.O. 942-SD TEST PIT LOG Depth (ft.) Material Description 0-1.5 TOPSOIL: Brown, moist, stiff, sandy clay. 1.5-4 BEDROCK - DELMAR FORMATION (Td): Green, moist, very stiff, massive, fractured silty claystone. Total Depth= 4 Feet No Groundwater No Caving I I I I I I 30 I GeoSoils, Inc. 0 LT-1 N36E, \ 230' top80 11 claystOfle 25 colluviu ' 10 2 30 - 235 scale 1"=5' ' LT-2 N23E 230' \ 225 ' claystone topsoil \andchaññ&s 220' 10 ' 20' 30' 40 PLATE A-i nr DATE 2189 IW.O.NO 942-SD BY GSI Soil Mechanics • Geology • Foundation Engineering cP LT-3 N18E ' sandstone 210' clay stone 205' topsoil 30' 10' 20 LT-4 N17E \ false scarp topsoil sandstone 235 n7i~ 10' 20 190' LT-5 N 35 W, 185' <topsoil - ---- -.----- '1 I - - I scale 1 - 180 - •'e .. -.. a a '—JiboJluvIum - 0 claystone 10 I 30'. 20 PLATE A-2 I wo~ P eoSo7tZflc. DATE 2/89 Iwo NQ 042 BY hiV - Sod Mechanics • Geology • Foundation Engineenng 0 LT-6 215' topso il claystone olluv ~um 210' 10 20 LT-7 S8OE \ _topsoil claystone 10 20 scale 1" —5' PLATE A-3 I GeoSoils, Jfl. DATE 2/89 Iwo NO 942-8D BY Soil Mechanics • Geology • Foundation Engir 205' 200' 260' LT-8 N 2 W 250' sew teachles topsoil 240' sandstone 10' 20' 30 40' 50' 60' 70' 80 90' U 240' opso scale i"=io' 230' 100' 110' 120' 130' 140' 150' •1 I I I Li I I I I I P li I I I I I I L I I APPENDIX II LABORATORY TESTING I I H H I I I I H Li I H H I I GeoSoils, Inc. (0) I I LABORATORY TESTING Moisture Density The field moisture content and dry unit weight were determined for selected undisturbed samples, the moisture content is I calculated as a percentage of the dry weight and weight is calculated in pounds per cubic foot. Location Description Density pcf the dry unit Moisture % LT-1 @3' Green, silty clay 100.0 14.3 LT-8 @5' Green, silty clay 102.0 21.0 TP-13 @5' TP-20 @3 1-,' Pale yellow, Green, silty fine clay sand 98.1 92.0 ---- 12.5 TP-26 @4' Green, silty clay 111.0 15.7 Shear Test I Shear tests were preformed in a direct shear machine of a straIn I control type on samples of undisturbed sandstone and claystone bedrock in accordance With ASTM test method. The rate of deformation was approximately 0.05 inches per minute. Samples were sheared under varying confining loads in order to determine the coulomb shear strength parameters, angle of internal friction andcohesion. The shear test results are presented on plates SH- 1, SH-2, and SH-3. I compaction Test I To determine the compaction character of site soils, compaction tests were performed in accordance with ASTM test method D-1557- I 78 on representative soil samples from the site. The maximum I I GeoSous, Inc. 01 I I Brighton Homes W.O. 942-SD February 16, 1989 Li LABORATORY TESTING PAGE 2 Li density and optimum moisture were determined and are summarized I below: Maximum Dry Optimum Location Description Density pcf Moisture % PP-i @2' Red brow, sandy CLAY 112.5 17.0 TP-1 @5' Yellow brown, silty fine SAND 110.5 18.0 TP-13 @3½' Green silty CLAY 108.0 21.5 Composite- Red brown, silty SAND, fill with some clay 115.0 13.5 Expansion Tests Swell tests were performed on remolded samples of bulk earth materials. The samples were prepared at 80 percent of the optimum moisture and at 90 percent of the maximum dry density, placed under a 60 pound per square foot surcharge, and submerged in water for 24 hours. The percent swell was then recorded as the amount of vertical rise compared to the original sample height of one inch. Expansion Index tests were also performed testing was in accordance with Standard 29-2 of the Uniform Building Code. Swell test results are summarized below: Location Description Swe11(%) (60 psf) Expansive Index (UBC 29-2) TP-1 @ 2' TP-1 @ 5' Red brown, sandy CLAY Yellow brown, silty 19.5 145 fine SAND 12.7 80 TP-13 @ 5' Pale yellow, fine SAND 4.7 22 TP-20@ 3.5' Green silty CLAY 14.3 88 Composite Red brown, silty SAND Fill with some clay 13.0 78 H Li Li I E I L I I I I GeoSoils, Inc. : F­7 VA ii U U L I U U I I U I El El I u [ I I I Li [1 LI Li Li 1 I I I I I LI Li Li I El I Li I I Li 1 I I APPENDIX III ROCK HARDNESS EVALUATION I H I I I LI LI I Li I I I Li ri GeoSoils, Inc. 9 I I ROCK HARDNESS EVALUATION Seismic Refraction Studies I Rock Hardness studies have been preformed on the property in the area of volcanic rock outcropings. These have included preforming I 5 shallow seismic refraction profiles. Locations of the lines are shown on map no. 2. An EG & G Geolnetrics ES-1225, 12 channel I seismograph system was used to measure the travel time from the I energy source to each individual geophone. Travel time data is recorded by the machine. For this site a sledge hammer striking a I metal plate was used as an energy source. Energy sources were located at both ends of each seismic line. I Upon completion of field studies, reduction and analysis of the I data was preformed. Graphic representations of the travel time I data are prepared for the various seismic lines. The graphs are used to interpret the velocity data and are presented at the end I of this discussion. The seismic velocity is based on the slope of the straight line segments and depth to the different interfaces is calculated based on the intersection of straight line segments. The information is specific to the area of the profile and I variations should be expected at other locations. The data can be used to evaluate rock hardness and ripability. This evaluation is subjective and depends not only on rock materials but on equipment type and maintenance, operator's abilities, and other factors. Table R-I assumes a single shank [ii I H I GeoSoils, Inc. 0 I I Brighton Homes W.O. 942-SD February 16, 1989 ROCK HARDNESS EVALUATION PAGE 2 D9H or equivalent equipment. Difficult ripping represents the start of difficulty in achieving and maintaining ripper shank penetration; the start of "riding out". The classifications are a I generalized means of indicating relative excavation effort. The Caterpillar Performance Handbook, edition no. 9, October 1978, I typically uses higher velocities for estimating ripper performance. Further, we have found that contractors often assume velocities varying from 5,000± FPS to as high as 7,500 FPS I represent the break off to blasting material. TABLE R-I I Li LI Excavation Method Easy Processing Moderately difficult ripping Difficult ripping Very difficult ripping Probable drill and shoot Seismic Velocity Feat Per Second up to 3,000 3,000-4,500 4,500-5,000 5,000-5,500 >5,500 For utility trenching, velocities of 3,800 to 5,000 feet per second generally represent the upper limit of rock hardness excavatable by a CAT or similar equipment. Seismic Refraction Profile Results The results of our interpretation of the shallow seismic profiles are presented in table R-II below. The seismic velocities are average values and form the basis of the depth/ rippability I GeoSoils, Inc. 0- I I I I I I I Ii I I Brighton Homes February 16, 1989 W.O. 942-SD I ROCK HARDNESS EVALUATION PAGE 3 I estimates. Locally, hard rock at the surface and buried boulders I are present which may modify the rippability estimates depending upon their thickness, orientation and relation to finish grade. As indicated above, Table R-II is based upon our interpretation of the data; other interpretations are possible. I TABLE R-II SUMMARY OF SHALLOW SEISMIC REFRACTION Seismic Refraction Depth Velocity Excavation Difficulty Line (feet) (fps) (D9H or Equivalent) SL-1 E-W 0-6 1,220 Easy Processing I 6+ 6,450 Probable Drill & Shoot SL-]. W-E 0-3 1,050 Easy Processing 3-11 4,600 Difficult Ripping 1 11+ 7,700 Probable Drill & Shoot SL-2 E-W 0-5 1,900 Easy Prosessing I 5+ 9,150 Probable Drill & Shoot SL-2 W-E 0-3.5 1,400 Easy Processing 3.5+ 9,500 Probable Drill & Shoot I SL-3 E-W 0-4 1,300 Easy Processing 4+ 8,300 Probable Drill & Shoot I SL-3 W-E 0-4.5 1,300 Easy Procesing 4.5+ 8,900 Probable Drill & Shoot SL-4 E-W 0-4.5 1,100 Easy Processing 4.5+ 7,350 Probable Drill & Shoot I SL-4 W-E 0-4.5 1,300 Easy Processing 4.5-17.5 6,500 Probable Drill & Shoot 17.5+ 13,700 Probable Drill & Shoot I I GeoSoils, Inc. (P I 0-3 1,200 3-22.5 4,000 22.5+ 13,250 0-2.5 1,200 2.5+ 4,760 Easy Processing Moderately Difficult Probable Drill & Shoot Easy Processing Difficult Ripping I I I I I I I I I I I I I I I I I I I Brighton Homes W.O. 942-SD SL-5 E-W SL-5 W-E February 16, 1989 ROCK HARDNESS EVALUATION PAGE 4 GeoSoils, Inc. 0 E . w 304 mi - I • o I 20-I I I I io-I I 0 I 0 E 30 20 10 0-f 0 10 20 30 40 50 60 70 80 90 100 110 120 DISTANCE (FEET) w S I S I 10 20 30 40 50 60 70 80 90 100 110 120 DISTANCE (FEET) I . e. I I I . •j20 10 I I E 30-I - I o 201 I I I io—I S 0- 0 E 30-I 10 20 30 40 50 60 70 80 90 100 110 120 DISTANCE (FEET) W" w a 0 I I I I I I I I I I I 0 10 20 30 40 50 60 70 80 90 100 110 120 DISTANCE (FEET) II 0I I I I I APENDIX IV GRADING GUIDELINES I I Li Li I I I Li I I I I I I GeoSoils, Inc. 3) GRADING GUIDELINES Grading should be performed to at least the minimum requirements of the governing agencies, Chapter 70 of the Uniform Building Code and the guidelines presented below: Site Clearing Trees, dense vegetation, and other deleterious materials should be removed from the site. Non-organic debris or concrete may be placed in deeper fill areas under direction of the Soil Engineer. Light, dry grasses may be thinly scattered and incorporated into the fill under direction of the Soils Engineer, provided concentrations of organics are not developed. Subdrainage 1. Subdrainage systems should be provided in all canyon bottoms and within buttress and stabilization fills prior to placing fill. Subdrains should conform to schematic diagrams GS-1, GS-3, and GS-4, approved by the Soils Engineer. For canyon subdrains, runs less than 500 feet may use six inch pipe. Runs in excess of 500 feet should have the lower end as eight inch minimum. 2. Filter material should be Class 2 permeable filter material per California Department of Transportation Standards tested by the Soil Engineer to verify its suitability. A sample of the material should be provided I GeoSoils, Inc. OX) I I I I I I I I I 1 ] I I I I I I BRIGHTON HONES W.O. 942-SD FEBRUARY 16, 1989 I I I I I I GRADING GUIDELINES PAGE 2 to the Soil Engineer by the contractor at least two working days before it is delivered to the site. The filter should be clean with a wide range of sizes. As an alternative to the Class 2 filter, the material may be a 50/50 mix of pea gravel and clean concrete sand which is well mixed, or clean gravel wrapped in a suitable filter fabric. 3. An exact delineation of anticipated subdrain locations may be determined at 40 scale plan review stage. During grading,the Engineering Geologist should evaluate the necessity of placing additional drains. 4. All subdrainage systems should be observed by the Engineering Geologist and Soils Engineer during construction and prior to covering .with compacted fill. 5. Consideration should be given to having subdrains located by the project surveyors. Outlets should be located and protected. Treatment of Existing Ground 1. All heavy vegetation, rubbish and other deleterious materials should be disposed of off site. I I GeoSoils, Inc. 0 I I I 1 I Li I 1 I BRIGHTON HONES W.O. 942-SD FEBRUARY 16, 1989 GRADING GUIDELINES PAGE 3 2. All surf icial deposits of alluvium and colluvium should be removed (see Plate GS-l) unless otherwise indicated in the text of this report. Groundwater existing in the alluvial areas may make excavation difficult. Deeper removals than indicated in the text of the report may be necessary due to saturation during winter months. 3. Subsequent to removals, the natural ground should be processed to a depth of six inches, moistened to near optimum moisture conditions and compacted to fill standards. Fill Placement 1. All site soil and bedrock may be reused for compacted fill; however, some special processing or handling may be required (see report). 2. Material used in the compacting process should be evenly spread, moisture conditioned, processed, and compacted in thin lifts not to exceed six inches in thickness to obtain a uniformly dense layer. The fill should be placed and compacted on a horizontal plane, unless otherwise found acceptable by the Soil Engineer. I I I I LI I H I Li I I I Li I I I I GeoSoils, Inc. Li I BRIGHTON HOMES W.O. 942-SD FEBRUARY 16, 1989 GRADING GUIDELINES PAGE 4 3. If the moisture content or relative density varies from that acceptable to the Soil Engineer, the Contractor should rework the fill until it is in accordance with the following: a) Moisture content of the fill should be at or above optimum moisture. Moisture should be evenly distributed without wet and dry pockets. Pre-watering of cut or removal areas should be considered in addition to watering during fill placement, particularly in clay or dry surficial soils. b) Each six inch layer should be compacted to at least 90 percent of the maximum density in compliance with the testing method specified by the controlling governmental agency. In this case, the testing method is ASTM Test Designation D-1557-78. 4. Side-hill fills should have an equipment-width key at their toe excavated through all surficial soil and into competent material and tilted back into the hill (GS-2, GS-6). As the fill is elevated, it should be benched through surficial soil and slopewash, and into competent bedrock or other material deemed suitable by the Soil Engineer. I GeoSoils, Inc. (T) I I I Li Li I I Li I I H Li Li I I I I BRIGHTON HOMES FEBRUARY 16, 1989 W.O. 942-SD GRADING GUIDELINES PAGE 5 5. Rock fragments less than eight inches in diameter may be utilized in the fill, provided: a) They are not placed in concentrated pockets; b) There is a sufficient percentage of fine-grained material to surround the rocks; C) The distribution of the rocks is supervised by the Soil Engineer. 6. Rocks greater than eight inches in diameter should be taken off site, or placed in accordance with the recommendations of the Soil Engineer in areas designated as suitable for rock disposal (See GS-5). 7. In clay soil large chunks or blocks are common; if in excess of eight (8) inches minimum dimension then they are considered as oversized. Sheepsfoot compactors or other suitable methods should be used to break the up blocks. I [1 I I 8. The Contractor should be required relative compaction of 90 percent slope face of fill slopes. This either overbuilding the slope and compacted core, or by direct compact with suitable equipment. to obtain a minimum out to the finished may be achieved by cutting back to the ion of the slope face I I GeoSoils, Inc. 0 LI I El I I I I Li El I F 1 LI I I BRIGHTON HOMES W.O. 942-SD FEBRUARY 16, 1989 GRADING GUIDELINES PAGE 6 If fill slopes are built "at grade" using direct compaction methods then the slope construction should be performed so that a constant gradient is maintained throughout construction. Soil should not be "spilled" over the slope face nor should slopes be "pushed out" to obtain grades. Compaction equipment should compact each lift along the immediate top of slope. Slopes should be back rolled rolled approximately every 4 feet vertically as the slope is built. Density tests should be taken periodically during grading on the flat surface of the fill three to five feet horizontally from the face of the slope. In addition, if a method other than over building and cutting back to the compacted core is to be employed, slope compaction testing during construction should include testing the outer six inches to three feet in the slope face to determine if the required compaction is being achieved. Finish grade testing of the slope should be performed after construction is complete. Each day the Contractor should receive a copy of the Soil Engineer's "Daily Field Engineering Report" which would indicate the results of field density tests that day. 9. Fill over cut slopes should be constructed in the following I GeoSoils, Inc. I I I I I I Ill P LI I n I El El I I j LI BRIGHTON HOMES W.O. 942-SD FEBRUARY 16, 1989 GRADING GUIDELINES PAGE 7 manner: a) All surficial soils and weathered rock materials should be removed at the cut-fill interface. b) A key at least 1 equipment width wide and tipped at least 1 foot into slope should be excavated into competent materials and observed by the soils engineer or his representative. C) The cut portion of the slope should be constructed prior to fill placement to evaluate if stabilization is necessary, the contractor should be responsible for any additional earthwork created by placing fill prior to cut excavation. 10. Transition lots (cut and fill) and lots above stabilization fills should be capped with a three foot thick compacted fill blanket. 11. Cut pads should be observed by the Engineering Geologist to evaluate the need for overexcavation and replacement with fill. This may be necessary to reduce water infiltration into highly fractured bedrock or other permeable zones,and/or due to differing expansive potential of materials beneath a structure. The I I [I] I I I I I LI I Li I I I LI I I GeoSoils, Inc. BRIGHTON HOMES FEBRUARY 16, 1989 W.O. 942-SD GRADING GUIDELINES PAGE 8 overexcavation should be at least three feet. Deeper overexcavation may be recommended in some cases. I 12. Exploratory backhoe or dozer trenches still remaining after site removal should be excavated and filled with I compacted fill if they can be located. I Grading Observation and Testing 1. Observation of the fill placement should be provided by I the Soil Engineer during the progress of grading. I 2. In general, density tests would be made at intervals not I exceeding two feet of fill height or every 1,000 cubic yards of fill placed. This criteria will vary depending I on soil conditions and the size of the fill. In any event, an adequate number of field density tests should I be made to evaluate if the required compaction and content is generally being obtained. I moisture 3. Density tests may be made on the surface material to I receive fill, as required by the Soil Engineer. I 4. Cleanouts, processed ground to receive fill, key excavations, subdrains and rock disposal should be I observed by the Soil Engineer prior to placing any fill. It will be the Contractor's responsibility to notify the GeoSoils, Inc. ;Ipi I P. H 'Ii Li I BRIGHTON HONES FEBRUARY 16, 1989 W.O. 942-SD GRADING GUIDELINES PAGE 9 Soil Engineer when such areas are ready for observation. 5. An Engineering Geologist should observe subdrain construction. I I I I I I I I I I I I I I I I I I I 6. An Engineering Geologist should observe benching prior to and during placement of fill. Utility Trench Backfill Utility trench backfill should be placed to the following standards: 1. Ninety percent of the laboratory standard if native material is used as backfill. 2. As an alternative, clean sand may be utilized and flooded into place. No specific relative compaction would be required; however, observation, probing, and if deemed necessary, testing may be required. 3. Exterior trenches, paralleling a footing and extending below a 1:1 plane projected from the outside bottom edge of the footing, should be compacted to 90 percent of the GeoSoils, Inc. FEBRUARY 16, 1989 BRIGHTON HOMES W.O. 942-SD GRADING GUIDELINES PAGE 10 laboratory standard. Sand backfill, until it is similar to the inplace fill, should not be allowed in these trench backfill areas. Density testing along with probing should be accomplished to verify the desired results. I I I I I I I I I I I I I I I I I I I GeoSoils, Inc. Final Grade SuitableOriginal ground Loose Surface Deposits Suitable Material L_t - - Material Bench where slope exceeds 5:1- Subdrain (See Plate GS-3) I I I I I I I I I I I II] ( GeoSoils, Inc. TYPICAL TREATMENT OF NATURAL GROUND DATE 2/89 Iw.o. NO.. 942-SD IBY GSI Soil Mechanics • Geology • Foundation Engineering PLATE GS-1 I I I I I I Li H TOE SHOWN ON GRADING PLAN .00 / .- ceeP..' PROJECTED - o / Typico , / . ••4 . - NATURAL JO' Typlcal- ' SLOPE - -'i-- - 2'" I'1'/'''"i,"i' I. Minimum _____ i' Minimum / Note: Where natural slope gradient is 511 or less, benching is not necessary unless stripping did not remove all compressible material. H H I GeoSàils,'Inc. LI TYPICAL FILL OVER NATURAL SLOPE DATE 2789 Iwo. NO. 942-SD IBY GSI Soil Mechanics • Geology • Foundation Engineering I I I H H I H I Li I I BEDROCK OR FIRM FORMATION MATERIAL ALTERNATE I SOIL- SLOPEWASH ALLUVIUM REMOVED 11 NI: TO BEDROCK / BEDROCK Canyon subdrain: 6 10 perforated pipe with 9 Cu. ft grovelper ft. of drain. ALTERNATE 2 0 / ' • J: r /3 "2 60 perforated pipe' with 9 Cu. ft. gravel* per ft. of drain gravel to Conform to State of Calif. Dept. of Public Works standard specifications for Class 2 permeable material. CANYON SUBDRAIN DESIGN AND CONSTRUCTION GeoSoils,Ic.DATE 2/89 1W.O. NO. 942-SD GSI Soil Mechanics • Geology • Foundation Engineering PLATE GS-3 36 THICK FILL CAP 2%... FINISHED SURFACE . . . • . . • . - . •-, / I I sURC . R 0 U N 0 • •• . .• - -, I ' •. I . COMPACTED • / D (See drain detail) • • •FILL I • • - #• %•J . I I C - - - "I I I I I + /-..,•% /%/ I A. Buttress slope to have a bench at every 20 to 30 feet. B. Buttress key depth varies. (see preliminary reports) C. Buttress key width varies. (see preliminary reports) D. Backdrains and lateral drains located at elevation of every bench drain. First drain at elevation just above lower lot grade. Additional drains may be required at discretion of GeoSoils, inc. F1, 4uperforafed pipe (or approved equivalent) placed in I cu. ft. per linear ft. of graded filter material.* Pipe to extend ' 46 full length of bu!tress;- • ..,, . I •, , (nonperforated pipe lateral to 'e l" slope face at Labove__ tOO' intervals ' I' bench--- .-.--- . • . I *G ra d e d filter material to conform to State of Calif. Dept. Public Works standard specifications for Class 2 permeable material I I L] I I I 11 TYPICAL BUTTRESS SECTION I I GeoSél 'sI. The. DATE 2/89 W.O. NO. 942-SD JBY GSI Soil Mechanics • Geology • Foundation Engineering PLATE GS-4 I I F I [ I I `-EQUIPMENT WIDTH Soil shall bepushed over rocks -and flooded into voids. Compact around and over each windrow. H Stack boulders end to end. Do not pile upon each other. I H H ' io' Typical - - 0 FILL SLOPE -------. - Stagger rows 00 __ 3'minimum inim DO 15sMIn.t FIRM GROUND ROCK DISPOSAL DETAIL Li H GeoSoils, Inc. DATE 2/89 Iw.0.140;42_ IBYGS I Soil Mechanics • Geology . Foundation Engineering PLATE G5-5 H I I H I H I I Ti I I I REMOVE ALL TOPSOIL, I COLLUVIUM AND CREEP MATERIAL FROM TRANSITION FILL at COO I I' I - Typical 09501, - •% 10' Typicol \hl / I -CUT SLOPE BEDROCK OR FIRM I FORMATION MATERIAL Li I I GeoSoils, Inc. I TYPICAL FILL OVER CUT SLOPE DATE 2/89 Iwo. NO._942-SD IBy GSI Soil Mechanics • Geology • Foundation Engineering PLATE GS-6 m 0 MR A 300'—i 200" - Oal 100'- B 350 -i claystone artificial fill sandstone sandstone A', 300 Qal - 200' 100' B' r-350' sandstone 250' - - 150'-• C 350'-, sandstone C, r 350' - 250' 150' 250'- - 150'- laterbadded _ 250' sandstone PLATE 2a SCALE 1"z100 Form No. 1068-1 (Rev. 7/88) xhjbit A to Preliminary Report - 4 - '12' Et'- rç AMEJ -4 Preliminary Report V 12 4\ /0 41 First American Title Insurance Company £1T EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (By Policy Type) 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - (7-88) SCHEDULE EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records, 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which maybe asserted by persons in posses- sion thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof ; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any low, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating lo(i) the occupancy, use, or enjoymentof the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land ; (iii) a separation in ownership or o change in the dimensions or area of the land or any parcel of which the land is arwos a port ; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violdtion or alleged violation affecting the land has been recorded in the public records at Dote of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant ; (b) not known lathe Company, not recorded in the public records at Date of Policy, but known lathe insured claimant and not disclosed in writing lathe Company by the insured claimant prior to the date the insured claimant became an insured under this policy ; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Linenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebted- ness, to comply with the applicable "doing business" lows of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM I - 1970 (AMENDED 10-17.70) SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimen- sions of area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant ; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired on estate or interest by this policy and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant become an insured hereunder; (c) resulting in no loss or damage to the insured claimant ; (d) attaching or created subse- quent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 3. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM I - 1970 (AMENDED 10-17-70) WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above ore used and the following exceptions to coverage appear in the policy. SCHEDULE I This policy does not insure against loss or damage by reason of the matters shown in ports one and two following: Part One: I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2 Any facts, rights, interestu or cloimI which are not shown by the public records but which could be ascertained by on inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other Facts which a correct survey would disclose, and which are not shown by public records. .,,,-..-,i;.,.,. ;, At 4 ;n An. ,,,ikn,,i,inr, the isc,,nnne 16areof. writer niahis claims or title to writer ORDER NO. 973743-15 FIRST AMERICAN TITLE INSURANCE COMPANY 411 IVY STRLET, (P.O. BOX 808) SAN DIEGO, CALIFORNIA 92101 (619) 238-1776 MAY 19, 1989 ARNEL DEVELOPMENT 950 SOUTH COAST DRIVE, SUITE 200 COSTA MESA, CALIFORNIA 92626 ATTN: BETTE FAZEKAS OUR ORDER NO. 973743-15 IN RESPONSE TO THE HEREIN REFERENCED APPLICATION FOR A POLICY OF TITLE INSURANCE, THIS COMPANY HER REPORTS THAT IT IS PREPARED TO ISSUE, OR CAUSE TO BE ISSUED, AS OF THE DATE HEREOF, A POLICY OR POLICIES OF TITLE INSURANCE DESCRIBING THE LAND AND THE ESTATE OR INTEREST THEREIN HEREINAFI'ER SET FORTH, INSURING AGAINST LOSS WHICH MAY BE SUSTAINED BY REASON OF ANY DEFECT, LIEN OR ENCUMBRANCE NOT SHOWN OR REFERRED TO AS AN EXCEPTION HEREIN OR NOT EXCLUDED FROM COVERAGE PURSUANT TO THE PRINTED SCHEDULES, CONDITIONS AND STIPULATIONS OF SAID POLICY FORMS. THE PRINTED EXCEPTIONS AND EXCLUSIONS FROM THE COVERAGE OF SAID POLICY OR POLICIES ARE SET FORTH HEREIN. COPIES OF THE POLICY FORMS SHOULD BE READ. THEY ARE AVAILABLE FROM THE OFFICE WHICH ISSUED THIS REPORT. THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED SOLELY FOR THE PURPOSE OF FACILITATING THE ISSUANCE OF A POLICY OF TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED. DATED AS OF MAY 16, 1989 AT 7:30 A.M. GREG SPANIOL/EKG\ TITLE OF''ICER DIRECT DIAL PHONE 2314656 3 • PAGE 1 0 ORDER NO. 973743-15 THE FORM OF POLICY TITLE INSURANCE CONTEMPLATED BY THIS REPORT IS: PRELIMINARY TITLE REPORT TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: RANCHO VERDE, A CALIFORNIA LIMITED PARTNERSHIP THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: FEE AND EASEMENT THE LAND REFERRED TO HEREIN IS DESCRIBED AS FOLLOWS: (SEE ATTACHED LEGAL DESCRIPTION) AT THE DATE HEREOF EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS CONTAINED IN SAID POLICY FORM WOULD BE AS FOLLOWS: 1. GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR 1989-90, A LIEN, NOT YET PAYABLE. 2. THE LIEN OF SUPPLEMENTAL TAXES OR ASSESSMENTS, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5 COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE AND ANY OTHER APPLICABLE STATUTES OF THE CALIFORNIA REVENUE AND TAXATION CODE. '- THE REQUIREMENT THAT THIS COMPANY BE FURNISHED WITH ALL SUPPLEMENTAL TAX BILLS, IF ANY, FROM THE OWNER OF THE HEREIN DESCRIBED PROPERTY BEFORE CLOSE OF ESCROW. 4. THE EFFECT, IF ANY, OF RECORD OF SURVEY MAP NO. 2545, WHICH SETS FORTH, OR PURPORTS TO SET FORTH, CERTAIN DIMENSIONS AND BEARINGS OF THE HEREIN DESCRIBED PROPERTY. 5. AN EASEMENT AND RIGHT OF WAY FOR INGRESS, EGRESS AND INCIDENTAL PURPOSES AS RESERVED BY INSTRUMENT RECORDED JULY 19, 1957 IN BOOK 6671, PAGE 182 OF OFFICIAL RECORDS, AND THE RIGHT OF OTHERS TO PAGE 2 1 AMESj ORDER NO. 973743-15 USE SAID EASEMENT AS CONVEYED OR RESERVED IN VARIOUS OTHER INSTRUMENTS OF RECORD, OVER, UNDER, ALONG AND ACROSS THE NORTHERLY 20.00 FEET OF PARCEL 1. 6. AN EASEMENT AND RIGHT OF WAY FOR ROAD, PUBLIC UTILITY AND INCIDENTAL PURPOSES AS GRANTED BY INSTRUMENT RECORDED SEPTEMBER 16, 1966 AS FILE NO. 150680 OF OFFICIAL RECORDS, AND THE RIGHT OF OTHERS TO USE SAID EASEMENT AS CONVEYED OR RESERVED IN VARIOUS OTHER INSTRUMENTS OF RECORD, OVER, UNDER, ALONG AND ACROSS THE SOUTHERLY 20.00 FEET OF THE WESTERLY 990.00 FEET OF PARCEL 2. 7. AN EASEMENT AND RIGHT OF WAY FOR ROAD, PUBLIC UTILITY AND INCIDENTAL PURPOSES AS RESERVED BY INSTRUMENT RECORDED APRIL 19, 1969 AS FILE NO. 60664 OF OFFICIAL RECORDS, AND THE RIGHT OF OTHERS TO USE SAID EASEMENT AS CONVEYED OR RESERVED IN VARIOUS OTHER INSTRUMENTS OF RECORD, OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 30.00 FEET IN WIDTH, THE SOUTHERLY AND EASTERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWESTERLY CORNER OF LOT 18 OF SAID MAP NO. 848; THENCE ALONG THE SOUTHERLY LINE OF SAID LOT 15, NORTH 86'45 1 00" EAST, 835.00 FEET; THENCE NORTH 06 0 40 1 00" WEST, 30.05 FEET TO THE NORTHERLY LINE OF THE SOUTHERLY 30.00 FEET OF SAID LOT 15 AND THE TRUE POINT OF BEGINNING; THENCE ALONG SAID NORTHERLY LINE NORTH 8645 1 00" EAST, 34.50 FEET TO THE BEGINNING OF A TANGENT 150.00 FOOT RADIUS CURVE, CONCAVE NORTHWESTERLY; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, 'THROUGH A CENTRAL ANGLE OF 74 0 25'00" A DISTANCE OF 194 .82 FEET;-THENCE TANGENT TO SAID CURVE NORTH 1220 1 00" EAST, 195.00 FEET TO THE BEGINNING OF A TANGENT 150.00 FOOT RADIUS CURVE CONCAVE SOUTHEASTERLY; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 1910'00" A DISTANCE OF 50.18 FEET; THENCE TANGENT TO SAID CURVE, NORTH 3130 1 00" EAST, 131.00 FEET TO THE BEGINNING OF A TANGENT 150.00 FOOT RADIUS CURVE, CONCAVE SOUTHEASTERLY; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 4900 1 00" A DISTANCE OF 128.28 FEET; THENCE TANGENT TO SAID CURVE NORTH 8030'30" EAST TO THE WESTERLY LINE OF THE EASTERLY 609.00 FEET OF SAID LOT 15. S. AN EASEMENT AND RIGHT OF WAY FOR ROAD, PUBLIC UTILITY AND INCIDENTAL PURPOSES AS RESERVED BY INSTRUMENT RECORDED APRIL 19, 1969 AS FILE NO. 60666 OF OFFICIAL RECORDS, AND THE RIGHT OF OTHERS TO USE SAID EASEMENT AS CONVEYED OR RESERVED IN VARIOUS OTHER INSTRUMENTS OF RECORD, OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 30.00 FEET IN WIDTH, THE NORTHERLY AND WESTERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: PAGE 3 C!!~) M £ R / ORDER NO. 973743-15 COMMENCING AT THE NORTHWESTERLY CORNER OF LOT 18 OF SAID MAP NO. 848; THENCE ALONG THE SOUTHERLY LINE OF SAID LOT 15, NORTH 86'45 0 00" EAST, 835.00 FEET; THENCE NORTH 06 0 40 1 00" WEST, 30.05 FEET TO THE NORTHERLY LINE OF THE SOUTHERLY 30.00 FEET OF SAID LOT 15 AND THE TRUE POINT OF BEGINNING; THENCE ALONG SAID NORTHERLY LINE NORTH 86 0 45'00" EAST, 34.50 FEET TO THE BEGINNING OF A TANGENT 150.00 FOOT RADIUS CURVE CONCAVE NORTHWESTERLY; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 7425'00" A DISTANCE OF 50.18 FEET; THENCE TANGENT TO SAID CURVE, NORTH 31'30 1 00" EAST, 131.00 FEET TO THE BEGINNING OF A TANGENT 150.00 FOOT RADIUS CURVE CONCAVE SOUTHEASTERLY; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 4900'00" A DISTANCE OF 128.28 FEET; THENCE TANGENT TO SAID CURVE, NORTH 8030 1 00" EAST, TO THE WESTERLY LINE OF THE EASTERLY 609.00 FEET OF SAID LOT 15. 9. AN EASEMENT FOR EITHER OR BOTH POLE LINES, UNDERGROUND CONDUITS AND INCIDENTAL PURPOSES TOGETHER WITH THE RIGHT OF INGRESS AND 144)1 EGRESS IN FAVOR OF SAN DIEGO GAS AND ELECTRIC COMPANY BY INSTRUMENT RECORDED OCTOBER 29, 1971 AS FILE NO. 251350 OF vIf/J OFFICIAL RECORDS, LOCATED WITHIN A STRIP OF LAND 4.00 FEET IN R1t WIDTH, BEING 2.00 FEET MEASURED AT RIGHT ANGLES, ON EACH SIDE OF woo THE FOLLOWING DESCRIBED CENTER LINE: COMMENCING AT THE SOUTHWEST CORNER OF LOT 8 OF SAID RANCHO LAS ENCINITAS; THENCE ALONG THE WESTERLY LINE THEREOF NORTH 2'48 1 40" WEST, 2.00 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 87'11 1 20" EAST, 2.00 FEET; THENCE NORTH 8704 1 55" EAST, 918.99 FEET TO THE TRUE POINT OF BEGINNING OF THE CENTER LINE HEREIN DESCRIBED; THENCE FROM SAID TRUE POINT OF BEGINNING, SOUTH 404 0 58" EAST, 819.03 FEET. SAID INSTRUMENT FURTHER RECITES: "IT IS UNDERSTOOD BY THE PARTIES HERETO THAT THE GRANTEE MAY PLACE, ERECT AND MAINTAIN ON THE LANDS OF THE GRANTOR ADJACENT TO THE ABOVE DESCRIBED RIGHT OF WAY SUCH ANCHORAGE AS MAY BE NECESSARY TO PROPERLY GUY THE POWER LINE ERECTED OVER SAID RIGHT OF WAY." REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS. AFFECTS PARCELS 1 AND 6. PAGE 4 F-A AM E SI. •1 ORDER NO. 973743-15 10. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE ORIGINAL PRINCIPAL SUM OF $850,000,000, AND ANY OTHER AMOUNTS OR OBLIGATIONS SECURED THEREBY, RECORDED DECEMBER 29, 1972 AS FILE NO. 345189 OF OFFICIAL RECORDS. DATED: DECEMBER 15, 1972 TRTJSTOR: THE SAN DIEGO COMPANY, A NEW YORE LIMITED PARTNERSHIP TRUSTEE: SECURITY TITLE INSURANCE COMPANY BENEFICIARY: CONNECTICUT MUTUAL LIFE INSURANCE COMPANY, A CORPORATION OF HARTFORD, CONNECTICUT 11. A PROMISSORY NOTE AND OPTION, EXECUTED DECEMBER 15, 1972 BY AND BETWEEN THE SAN DIEGO LAND COMPANY, A NEW YORK LIMITED PARTNERSHIP AND CONNECTICUT MUTUAL LIFE INSURANCE COMPANY, AND RECORDED DECEMBER 29, 1972 AS FILE NO. 345190 OF OFFICIAL RECORDS. 12. AN AGREEMENT REGARDING DISBURSEMENT AND SUBROGATION OF DEED OF TRUST, DATED DECEMBER 15, 1972, UPON THE TERMS, COVENANTS, AND CONDITIONS CONTAINED THEREIN. EXECUTED BY AND BETWEEN: THE SAN DIEGO COMPANY, A NEW YORE LIMITED PARTNERSHIP AND CONNECTICUT MUTUAL LIFE INSURANCE COMPANY, A CORPORATION RECORDED; DECEMBER 29, 1972 AS FILE NO. 345191 OF OFFICIAL RECORDS. 13. AN AGREEMENT REGARDING CONSOLIDATION OF DEBTS SECURED BY DEEDS OF TRUST, DATED OCTOBER 5, 1978, UPON THE TERMS, COVENANTS, AND CONDITIONS CONTAINED THEREIN. EXECUTED BY AND BETWEEN: RANCHO VERDE, A CALIFORNIA LIMITED PARTNERSHIP AND CONNECTICUT MUTUAL LIFE INSURANCE COMPANY, A CONNECTICUT CORPORATION RECORDED: OCTOBER 31, 1978 AS FILE NO. 78-469895 OF OFFICIAL RECORDS. 14. AN UNRECORDED LEASE DATED SEPTEMBER 23, 1974, UPON THE TERMS AND CONDITIONS THEREIN PROVIDED, AS. DISCLOSED BY SUBORDINATION AGREEMENT. LESSOR: RANCHO VERDE LESSEE: CAROLINE UNDERWOOD FRYE, AS TRUSTEE UNDER A DECLARATION OF TRUST DATED JUNE 22, 1972 RECORDED: OCTOBER 31, 1978 AS FILE NO. 78-469898 OF OFFICIAL RECORDS. PAGE 5 0 ¶I ALE, ORDER NO. 973743-15 SAID LEASE IS SUBORDINATE TO THE DEED OF TRUST RECORDED DECEMBER 29, 1972 AS FILE NO. 345189 OF OFFICIAL RECORDS, BY THE TERMS OF A SUBORDINATION AGREEMENT RECORDED OCTOBER 31, 1978 AS FILE NO. 78-469898 OF OFFICIAL RECORDS. SAID LEASE IS SUBORDINATE TO THE DEED OF TRUST RECORDED SEPTEMBER 3, 1985 AS FILE NO. 85-322240 OF OFFICIAL RECORDS, BY THE TERMS OF A SUBORDINATION AGREEMENT RECORDED SEPTEMBER 3, 1985 AS FILE NO. 85-322238 OF OFFICIAL RECORDS. 15. AN UNRECORDED SUB-LEASE DATED SEPTEMBER 23, 1974, UPON THE TERMS AND CONDITIONS THEREIN PROVIDED, AS DISCLOSED BY SUBORDINATION AGREEMENT. LESSOR: CAROLINE UNDERWOOD FRYE, AS TRUSTEE UNDER A DECLARATION OF TRUST DATED JUNE 22, 1972 LESSEE: RANCHO VERDE, A LIMITED PARTNERSHIP RECORDED: OCTOBER 31, 1978 AS FILE NO. 78-469897 OF OFFICIAL RECORDS. SAID SUB-LEASE IS SUBORDINATE TO THE DEED OF TRUST RECORDED DECEMBER 29, 1972 AS FILE NO. 345189 OF OFFICIAL RECORDS, BY THE TERMS OF A SUBORDINATION AGREEMENT RECORDED OCTOBER 31, 1978 AS FILE NO. 78-469897 OF OFFICIAL RECORDS. SAID SUB-LEASE IS SUBORDINATE TO THE DEED OF TRUST RECORDED SEPTEMBER 3, 1985 AS FILE NO. 85-322240 OF OFFICIAL RECORDS, BY THE TERMS OF A SUBORDINATION AGREEMENT RECORDED SEPTEMBER 3, 1985 AS FILE NO. 85-322239 OF OFFICIAL RECORDS. 16. AN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN FAVOR. OF OLIVENHEIN MUNICIPAL WATER DISTRICT, RECORDED JANUARY 12, 1979 AS FILE NO. 79-017771 OF OFFICIAL RECORDS, DESCRIBED AS FOLLOWS: ALL THAT PORTION OF SAID LAND INCLUDED WITHIN A STRIP OF LAND 30.00 FEET OF EVEN WIDTH, THE CENTER LINE OF SAID 30.00 FOOT WIDE STRIP OF LAND BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHERLY 15.00 FEET OF SAID LOT 15; THENCE ALONG THE NORTHERLY LINE OF SAID SOUTHERLY 15.00 FEET NORTH 87' 34'47" EAST, 851.36 FEET; THENCE NORTH 74'07 1 02" EAST, 76.93 FEET; THENCE NORTH 50'11 1 46" EAST, 54.68 FEET; THENCE NORTH 32'10 1 13" EAST, 73.24 FEET; THENCE NORTH 13 0 25'52" EAST, 344.42 FEET; THENCE NORTH 26 0 22 1 54" EAST, 87.21 FEET; THENCE NORTH 38 • 18'32" EAST, 127.44 FEET; THENCE NORTH 5402'22" EAST, 63.01 FEET; THENCE NORTH 6652 1 47" EAST, 96.77 FEET; THENCE NORTH 7248 1 05" EAST, 87.93 FEET; THENCE NORTH 83'02 1 49" EAST, 80.16 FEET; THENCE NORTH 64 0 33 1 00" EAST, 203.15 FEET; THENCE NORTH 70'58 1 29" EAST 153.38 FEET; THENCE NORTH 76'02 0 44" EAST, 765.08 FEET; THENCE NORTH 65 0 33 1 21" EAST, 610.19 FEET; TOGETHER WITH AN EASEMENT FOR TEMPORARY WORKING STRIPS OF PAGE 6 IN cl ORDER NO. 973743-15 LAND, SITUATED WITHIN THE LANDS FIRST ABOVE DESCRIBED, SAID EASEMENT SHALL INCLUDE, BUT NOT BE LIMITED TO, THE RIGHT AND PRIVILEGE OF WORKMEN, CONTRACTORS, AND ANY AND ALL AGENTS EMPLOYED BY THE GRANTOR HEREIN, TO USE AND OCCUPY SAID TEMPORARY WORKING STRIPS FOR THE PURPOSE OF CONSTRUCTING THE HEREINBEFORE MENTIONED PIPELINE OR PIPELINES, AND ANY AND ALL APPURTENANCES INCIDENTAL THERETO, AND SAID EASEMENT SHALL INCLUDE THE RIGHT AND PRIVILEGE TO PLACE AND OPERATE ANY AND ALL MACHINERY IN SAID STRIP WHICH THE GRANTEE HEREIN, OR ANY AGENT OR CONTRACTOR EMPLOYED BY SAID GRANTEE, DEEMS NECESSARY FOR THE CONSTRUCTION OF SAID PIPELINE OR PIPELINES. SAID TEMPORARY WORKING STRIPS HEREINABOVE REFERRED TO BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: A STRIP OF LAND 20.00 FEET OF EVEN WIDTH, SAID 20.00 FOOT WIDE STRIP OF LAND LYING NORTHWESTERLY AND WESTERLY OF, AND IMMEDIATELY ADJOINING THE NORTHWESTERLY AND WESTERLY LINE OF THE ABOVE DESCRIBED 30.00 FOOT WIDE STRIP OF LAND, TOGETHER WITH A STRIP OF LAND 20.00 FEET OF EVEN WIDTH, SAID 20.00 FOOT WIDE STRIP OF LAND LYING SOUTHEASTERLY AND EASTERLY OF, AND IMMEDIATELY ADJOINING THE SOUTHEASTERLY AND EASTERLY LINE OF THE ABOVE DESCRIBED 30.00 FOOT WIDE STRIP OF LAND. REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS. 17. THE EFFECT, IF ANY, OF RECORD OF SURVEY MAP NO. 10023, WHICH SETS FORTH, OR PURPORTS TO SET FORTH, CERTAIN DIMENSIONS AND BEARINGS OF THE HEREIN DESCRIBED PROPERTY. 18. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE ORIGINAL PRINCIPAL SUM OF $1,870,100.45, AND ANY OTHER AMOUNTS OR OBLIGATIONS SECURED THEREBY, RECORDED SEPTEMBER 3, 1985 AS FILE NO. 85-322240 OF OFFICIAL RECORDS. DATED: AUGUST 12, 1985 TRUSTOR: RANCHO VERDE, A CALIFORNIA LIMITED PARTNERSHIP TRUSTEE: COMMONWEALTH LAND TITLE INSURANCE COMPANY BENEFICIARY: CONNECTICUT MUTUAL LIFE INSURANCE COMPANY, A CORPORATION OF HARTFORD, CONNECTICUT 19. A FINANCING STATEMENT FILED IN THE OFFICE OF THE COUNTY RECORDER, SHOWING: DEBTOR: RANCHO VERDE, A CALIFORNIA LIMITED PARTNERSHIP SECURED PARTY: CONNECTICUT MUTUAL LIFE INSURANCE COMPANY DATE FILED: NOT SHOWN RECORDED: SEPTEMBER 3, 1985 AS FILE NO. 85-322244 OF OFFICIAL RECORDS. PROPERTY COVERED: THE HEREIN DESCRIBED PROPERTY WITH OTHER PROPERTY PAGE 7 0 it ORDER NO. 973743-15 20. EASEMENTS AND RIGHTS OF WAY FOR ROAD, PUBLIC OR PRIVATE UTILITIES AND APPURTENANCES THERETO, AS RESERVED OR CONVEYED IN VARIOUS DEEDS OF RECORD. AFFECTS: EASEMENT PARCELS 3 THROUGH 7. 21. THE TERMS, COVENANTS, AND CONDITIONS OF THE PARTNERSHIP REFERRED TO IN THE VESTING HEREIN, AND THE EFFECT OF ANY FAILURE TO COMPLY WITH SUCH TERMS, COVENANTS AND PROVISIONS. 22. THE REQUIREMENT THAT THIS COMPANY BE FURNISHED A COPY OF ANY AMENDMENTS TO THE RANCHO VERDE PARTNERSHIP AGREEMENT. 1988-89 TAX INFORMATION: CODE AREA: 09126 PARCEL NO.: 264-010-21 1ST INSTALLMENT: $781.10 PAID 2ND INSTALLMENT: $781.10 PAID LAND VALUE: $149,423.00 IMPROVEMENTS: EXEMPT: CODE AREA: 09126 PARCEL NO.: 264-010-22 1ST INSTALLMENT: $708.82 PAID 2ND INSTALLMENT: $708.82 PAID LAND VALUE: $135,596.00 IMPROVEMENTS: EXEMPT: CODE AREA: 09126 PARCEL NO.: 264-010-23 1ST INSTALLMENT: $619.28 PAID 2ND INSTALLMENT: $619.28 PAID LAND VALUE: $118,467.00 IMPROVEMENTS: EXEMPT: PAGE 8 0 S Ile- ORDER NO. 973743-15 1988-89 TAX INFORMATION: CODE AREA: PARCEL NO.: 1ST INSTALLMENT: 2ND INSTALLMENT: LAND VALUE: IMPROVEMENTS: EXEMPT: 09126 264-010-25 $8,784.85 PAID $8,784.85 PAID $915,377.00 $765,130.00 PAGE 9 AMER, - ORDER NO. 973743-15 LEGAL DESCRIPTION THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN DIEGO, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: THAT PORTION OF LOT 15 OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, JUNE 27 1 1898, LYING NORTHERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 15; THENCE NORTH 0345 1 00" WEST, ALONG THE WESTERLY LINE OF SAID LOT 693.00 FEET TO THE POINT OF BEGINNING, SAID POINT ALSO BEING THE NORTHWESTERLY CORNER OF THAT LAND CONVEYED TO JAMES 0. HUFFMAN, BY DEED RECORDED AUGUST 22, 1966 AS FILE NO. 135785 OF OFFICIAL RECORDS; THENCE ALONG THE NORTHERLY LINE OF SAID HUFFMAN'S LAND, SOUTH 8725 0 34" EAST, 808.75 FEET TO THE MOST WESTERLY CORNER OF THAT LAND CONVEYED TO CHESTER R. CARTER, ET AL, BY DEED RECORDED JUNE 28, 1966 AS FILE NO. 105760 OF OFFICIAL RECORDS; THENCE ALONG THE NORTHERLY LINE OF SAID CARTER'S LAND, NORTH 41'14 1 00" EAST, 520.00 FEET: THENCE NORTH 7147 1 00" EAST, 760.00 FEET; THENCE NORTH 86 0 45 0 00" EAST, 360.00 FEET; THENCE NORTH 76'36 1 58" EAST, 375.41 FEET TO THE END OF THE HEREIN DESCRIBED LINE, BEING A POINT ON THE EAST LINE OF SAID LOT 15, DISTANT THEREON NORTH 03'15 1 47" WEST, 1,245.00 FEET FROM THE SOUTHEAST CORNER OF SAID LOT 15. PARCEL 2: ALL THAT PORTION OF LOT 15 OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, ON JUNE 27, 1898, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT 15, THENCE SOUTH 8645 1 00" WEST ALONG THE SOUTHERLY LINE OF SAID LOT A DISTANCE OF 1791.00 FEET TO A POINT THAT IS NORTH 8645 1 00" EAST, 835.00 FEET FROM THE NORTHWESTERLY CORNER OF LOT 18 OF SAID RANCHO LAS ENCINITAS, THENCE NORTH 06 *40'00" WEST, 612.00 FEET THENCE NORTH 41 -14 ,00 11 EAST, 520.00 FEET THENCE NORTH 71 • 47'OO" EAST, 760.00 FEET; THENCE NORTH 8645'00" EAST, 360.00 FEET; THENCE NORTH 7636 1 58" EAST, 375.41 FEET TO THE EAST LINE OF SAID LOT 15; THENCE SOUTH 03 1 15 1 47" EAST ALONG SAID EAST LINE 1245.00 FEET TO THE POINT OF BEGINNING. PAGE 10 21 ORDER NO. 973743-15 PARCEL 3: AN EASEMENT AND RIGHT OF WAY FOR ROAD AND PUBLIC UTILITY PURPOSES OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 60.00 FEET IN WIDTH, IN LOT 15, OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 27, 1898, THE CENTER LINE OF SAID 61.00 FOOT STRIP OF LAND BEING DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTHERLY LINE OF SAID LOT 15, DISTANT THEREON NORTH 86 0 45 0 00" EAST, 475.00 FEET FROM THE NORTHWESTERLY CORNER OF LOT 18 OF SAID RANCHO LAS ENCINITAS; THENCE NORTH 21 0 15 1 32" WEST, 211.85 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 400.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 4905 1 28 11 , A DISTANCE OF 342.72 FEET TO THE BEGINNING OF A REVERSE CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 175.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE 'OF 30' 00'00", A DISTANCE OF 91.63 FEET; THENCE TANGENT TO SAID CURVE, NORTH 4021 1 00" WEST, 74.29 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 222.14 FEET; THENCE NORTHWESTERLY AND NORTHERLY ALONG THE ARC OF SAID CURVE, TO THE SOUTHERLY LINE OF PARCEL 1 ABOVE DESCRIBED. PARCEL 4: AN EASEMENT AND RIGHT OF WAY FOR ROAD, SEWER, WATER, GAS, POWER AND TELEPHONE LINES AND APPURTENANCES THERETO, OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 60.00 FEET IN WIDTH, IN LOT 18 OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY JUNE 27, 1898, THE CENTER LINE OF SAID STRIP OF LAND DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER LINE OF INTERSECTION OF "C" STREET AND 14TH STREET AS SHOWN ON MAP 326, COLONY OF OLIVENHEIN, THENCE SOUTH 6046 1 34" EAST, 41.31 FEET TO A POINT ON THE EASTERLY BOUNDARY OF "C" STREET, SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING, THENCE CONTINUING SOUTH 6046 1 34" EAST, 203.36 FEET TO THE BEGINNING OF A TANGENT 82.00 FOOT RADIUS CURVE, CONCAVE NORTHWESTERLY; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 110'42'01" A DISTANCE OF 158.43 FEET; THENCE NORTH 0831 1 25" EAST, TO A POINT IN THE NORTHERLY LINE OF SAID LOT 18, DISTANT NORTH 86'45 1 00" EAST, 475.45 FEET FROM THE NORTHWEST CORNER THEREOF. 14 PAGE 11 ' AMEj1 ORDER NO,. 973743-15 PARCEL 5: AN EASEMENT AND RIGHT OF WAY FOR ROAD AND PUBLIC UTILITY PURPOSES OVER, UNDER ALONG AND ACROSS A STRIP OF LAND 60.00 FEET IN WIDTH OVER, THAT PORTION OF LOT 15, OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, ON JUNE 27, 1898, THE SOUTHERLY LINE OF SAID 60.00 FOOT STRIP OF LAND BEING DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTHERLY LINE OF SAID LOT 15, DISTANT THEREON NORTH 86'45 1 00" EAST, 445.45 FEET FROM THE NORTHWESTERLY CORNER OF LOT 18 OF SAID RANCHO LAS ENCINITAS, THENCE CONTINUING NORTH 8645'00" EAST ALONG THE SOUTHERLY LINE OF SAID LOT 15, A DISTANCE OF 389.55 FEET TO THE SOUTHWESTERLY CORNER OF PARCEL 2 ABOVE. EXCEPTING THEREFROM THAT PORTION LYING WITHIN PARCEL 3 HEREIN DESCRIBED. PARCEL 6: AN EASEMENT AND RIGHT OF WAY FOR PUBLIC UTILITY PURPOSES TO BE USED IN COMMON WITH OTHERS, OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 20.00 FEET IN WIDTH LYING WITHIN LOT 18, OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 27, 1898, THE EASTERLY LINE OF SAID STRIP BEING DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEASTERLY CORNER OF SAID LOT 18; THENCE ALONG THE EASTERLY LINE OF SAID LOT 18, SOUTH 0315 1 00" EAST, 328.00 FEET; THENCE SOUTH 8102 0 54" WEST, 720.00 FEET TO THE TRUE POINT OF BEGINNING, THENCE NORTHWESTERLY IN A STRAIGHT LINE TO A POINT ON THE NORTHERLY LINE OF SAID LOT 18 DISTANT THEREON SOUTH 8645 1 00" WEST, 802.00 FEET FROM THE NORTHEASTERLY CORNER OF SAID LOT 18. SAID STRIP TO BE PROLONGED OR SHORTENED SO AS TO TERMINATE SOUTHERLY IN A LINE WHICH BEARS SOUTH 8102 1 54" WEST, FROM THE TRUE POINT OF BEGINNING, AND TO TERMINATE NORTHERLY IN THE NORTHERLY LINE OF SAID LOT 18. PARCEL 7: AN EASEMENT AND RIGHT OF WAY FOR ROAD AND PUBLIC UTILITY PURPOSES, OVER UNDER, ALONG AND ACROSS A STRIP OF LAND 30.00 FEET IN WIDTH LYING WITHIN LOT 18, OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE NAP THEREOF NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, ON JUNE 27, 1898, THE NORTHEASTERLY LINE OF SAID STRIP BEING DESCRIBED AS FOLLOWS: PAGE 12 AMER, ORDER NO. 973743-15 COMMENCING AT THE NORTHEASTERLY CORNER OF SAID LOT 18; THENCE ALONG THE EASTERLY LINE OF SAID LOT 18, SOUTH 0315 1 00" EAST, 328.00 FEET TO A POINT HEREIN DESIGNATED AS POINT "X"; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 0315 1 00" EAST, 450.00 FEET TO THE MOST NORTHERLY CORNER OF LAND DESCRIBED IN DEED TO LOS ANGELES PRESSED BRICK COMPANY, DATED MARCH 3, 1922, AND RECORDED IN BOOK 875, PAGE 384 OF DEEDS, THENCE ALONG THE NORTHWESTERLY LINE OF SAID LAND SOUTH 58'45 1 00" WEST, 428.80 FEET, MORE OR LESS, TO THE MOST NORTHERLY CORNER OF LAND DESCRIBED IN DEED TO RAYMOND C. APPEL, ET UX, RECORDED MAY 20, 1964, AS FILE NO. 90768 AND THE TRUE POINT OF BEGINNING, THENCE NORTHWESTERLY IN A STRAIGHT LINE TO A POINT WHICH IS SOUTH 8102 1 54" WEST, 720.00 FEET FROM SAID POINT "X'. SAID EASEMENT TO BE PROLONGED OR SHORTENED SO AS TO TERMINATE SOUTHEASTERLY IN THE NORTHWESTERLY LINE OF SAID APPEL'S LAND AND TO TERMINATE NORTHWESTERLY IN A LINE WHICH BEARS SOUTH 81'02 1 54" WEST, FROM SAID POINT "X". PAGE 13 I OF 17 EP. TO DEDICATE - 264-15 SHTIOF2 Pw 330& '\ / \P)2S74 PAR. 2 PAP 3 • \ \ I2.AC \ L57 AC / &\ \ 2,46t.2!46 AC I I I •i .-, ? : - 'z .56 AC 6.\ g) : -_i—_--:-----7---.— ..@ \PAR ; \ \ 3.32AC. .---- ------ , 1.56 AC. \ - \ , \4•..• PAP, 2 \ PW 300B 275 '• _ 14 _2----- -.—-__783 ON /'___•'\ k. fPIA 2774 \ .' cT . FP-- 0 0 %A lea 2J6 C ). PAR 1 5.88 AC' Z35 14O ,. . A. . 1 .r7 50 :e.:NO ( I' . 18 1PAR1 . +4 . FOR j -c? U, 3-? . \__ • 4 va I il j IS 0 j6tA T5 IS57135 0.2 .- 0. *•. - , . t004 AC. P PAR.a •l' - 220 AC. V LO7AC. - SHi .2 L 27 14 PAR 4 -, - ' .1-06 AC 3. t , -.-- " AR . ,—. . p 11 -14 / - C7f / Ac.. ' 4 tI7_ -7 LtH/\NGESI BLKJ OLD [is, ii 133-3s751 L - -. jO.6OAC I-. - SHTJ èì\!) -. AC.. 4 ^C. / / - - , Iv-. couaP-'- • $OZ A' OII'- SHT.2 *rre' of the find depk?su h.i You 1boud rot tefv uper IT an PAJrPOI, Otue' thee re' ,o The generei ocetuOn o+ t'ru / or parcels deocted FIrSt T04T. .xpc.ss' dT,d.e,ms &r, I - for aII.çe< los5 or decuBIQ .osult from relence uoo" I - I ! I - 72 - - - 2.&N DIEGO COLDfTY MAP 32 5tfo2 MAPPED FOR ASSESSMENT "POSES OT 'MAP 848 RHO LAS ENCINITAS – POP LOT 18 /' d•• L 264 ­01 j V:400 I 67. 39 AC SHT.I fl SHT 2 93 - (Th 89.74 AC cx - A/87c7?O 'J Pop C) (R/ 5) 10261AC 15 'V PAtcz / - — CHANGES 3LX O'.D NWJ CUT 20 25- 8/ Z6 Z74?4 2.:; — 2i., 7 CWdAd " _ •7 .75 AC PI*U? A.c*e TITLZ 4KUhA,.4C* on I?V eOW,..a P.S. bolt S AN O*QO. CA fl* may or may not be am w" of th* lend d.pice<i 'i,rt You ihoud riot rely upon t for my purpome other then )r,entatlOq to the general location of -he parcel or parcels d.pct.d. frit American rise erxpressly .claims .3ny llebPy F0q alleged or C*fl2* vr6kh OU ,suit from r4le,tc i)VOn this '*aO. O9 () / o . 0 IT I V) •F. .' 2 p .28 '%. PIPELINE EftàE11'CNT . I 7-9799O.'. .- . . : V.28 AC. !12 N -5) 30 PAR 1.35 AC I \Q% 7-39199 o 1 42 5HT2J c. jo7:I2AC CARLSBAO £c5'A/ • BOy . °5 ENCINiTAS °4C'J 1 791 '< - - - . APPROX. LOC. ,,' .- -.- • --. 14 I 5 DESERT ROSE WY. , ,, I • I • • • • '-I * - . I • •' , ••••_• , • --, SHT.I st-ir. • SAN 14AP 3,24 P. 1',. -. • - - '.l.*. -' -'- '-4 0 '1A1 '4P RHID AS :'fl"rJ - LOT IS ' PuR LOT -4 1S 2545.5422, 10023 4. AP' 11CAN LAND TITLE ASSOCIATION LOAN POLICY - ' "I WITH A.L.L..ENDOR5EMENT FORM 1 COVERAGE (AMENDED 1r1770) SCHEDULE OF EXCLUSIONS FROM COVERAGE Any ow, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimen- sions or area of the land, or the effect of any violation of any such law ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant ; (b) not known to the Company aild not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an insured hereunder ; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent insurance is afforded herein as to any statutory lien for labor or material or to the extent insurance is afforded herein as to assessments for Street improvements under construction or completed at Date of Policy). 4. Unenforceobility of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business" lows of the state in which the land is situated. S. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY- 1970 (AMENDED 10-17-70) WITH REGIONAL EXCEPTIONS When the American Land Title Association Lenders Policy is used as a Standard Coverage Policy and not as on Extended Coverage Policy, the exclusions set forth in paragraph 4 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage by reason of the matters shown in ports one and two following: Port One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area,encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpotented mining claims; reservations at exceptions in patents or in Acts authorizing the issuance thereof ; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter Furnished, imposed by law and not shown by the public records. 6. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY. 1987 WITH A.LT.A ENDORSEMENT FORM 1 COVERAGE (10-21-87) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any low, ordinance or governmental regulation (including but not limited to building and zoning lows, ordinances, or regulations) restricting, regulating, prohibiting or relating to (I) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land ; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a port; or (iv) environmental protection, or the effect of any violation of these lows, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a viola- tion or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Dote of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge, 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant ; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the dote the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor at material or the extent insurance is afforded herein as to assessments for street improvements under construction or completed at date of policy); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceobility of the lien of the insured mortgage because of the inability or failure of the insured at Dote of Policy, or the inobiltyorfailure of any subsequent ownerof the indebtedness, to comply with applicable "doing business" lows of the state in which the land is situated. 5. Invalidity or unenforceobility of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage grid is based upon usury or any consumer credit protection or truth In lending low. 6. Any statutory lien for services, labor or materials (or the claim of priority of any Statutory lien for services, labor or materials over the lien of the insured mortgage) arising from on improve- ment or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY. 1987 (10.21.87) WITH REGIONAL EXCEPTIONS - When the American Land Title Association policy is used as a Standard Coverage Policy and not as on Extended Coverage Policy the exclusions set forth in paragraph 6 above are used and the following exceptions to coverage appear in the policy, (continued on bock) SCHEDULE I This,policy does not insure against loss or damage (and the Company will not pay costs, attorneys' Fees or expenses) which arise by reason of: I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which ore not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. tjnpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof ; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 8. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 1987 (10-21-87) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' Fees or expenses which arise by reason of- 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part ; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Dote of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from o viola. lion or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of o purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Dote of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant become on insured under this policy; - (c) resulting In no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy ; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 9. AMERICAN LAND TITLE ASSOCIATION OWNER POLICY. 1987 (10-21.87) WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULE I This policy does not insured against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: Port One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by on inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpotented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 10. AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL TITLE INSURANCE POLICY - 1987 EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also lows and regulations concerning: • land use • land division • improvements on the land • environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: • a notice of exercising the right appears in the public records on the Policy Dote • the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking 3. Title Risks: • that are created, allowed, or agreed to by you • that are known to you, but not to us, on the Policy Dote . unless they appeared in the public records • that result in no loss to you • that first affect your title after the Policy Dote . this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4, Failure to pay value for your title. 5. Lock of a right: • to any land outside the area specifically described' and referred to in Item 3 of Schedule 4 or • in streets, alleys, or waterwoys that touch your land 6019 PLANNING 3-22 -90 I ci: I I I I A7J crcv I PLANNING CT8'11 8 TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE . CT89-i.8 [ Prepared for Brighton Homes . March 22, 1990 URBAN SYSTEMS ASSOCIATES, INC. TRANSPORTATION ENGINEERING & PLANNING Consultants to Business and Government 4540 Kearny Villa Road, Suite 106 San Diego, CA 92123 (619) 560-4911 P, TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE Prepared March 22, 1990 in accordance with generally accepted transportation planning and traffic engineering practices under the supervision of Andrew P. Schlaefli, P.E. for URBAN SYSTEMS ASSOCIATES, INC. TRANSPORTATION ENGINEERING & PLANNING Consultants to Business and Government 4540 Kearny Villa Road, Suite 106 San Diego, CA 92123 • (619) 560-4911 • NOTE: This document is an environmental planning impact and mitigation analysis based on methodology and zone plan assumptions provided by the City of Carlsbad. All land uses and site plans which are proposed have been provided by Brighton Homes and are not the plan or design of Urban Systems or its employees. As a planning document, it is intended to be used solely as a 'guide' for evaluation of transportation impacts regarding this development. CAUTION: The engineer preparing this report will not be responsible for, or liable for, unauthorized changes to or uses of this report. All changes to this report must be in writing and must be approved by the preparer of this report. Any delay in obtaining public agency approval and/or implementation of plans may result in changed conditions and require substantial reanalysis due to changes in governmental standards, policies or requirements. Changes to the site plan, access, amount or type of land use may result in a complete new traffic reanalysis. S TABLE OF CONTENTS INTRODUCTION .............................1 THE PROPOSED PROJECT .........................4 EXISTING CONDITIONS .........................6 EXISTING TRAFFIC ...........................9 PROJECT TRAFFIC GENERATION, DISTRIBUTION AND ASSIGNMENT .......13 IMPACTS AND MITIGATION ........................17 CONCLUSIONS AND RECOMMENDATIONS ...................38 S S Ell • 002688 1 verde/18B . LIST OF FIGURES FIGURE 1 PROJECT LOCATION ................... 2 FIGURE 2 SITE PLAN ....................... 5 FIGURE 3 CIRCULATION ELEMENT .................. 7 FIGURE 4 EXISTING TRAFFIC CONDITIONS .............. 10 FIGURE 5 DISTRIBUTION PERCENTAGES ............... 15 FIGURE 6 DISTRIBUTION AND ASSIGNMENT .............. 16 FIGURE 7 CIRCULATION ELEMENT (BUILDOUT) ............ 37 0 002688 ii verde/18B LIST OF TABLES TABLE 1 EXISTING CONDITIONS VOLUME TO CAPACITY PATIOS ..... 1]. TABLE 2 EXISTING CONDITIONS ICU/LOS CALCULATIONS ....... 12 TABLE 3 TRAFFIC GENERATION .................. 14 TABLE 4 PROJECTED TRIP GENERATION BY YEAR ........... 18 TABLE 5 PROPOSED CIRCULATION IMPROVEMENTS ........... 19 TABLE 6 EXISTING CONDITIONS WITH IMPROVEMENTS • ICU/LOS CALCULATIONS ................. 21 TABLE 7 EXISTING CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY PATIOS ............... 22 • TABLE 8 PROPOSED CIRCULATION IMPROVEMENTS 1990 ........ 23 TABLE 9 1990 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY PATIOS .............. . 24 • TABLE 10 1990 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 25 TABLE 11 PROPOSED CIRCULATION IMPROVEMENTS 1995 ...... 27-28 TABLE 12 1995 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS ............... 29 TABLE 13 1995 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 30 TABLE 14 PROPOSED CIRCULATION IMPROVEMENTS 2000 ........ 31 TABLE 15 2000 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS ............... 33 TABLE 16 2000 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 34 TABLE 17 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS ................. 35 TABLE 18 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY PATIOS ............... 36 • 002688 iii verde/18B I LIST OF APPENDICES S S rj ROAD CAPACITY STANDARDS/CITY OF CARLSBAD . . . . 39 LEVEL OF SERVICE DESCRIPTIONS! CITY OF CARLSBAD ................40 1990 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS . . . . . . . . . . . . 41-46 ARTERIAL LEVEL OF SERVICE WORKSHEETS FOR LA COSTA AVENUE . . . . . . . . . . . . . . . . . 47-48 YEAR 1990 INTERSECTION GEOMETRICS WITH IMPROVEMENTS ................49 APPENDIX A . APPENDIX B S APPENDIX C S APPENDIX D . APPENDIX E 0 002688 iv verde/18B o TRAFFIC IMPACT ANALYSIS FOR RANCHO VERDE INTRODUCTION The Brighton Homes Company retained Urban Systems Associates, Inc. to conduct a manual traffic impact analysis. The purpose of this study is to determine what impacts will result from the development of the proposed low density residential project and how to mitigate those impacts. The project proposes 174 low density residential units and is located in Carlsbad in Zone 11 as shown in Figure 1. As can be observed, the project is located east of Rancho Santa Fe Road. Project access to Rancho Santa Fe Road is from the proposed connection to Camino De Las Coches to the north and via Calle Acervo to the west. Traffic generation for the project is based on San Diego Association of Governments (SANDAG) recommended traffic generation rates. Distribution of traffic is based on the location and accessibility of various uses in the area. Existing and future traffic volumes were obtained from the Zone 11 and 12 plan, SANDAG and other impact analyses for projects in the area. The locations of intersections to be analyzed were obtained from the City approved analysis. In the following sections of this report there is: a more detailed description of the proposed project, existing street system, existing traffic volumes, trip generation, distribution and assignment, future circulation and traffic volumes, and an impact/mitigation analysis. The • 002688 1 verde/18B anhoLa Cos taj -- ---a--- F .rco8 Creek -- -- So /J - 32 1 1 27 PROJE - - / - - / :-- - ----------------- e.iieIl C? '.- - ••-- ,i ' , -- - -- 6 4s EIY)CN!TAS\ ---- Cre SOURCE: BASE MAP FROM AERIAL PHOTO-MAP Book, Aucusr 1986 USED WITH PERNISSION FROM AERIAL PHOTOBANK, INC. NO SCALE FIGURE 1 PROJECT LOCATION RANCHO VERDE URBAN SYSTEMS -2- 002688 (p I n F—i Rancho Verde Urban Systems Associates, Inc. March 22, 1990 last section of this report discusses the conclusions and recommendations resulting from the analysis. 0 0 0 0 0 0 fl C 40 002688 3 Verde/ 18B 0 Rancho Verde Urban Systems Associates, Inc. I March 22, 1990 THE PROPOSED PROJECT I This project proposes the development of 174 low density residential single family home site. Figure 2 shows the proposed street system and building I sites. As can be observed, there are two access points. Both access points connect to Calle Acervo, which in turn connects to major streets in the area. I I I I I Ll 002688 4 verde/18B 0 3/90 002,188 6) • RANCHO VERDE -URBAN SYSTEMS- -5- CAMINO O LAS cOChEs II 0 -J FIGURE 2 - SOURCE: 1-IELMING ENGINEERING, INC. PRELIMINARY SITE PLAN S S S S NO SCALE Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 EXISTING CONDITIONS Following is a discussion of circulation element roads in the vicinity of the project which is based on the Zone 11 & 12 Plan for Carlsbad. Figure 3 shows the circulation element street classifications for the project area. Rancho Santa Fe Road Rancho Santa Fe Road is predominantly a north-south route that connects Encinitas, Carlsbad and San Marcos. The improvements along Rancho Santa Fe Road vary from two lanes to a six lane prime arterial. South of Olivenhain Road to the Carlsbad city limits, Rancho Santa Fe Road is a two lane road with an asphalt berm on both sides. From Olivenhain Road to La Costa Avenue, Rancho Santa Fe Road is a six lane prime arterial with a raised median with concrete curb, gutter, and sidewalk on both sides. From La Costa Avenue to the La Costa Vale subdivision, Rancho Santa Fe Road is a two lane road with concrete curb and gutter on both sides. From the La Costa Vale subdivision to the SDG & E easement, Rancho Santa Fe Road is a two lane road with an asphalt berm on both sides. From the SDG & E easement to Melrose Drive, Rancho Santa Fe Road is a three lane road with an asphalt berm on both sides. La Costa Avenue La Costa Avenue is predominantly an east-west road. The improvements on La Costa Avenue vary from two lanes to a four lane collector. From 1-5 to El Camino Real, La Costa Avenue is a two lane road with an asphalt berm on both sides. From El Camino Real to Romeria Street, La Costa Avenue is 002688 6 verde/18B • • • El] • • • 4 fto LEGEND cily of r Pik,. Arterial - existing Traffic San Mafcs Percent of Project Traffic Major Arterial - editing Road Segment c °n ROAD / ) Secondary Arterial - •*iatlnç *: Impacted Road Section ?; Collector - existing Nam Major Arterial proposed Prime Arterial - proposed / / I Secondary Arterial - proposed Jo Collector Proposed O Impacted h.rs.ctlon I -----. .. Batiquitos Lagoon -.--. --. COSTA AVE. 1 C0 00 I t R cINA C U' City of Encinitas _ % CAM1NO I cs° CO Lr .. -onommu~ as 011• 0 l_ NO SCALE OLIVENIIAIN RD. LEUAD1A BLVD. PROJECT SOURCE- ZONE I I & 12 MANAGEMENT PLAN FIGURE 3 CIRCULATION ELEMENT RANCHO VERDE URBAN SYSTEMS 3/90 002688 Rancho Verde Urban Systems Associates, Inc. March 22, 1990 a four lane collector with a concrete curb, gutter, and intermittent sidewalk on both sides. From Romeria Street to Rancho Santa Fe Road, La Costa Avenue is a three lane road with a striped median with a concrete curb, gutter, and sidewalk on both sides. From Rancho Santa Fe Road to Calle Lomas Verde, La Costa Avenue is a four lane road with a concrete curb and gutter on both sides and a concrete sidewalk on the south side. Olivenhain Road Olivenhain Road is an east-west road. The improvements on Olivenhain Road vary from two lanes to four lanes. From El Camino Real to the west boundary of the Ponderosa subdivision, Olivenhain Road is a two lane road. . From the west boundary of the Ponderosa subdivision to Rancho Santa Fe Road, Olivenhain Road is a four lane road with a striped median with a concrete curb, gutter, and sidewalk on both sides. El Camino Real El Camino Real is predominantly a north-south road that connects Encinitas, Carlsbad, and Oceanside. The improvements along El Camino Real vary from four lanes to five lanes. From Olivenhain Road to Levante Street, El . Camino Real is a four lane road with a striped median with an asphalt berm on both sides. From Levante Street to La Costa Avenue, El Camino Real is a five lane road with a striped median with a concrete curb, gutter, and sidewalk on the east side and an asphalt berm on the west side. 41 002688 8 verde/18B Rancho Verde Urban Systems Associates, Inc. S March 22, 1990 EXISTING TRAFFIC El] The existing traffic in the project area is shown in Figure 4. As can be observed, the two way average daily traffic flows are shown. Also, there is 7,600 ADT on Rancho Santa Fe Road south of Olivenhain Road. North of Olivenhain Road, Rancho Santa Fe Road has 12,700 ADT. In order to understand the traffic situation, volume to capacity ratios and levels of service were calculated. These calculations are shown on Table 1. As can be observed, Rancho Santa Fe Road is operating at a level of service "B" or better. The road segment of La Costa Avenue, from I-S to El Camino Real, is currently operating at a level of service "D". (A peak hour arterial level of service analysis is in Appendix D). This segment is planned to have improvements made which are enumerated later in Table 8. Also, Alga Road is currently being planned to help reduce volumes on La Costa Avenue. The roadway capacity standards set by the City of Carlsbad are in Appendix A. The next step was to calculate the ICU/LOS calculations for the project area. These calculations are shown in Table 2. As can be observed, most of the intersections on Rancho Santa Fe Road are operating at a level of service "B". Two of the intersections on La Costa Avenue are operating at a level of service "D" or lower. Both of the intersections are at 1-5 and involve on/off ramps. There are immediate plans to organize and improve the number of turn lanes at both intersections. These improvements are enumerated later in Table S. Level of service descriptions are summarized in Appendix B. El] S [] S Ll 002688 9 verde/18B £17 1 . 0 0 0 0 . S S S S . LEGEND - ICU Vakjes - AM Peak/PM Pack koa = Daily Traffic L5y) Daily Volum./Capccity Ratio Batuoullos Lagoon .. ---. COSTA (.44') A 4v S 3/O.l 0.73 (.191 2LØW1 -. L 4°d 134j CA UA C$IY Of Encinitas (4I) Lr OO LEUCADIA BLVD. /o.iyy' ci LNENUAIN RD.0. 0 NO SCALE 47 r 0 17,500 CO City of San Marcos Vo. 60J 1 18 ,200 I 'I L Lw / I S V . -. PROJECT - *1 XXXX= REVISIONS PER CITY OF CARLSBAD SOURCE: ZONE I I & 12 MANAGEMENT PLAN c — 3/90 (.3 1) FIGURE 4 EXISTING. TRAFFIC CONDITIONS RANCHO VERDE URBAN SYSTEMS 002688 East of El Camino 12,200 16,670 Rancho Santa Fe Road: South of Olivenhain 10,200 22,230 Olivenhain to Calle Barcelona 14,300 66,670 Calle Barcelona to La Costa 12,700 66,670 La Costa to Melrose * 44,450* - North of La Costa 18,200 - South of Melrose 14,400 44,440** * REVISED VOLUMES PER CITY OF CARLSBAD *$ CURRENTLY BEING WIDENED TO 4 LANES *** ALGA RD. IS CURRENTLY BEING PLANNED TO CONNECT TO POINSETTIA LANE TO BE COMPLETED IN APRIL 1990. THIS WILL REDUCE VOLUMES ON LA. COSTA AVE. SEGMENT BETWEN 1-5 TO EL CAMINO. (SEE APPENDIX D FOR PEAK HOUR ARTERIAL LOS ANALYSIS) SOURCE: ZONE I I & 12 MANAGEMENT P1 AN . 0.73* B 0.46* A 0.21* A 0.19 A 0.40 A 0.32 A (1) Based upon LOS E LOCATION TABLE 1 Zone 11 & 12 EXISTING EXISTING (') EXISTING LEVEL DAILY DAILY VOLUME! OF VOLUME CAPACITY CAPACITY SERVICE RATIO . 1-5 to El Camino*** El Camino to Rancho Santa Fe - East of El Camino - West of Rancho Santa Fe El Cam i no Real: La Costa to Calle Barcelona Calle Barcelona to Olivenhain 35,600 22,230 17,500 27,780 6,400 22,230 22,800 44,450 24,200 44,450 1.60* F 0.63* C 0.29* A 0.57 A 0.54* A La Costa Avenue: Olivenhain Road: 094 3/90 EXISTING CONDITIONS VOLUME TO CAPACITY RATIOS RANCHO VERDE URBAN SYSTEMS- -11 - OO2688j, TABLE 2 Zone 11 & 12 INTERSECTION La Costa Ave. & I-S Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante • El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona • Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS(1) AM Peak PM Peak 0.97/E 0.90/0 0.90/0 0.82/0 0.80D/C 0.8OD/c 0.38/A 0.40/A 0.64/B 0.74/C 0.63/B* 0,65/B* 0.22/A 0.24/A 0.71/C* 0.67/B 0.63/B 0.60/A • (1) ICU = Intersection Utilization LOS = Level of Service - * REVISED PER CITY OF CARLSBAD SOURCE: ZONE II & 12 MANAGEMENT PLAN LL EXISTING CONDITIONS ICU/LOS CALCULATIONS RANCHO VERDE 1/90 URBAN SYSTEMS 12 002688 Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 PROJECT TRAFFIC GENERATION, DISTRIBUTION AND ASSIGNMENT To determine daily and peak hour traffic generation and in/out splits, SANDAG recommended generation factors were used. The results of the calculations are shown in Table 3. As can be observed, the total ADT is approximately 1740 for the proposed project. The proposed project is expected to generate 139 trips during the A.M. peak hour and 174 trips during the P.M. peak hour. The A.M. and P.M. splits can also be observed from the table. The next step was to take the daily project traffic and have it distributed and assigned to the street system. Trip distribution percentages for the project are shown in Figure S. The distribution percentages were based on freeway access, location of shopping centers, and locations of surrounding • community attractions. Trip distribution ADT for the proposed project is shown Figure 6. As can be observed, it is expected that there will be 690 trips on Rancho Santa Fe Road just south of the project area. La Costa Avenue, from El Camino Real to Rancho Santa Fe Road, will have 350 total trips. In the next section of this report, possible impacts resulting from the additional traffic are discussed. • C • • 002688 13 verde/ 18 B TABLE 3 TRAFFIC GENERATION DAILY: 10 X 174 = 1740 A. M. PEAK 8% = 139 TRIPS IN OUT (.20) (.80) 28 I 111 P.M. PEAK 10% = 174 TRIPS IN OUT (.70) (.30) 122 I 52 luj S S . Am S . RANCHO VERDE URBAN SYSTEMS 5/89 - 14 - 002688 p I . . [I: LEGEND XXXX = PROJECT % FOR TURN MOVEMENTS (OF TOTAL ADT) XXXX = PROJECT & FOR ROAD SEGMENTS (OF TOTAL ADT) C] FIGURE 5 DISTRIBUTION PERCENTAGES RANCHO VERDE - URBAN SYSTEMS -15 - .I 002688 0 •. 3/90 002688 OD LEGEND XXXX = PROJECT ADT FOR TURN MOVEMENTS XXXX= PROJECT ADT FORROAD SEGMENTS FIGURE 6 DISTRIBUTION AND ASSIGNMENT RANCHO VERDE URBAN SYSTEMS -16 - ul . Ll 0 Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 IMPACTS AND MITIGATION The City of Carlsbad developed a growth management program in 1986. Guidelines were established for developing a zone plan. Under these guidelines, the zone 11 & 12 management plan was developed. An important • section of this plan is the traffic analysis for the zone plan. The traffic analysis included the proposed development for zone 11 & 12 for 1987 through 1997 (Table 4). As can be observed, from 1989 to 1997 the I plan calls for the development of 2,515 of low medium density residential units. The proposed Rancho Verde project plan with 174 units appears to be within the scope of the project buildout of zone 11. Since the City in • preparing its zone plan did not allocate development by location, this issue cannot be verified, however. The Rancho Verde project also appears to fall within the proposed yearly development allocation for the years I 1989, 1990, 1991, 1992, 1993, 1994, and 1995. To identify possible impacts in the future, street segments and S intersections must be evaluated. This was done for existing traffic and future projected traffic for the years 1990, 1995, 2000, and 2010 buildout. The calculations for future traffic included the projected development S listed in Table 4. Projected volume to capacity ratios and ICU/LOS calculations were made without any circulation improvements. These calculations can be found in Appendix C. The existing traffic, as stated before, has two intersections that are operating at a level of service of "D" or lower. The intersections are La Costa Avenue at the 1-5 southbound on ramp and La Costa Avenue at the 1-5 northbound on ramp. The proposed circulation improvements are summarized on Table 5. As can be observed, • 002688 17 verde/18B 225 265 115 145 615 615 15 25 95 002688 I L: S [ S S S TABLE 4 (1 of 3) PROJECTED TRIP GENERATION BY YEAR Zone 11 & 12 LAND USE QUANTITY TRIP ENDS Daily AM In AM Out PM In PM Out 1987 ZONE 11 Residential (RI_N) 213 DU 2130 45 130 150 65 Residential (RN) 415 DU 3320 40 210 250 85 TOTAL 5450 85 340 400 150 1988 ZONE 11 -Residential (RI_N) 117 DU - 1170 25 70 - 80 35 SUB-TOTAL 1170 25 70 80 35 TOTAL (1987 & 1988) 6620 110 410 480 185 1989 ZONE 11 Residential (RI_N) 432 DU 4320 85 260 300 130 Community Commercial 46,900 SF 3280 60 40 165 165 ZONE 12 Residential (RLM) 436 DU 4360 85 260 305 130 SUB-TOTAL 11960 230 560 - 770 425 TOTAL (1987 - 1989) 18580 340 970 1250 610 1990 - - - ZONE 11 - - Residential (RLM) - 510 DU - 5100 100 305 355 155 Community Commercial 175,200 SF 12260 220 145 615 615 Office - - - 47,600 SF 950 120 15 25 - 95 Elementary School 10 Acres 600 95 60 10 20 Hfgh School - 84 Acres 4200 670 170 175 410 ZONE 12 Residential (RLM) -- 382 DU 3820 75 230 265 115 • SUB-TOTAL 26930 1280 925 1445 1410 TOTAL (1989 - 1991) 45510 1620 1895 2695 -2020 S 1991 ZONE 11 Residential (RI_N) 375 DU 3750 75 Community Commercial 175,200 SF 12265 220 Office 47,600 SF 950 120 SOURCE: ZONE II & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 (18-A) - TABLE 4 (2 of 3) PROJECTED TRIP GENERATION BY YEAR Zone 11 & 12 QUANTITY TRIP ENDS Daily AM In AM Out PM In PM Out 296 DU 2960 60 175 205 - 90 19925 475 560 1110 915 65435 2095 2455 3805 2935 275 DU 2750 55 165 195 85 175,200 SF 12265 220 145 615 615 47,600 SF 950 120 15 25 95 18 DU 1850 35 110 130 55 O acres 600 95 60 10 20 20 Acrs 800 125 55 15 40 19215 650 550 990 910 84650 2745 3005 4795 - 3845 LAND USE . 1991 ZONE 12 Residential (RLM) SUB-TOTAL TOTAL (1987 - 1991) . 1992 ZONE 11 -Residential (RLM) Community Commercial Office ZONE 12 Residential (RLM) Elementary School . Jr. High School SUB-TOTAL TOTAL (1987 - 1992) . 1993 ZONE 11 Residenital (RUM) 240 DU SUB-TOTAL TOTAL (1987 - 1993) 1994 ZONE 11 Residenital (RLM) 240 DU SUB-TOTAL TOTAL (1987 - 1994) 1995 To-NE 11 Residenital (RLM) 207 DU SUB-TOTAL TOTAL (1987 - 1995) SOURCE: ZONE I I & 12 MANAGEMENT PLAN 2400 50 145 170 75 2400 50 145 170 - 75 87050 2795 3150 4965 3920 2400 50 145 -170 70 2400 50 145 170 70 89450 2845 3295 5135 3990 2070 40 125 145 60 2070 40 125 145 60 91520 2885 3420 5280 4050 fl RANCHO VERDE - URBAN SYSTEMS 5/89 (18B) 002688 ~* • ( TABLE 4(3of3) I PROJECTED TRIP GENERATION BY YEAR . 0 Zone 11 & 12 0 LAND USE QUANTITY TRIP ENDS Daily AM In AM Out PM In PM Out 1996 • ZONE 11 Residenital (RLM) 164 DU ___ ____ SUB-TOTAL TOTAL (1987 - 1996) 1640 - 35 100 - 115 50 1640 35 100 115 50 93160 2920 3520 5395 4100 0 1997 ZONE 11 Residenital (RLII) 72 DU SUB-TOTAL TOTAL (1987 - 1997) 720 15 45 50 20 720 15 45 50 20 93880 2935 3565 5445 4120 Lm 'SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 (18-c) 002688 TABLE 5 PROPOSED CIRCULATION IMPROVEMENTS Zone 11 & 12 YEAR LOCATION IMPROVEMENTS REQUIRED • - ROAD SEGMENTS La Costa Ave, from 1-5 to No improvements needed since El Camino Alga Road will be built to Poinsettia Lane, • Rancho Santa Fe North of La Currently being improved to Costa: Ave. 4 lanes. INTERSECTIONS La Costa Ave. & 1-5 Southbound Ramps Signalize intersection. 1993 La Costa Ave. & 1-5 Northbound Ramps Signalize intersection. 1993 Rancho Santa Fe & Melrose New alignment - see Table 15 for geometri cs. • SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE 1/90 URBAN SYSTEMS -19 - 002688 (J~ I Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 additional turn lanes are schedules to be added. In addition, both intersections would become signalized. These improvements were scheduled [j to be done in 1987. As of yet, these improvements have not been completed. It is believed that money has been set aside for these improvements and the • improvements should be started in the near future after CALTRANS approvals and design plans are finalized. With these improvements both intersections are projected to work at a level of service htAtt or "B". The volume to capacity and ICU ratios for the existing conditions with the improvements are shown on Table 6 and Table 7. Forecasts were completed for the year 1990 with no circulation 41 improvements. The results can be found in Appendix C. As can be observed, five road segments are operating at a level of service "D" or better. However, a peak hour arterial level of service analysis shows a level of . service IICII or better. Six of the signals are projected to be operating at a level of service "D" or better. Without any circulation improvements, there is the possibility of traffic congestion. Table 8 lists the proposed improvements. These improvements, listed on Table 8, would improve the traffic situation. Results of improvements on the intersections and road segments are in Tables 9 and 10. As can be observed, with the improvements, only one road segment is forecasted to be at a level of service "D". Three intersections are predicted to be operating at a level of service "D". Future improvements are proposed to mitigate traffic. • 002688 20 verde/18B TABLE 6 EXISTING CONDIflONS WITH IMPROVEMENTS (CU/LOS CALCULATIONS . Zone 11 & 12 ICU/LOS(l ) AM Peak PM Peak 0.63/8 0.60/A 0.62/B 0.53/A 0.80D/C 0.80D/C 0.38/A 0.40/A 0.64/8 0.74/C 0.38/A 0.40/A 0.22/A 0.24/A 0.53/A 0.51/A 0.58/A 0.57/A INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa I Rancho Santa Fe & Melrose (1) ICU = Intersection Capacity Utilization LOS = Level of Service I • I . I SOURCE: ZONE I I & 12 MANAGEMENT PLAN - L j JI RANCHO VERDE I 1/90 URBAN SYSTEMS -21 - 002688 (F I E TABLE 7 EXISTING CONDITIONS-WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11& 12 LOCATION EXISTING EXISTING (') VOLUME! LEVEL DAILY DAILY CAPACITY OF VOLUMES CAPACITY RATIO SERVICE La Costa Avenue 1-5 to El Canino 35,60Q* 22,230 1.60* F El Camino to Rancho Santa Fe - East of El Camino 17,500* 063* 27780* C - West of Rancho Santa Fe 6,400 22,230 0..29 A El Cam i no Real: La Costa to Calle Barcelona 22,800 44,450 0.57 A Calle Barcelona to Olivenhain 24,200* 44,450 0654* A Olivenhain Road: East of El Camino 12 ,200* 16,670 0.73* B Rancho Santa Fe Road: South of Olivenhain 10,200* 22,230 0.46* A Olivenhain to Calle Barcelona 14,300* 66,670 0.21* A Calle Barcelona to La Costa 12,700 66,670 0.19 A La Costa to Melrose - North of La Costa 18,200* 44,450* 0.40* A - South of Melrose 14,400 44,450* 0.32* A REVISED VOLUMES PER CITY OF CARLSBAD PLEASE NOTE: AS ALREADY. SHOWN IN TABLE 1, IMPROVEMENTS TO RANCHO SANTA FE RD. ARE PLANNED AND THE ALGA RD. CONNECTION IS ALSO PLANNED TO RELIEVE - TRAFFIC FROM LA COSTA AVE. (1) Based upon LOS E A .3/90 SOURCE:-ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS - 22 - 002688 TABLE 8 PROPOSED CIRCULATION IMPROVEMENTS 1990 Zone 11 & 12 YEAR LOCATION IMPROVEMENTS REQUIRED . 1 ROAD SEGMENTS La Costa - 1-5 to El Camino Widen to provide two lane in each direction plus left turn channel i zation Olivenhain - East of El Camfi'io Widen to provide two lane in each direction plus left turn channelization. Rancho Santa Fe - La Costa to Melrose Widen to provide two lane in each direction plus left turn channelization. INTERSECTIONS El Camino Real & Calle Barcelona (1) New intersection - see Appendix E for geometrics. El Camino Real & Olivenhain Add one westbound left turn lane. Rancho Santa Fe & Calle Barcelona (1) Add one eastbound left turn lane, through lane and right turn lane, one westbound through lane, and one southbound right turn lane. Rancho Santa Fe & La Costa (2) Add one southbound through lane. Rancho Santa Fe & Melrose (2) Add one southbound through lane, and one northbound through lane. (1) - Required for the construction of Calle Barcelona. (2) - Improvement required to accommodate road segment widening. (3) - To be constructed concurrently with development of Zone 12. kM 1989 (3) El SOURCE: ZONE I I & 12 MANAGEMENT PLAN 3/90 RANCHO VERDE URBAN SYSTEMS - 23 - 002688 9 1990 VOLUME! CAPACITY LEVEL OF SERVICE TABLE 9 1990 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 Im LOCATION 1990 DAILY VOLUMES La Costa Avenue* 1-5 to El Camino 25,000 El Camino to Rancho Santa Fe - East of El Camino 14,800 - West of Rancho Santa Fe 14,600 El Camino Real: La Costa to Calle Barcelona 33,000 Calle Barcelona to Olivenhain 30,300 1990(1 ) DAILY CAPACITY 44,450 0.56 A 27,780 0.53 A 27,780 0.53 A 44,450 0.74 C 44,450 0.68 B East of El Camino 22,200 44,450 Rancho Santa Fe Road: South of Olivenhain 18,400 22,230 Oljvenhajn to Calle Barcelona 27,700 66,670 Calle Barcelona to La Costa 29,700 66,670 La Costa to Melrose - North of La Costa 27,600 44,450 - South of Melrose 28,200 44,450 * 1-5 LA COSTA BRIDGE WIDENING IS A CITY FUNDED PROJECT FOR WHICH THE PROJECT STUDY REPORT IS CURRENTLY BEING PREPARED BY CALTRANS AND CONSTRUCTION IS PROPOSED FOR 1993. (1) Based upon LOS E SOURCE: ZONE & 12 MANAGEMENTPLAN RANCHO VERDE '3/9O URBAN SYSTEMS- W -24. 0.50 A 0.83 0.42 0.45 0.62 0.63 0 A A B B 002688 TABLE 10 1990 CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS I Zone ll&12 INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps • La Costa Ave. & El Camino Real El Camino & Levante El Camino & Calle Barcelona • El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona • Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS (1) AM Peak PM Peak 0.71/C 0.73/C 0.73/C 0.62/B 0.83/0 0.87/D 0.54/A 0.54/A 0.52/A 0.67/B 0.88/0 0.81/0 0.79/C 0.90/0 0.64/8 0.69/B 0.72/C 0.74/C 0.51/A 0.60/A • (1) ICU = Intersection Capacity Utilization LOS = Level of Service • SOURCE: ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 - 25 - 002688 (9 Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 For the year 1995, forecasts were completed. One forecast was with no circulation improvements, the other with proposed circulation improvements. Appendix C shows the predicted results if no improvements are made to road segments or intersections in the year 1995. As can be observed, eight of the road segments are forecasted to be at a level of service "D" or better. All intersections but one are forecasted to be operating at a level of service "F" if no mitigation measures are used. Proposed circulation improvements are shown in Table 11. As can be observed, four road segments are proposed to be widened. Turn lanes will be added to various intersections, and there is a proposed realignment of Rancho Santa Fe Road and Olivenhain Road. The forecasted results with the proposed circulation improvements are shown in Table 12 and Table 13. As can be observed, the road segments on La Costa Avenue are forecasted to be operating at a level of service "D". The daily volume on La Costa Avenue is forecast to be reduced in the year 2000. This will be shown in the next section. Various intersections will be operating at a level of service "D", and mitigation measures will be needed in the year 2000. S Forecasts were completed for the year 2000 with no circulation a improvements. The results can be found in Appendix C. As can be observed over 50% of the road segments are forecasted to be operating at a level of service "D" or lower. All of the intersections except one are expected to be operating at a level of service better than "F". Without any mitigation S measures, the traffic situation in the year 2000 is forecast to have adverse effects. The proposed circulation improvements for the year 2000 are shown in Table 14. Improvements for the intersection of El Camino Real at Olivenhain Road will be needed to accomplish the ultimate goal of • 002688 26 verde/18B (P El Camino - La Costa to Olivenhain Widen to provide three lane in each direction plus left turn channel ization Olivenhain - East of El Camino (1) Widen to provide three lane in each direction plus left turn channelization. Rancho Santa Fe - South of Olivenhain Widen to provide two lanes in each direction plus left turn channelization Rancho Santa Fe - La Costa to Melrose Widen to provide three lane in each direction plus left turn channel i zation. 40 1994 - 1995 1991 1993 TABLE 11 PROPOSED CIRCULATION IMPROVEMENTS 1995 Zone 11 & 12 YEAR LOCATION IMPROVEMENTS - REQUIRED ROAD SEGMENTS . . . INTERSECTIONS La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & El Camino Real El Camino Real & Levante (2) El Camino Real & Calle Barcelona (2) El Camino Real & Olivenhain Rancho Santa Fe & Olivenhain SOURCE: ZONE I I & 12 MANAGEMENT PLAN Add an additional southbound left turn lane. Add an additional northbound and southbound through lane.. Add an additional northbound and southbound through lane. Add an additional northbound and southbound through lane, a north- bound free right turn lane, and an additional southbound and west- bound left turn lane. New alignment - see Table 23 for geornetri Cs. 1994 1991 1994 - 1991 In 1/90 RANCHO VERDE URBAN SYSTEMS -27 - 002688 TABLE 11 (con't) PROPOSED CIRCULATION IMPROVEMENTS 1995 . Zone 11 & 12 YEAR LOCATION IMPROVEMENTS REQUIRED INTERSECTIONS Rancho Santa Fe & Calle Barcelona. Add one additional easbound left 1992 turn lane. Rancho Santa Fe & La Costa - Rancho Santa Fe & Melrose (2) Add dual left turn lanes at all approaches, an additional north- bound and southbound through lane, and a northbound, eastbound and westbound right turn lane. Add one southbound through lane, and one northbound through lane. 1991 1993 (1) - Required per City Arterial Phasing Plan. S (2) - Improvement required to accommodate road segment widening. S SOURCEZONE I I & 12 MANAGEMENT PLAN S RANCHO VERDE URBAN SYSTEMS 5/89 -28 - 002688 9 LOCATION 1995 1995(1 ) 1995 DAILY DAILY VOLUME! VOLUMES CAPACITY CAPACITY RATIO La Costa Avenue 1-5 to El Camino 35,600 44,450 0.80 El Camino to Rancho Santa Fe - East of El Camino 23,300 27,780 0.84 - West of Rancho Santa Fe 24,500 27,780 0.88 El Camino Real: La Costa to Calle Barcelona 41,000 66,670 0.61 Calle Barcelona to Olivenhain 36,700 66,670 0.55 Olivenhain Road: East of El Camino 32,400 66,670 0.49 Rancho Santa Fe Road: South of Olivenhain 27,600 44,450 0.62 Olivenhajn to Calle Barcelona 43,900 66,670 0.66 Calle Barcelona to La Costa 46,700 66,670 0.70 La Costa to Melrose - North of La Costa 44,900 66,670 0.67 - South of Melrose 43,200 66,670 0.65 lu LEVEL OF SERVICE I I I B A A B B C B B TABLE 12 1995 CONDITIONS WITH IMPROVEMENTS- VOLUME TO CAPACITY RATIOS Zone 11 & 12 lu AN 3/90 (1) Based upon LOS E SOURCE:ZONE I I & 12 MANAGEMENT PLAN- RANCHO VERDE URBAN SYSTEMS -29 - 002688 (§~) . TABLE 13 1995 CONDITIONS WITH IMPROVEMENTS • 1 ICU/LOS CALCULATIONS Zone 11 & 12 • INTERSECTION ICU/L0S 1 ________ AM Peak PM Peak La Costa Ave. & 1-5 Southbound Ramps 0.79/C 0.80/C La Costa Ave. & 1-5 Northbound Ramps 0.90/0 0.78/C La Costa Ave. & El Camino Real 0.75/C 0.90/0 El Camino & Levante 0.53/A 0.51/A • El Camino & Calle Barcelona 0.57/A 0.73/C El Camino & Olivenhain 0.64/B 0.84/0 Rancho Santa Fe & Olivenhain 0.69/B 0.82/0 • Rancho Santa Fe & Calle Barcelona 0.69/B 0.87/0 Rancho Santa Fe & La Costa 0.58/A 0.88/0 Rancho Santa Fe & Melrose 0.55/A 0.69/B • (1) ICU = Intersection Capacity Utilization LOS = Level of Service • I SOURCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS 5/89 -30 - 002688 TABLE 14 PROPOSED CIRCULATION IMPROVEMENTS 2000 Zone 11 & 12 YEAR LOCATION IMPROVEMENTS REQUIRED ROAD SEGMENTS NO IMPROVEMENTS REQUIRED Add one northbound left turn lane, 2000 an additional northbound through lane, a northbound free right turn lane, an additional south- bound through lane, a southbound right turn lane, one eastbound left, three eastbound through, and one eastbound right turn lane, and two westbound through lanes. Add on additional eastbound left 1998 turn lane. INTERSECTIONS El Camino Real & Olivenhain (1) Rancho Santa Fe & Olivenhain SOURCE:ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE • URBAN SYSTEMS 5/89 - 002688 0 Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 constructing Leucadia Boulevard between 1-5 and El Camino Real. The forecasted results with the proposed circulation improvements are shown in • Table 15 and Table 16. As can be observed, the road segments are forecasted to be operating at a level of service "C" or better. Three intersections are forecasted to be operating at a level of service "D" during the P.M. peak hour. These intersections will require additional mitigation measures. • In the year 2010 (buildout), additional mitigation measures will need to be taken. Additional turn lanes will need to be added to the intersection of El Camino Real and Levante Street. These additions will need to be made to allow the extension of Levante Street west of El Camino Real. There will also have to be a realignment of Rancho Santa Fe Road and Melrose Drive. The forecasted traffic conditions for the year 2010 are in Table • 17 and Table 18. The forecast was based on a completed circulation system. The circulation system is shown on Figure 7. 40 0 [1 • 002688 32 verde/18B • TABLE 15 -2000 CONDITIONS WITH IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11& 12 LOCATION 2000 2000(1) 2000 LEVEL . DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERVICE RATIO La Costa Avenue 1-5 to El Camino 31,100 44,450 0.70 B El Camino to Rancho Santa Fe -East of El Camino 21,300 27,780 0.77 C - West of Rancho Santa Fe 21,900 27,780 0.79 C • El Camino Real: La Costa to Calle Barcelona 40,000 66,670 0.60 A • Calle Barcelona to Olivenhain 37,400 66,670 0.56 A Olivenhain Road: East of El Camino 46,200 66,670 0.69 B S Rancho Santa Fe Road: South of Olivenhain 26,900 44,450 0.61 B S 01 ivenhain to Calle Barcelona 49,300 66,670 0.74 C Calle Barcelona to La Costa 50,800 66,670 0.76 C La Costa to Melrose - North of La Costa 49,000 66,670 0.73 C - South of Melrose 49,100 66,670 0.74 C (1) Based upon LOS E SOURCE:ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS -33 - • 3/90 002 688 (J) TABLE 16 2000 CONDITIONS WITH IMPROVEMENTS (CU/LOS CALCULATIONS Zone 11 & 12 INTERSECTION • La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & I-S Northbound Ramps La Costa Ave. & El Camino Real • El Camino & Levante El Camino & Calle Barcelona El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS 1) AM Peak PM Peak 0.77/C 0.77/C 0.84/0 0.71/C 0.70/B 0.90/0 0.53/A 0.52/A 0.51/A 0.62/B 0.67/B 0.92/E 0.70/8 0.79/C 0.73/C 0.87/0 0.59/A 0.89/0 0.68/B 0.80/C - (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOJRCE.ZONE I I & 12 MANAGEMENT PLAN El 11 RANCHO VERDE URBAN SYSTEMS 5/89 - 34 - 002688 • INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps. La Costa Ave. & El Camino Real El Camino & Levante El Camino & Calle Barcelona • El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose ICU/LOS(1) AM Peak PM Peak 0.63/B 0.78/C 0.69/B 0.83/0 0.86/0 0.83/0 0.86/0 0.78/C 0.79/C 0.88/D 0.85/0 0.61/B 0.77/C 0.84/D 0.71/C 0.90/0 0.82/0 0.60/A 0.63/B 0.86/D '1 I TABLE 17 2010 (BUILDOUT) CONDITIONS WITH IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 0 (1) ICU = Intersection Capacity Utilization LOS = Level of Service fl SYJRCE:ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE - URBA N S VS TEMS 5/89 - 35 - 002688 I(9 TABLE 18 20T0 (BUILDOUT) CONDITIONS WITH IMROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 I s, 3/90 002688 g) RANCHO VERDE URBAN SYSTEMS - 36 - LOCATION 2010(1 ) 2010(2 ) 2010 LEVEL DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERVICE RATIO La Costa Avenue 1-5 to El Camino 33,700 44,450 0.76 C El Camino to Rancho Santa Fe - East of El Camino 18,200 27,780 0.66 B - West of Rancho Santa Fe 18,300 27,780 0.66 B El Camino Real: La Costa to Calle Barcelona 47,300 66,670 0.71 C Calle Barcelona to Olivenhain 40,300 66,670 0.60 B Olivenhain Road: East of El Camino 38,100 66,670 0.57 A Rancho Santa Fe Road: South of 011venhain 37,300 44,450 0.84 D Olivenhain to Calle Barcelona 41,700 66,670 0.63 B Calle Barcelona to La Costa 42,300 66,670 0.63 B La Costa to Melrose - North of La Costa 40,200 66,670 0.60 B - South of Melrose 57,600 66,670 0.86 D (1) Adjuected SANDAG volumes (2) Based upon LOS E SOURCEZONE I I & 1-Z MANAGEMENT PLAN tiJ I I I AN AN I I .71 78 1' MONROE ST ' 1 U' tm — ,...- .. . . •. %i &GUA )4EPtONOA: i*0OP4 I • PACIFIC OCEAN AVENIDA ENCINAS I NO SCALE I 2 LANE '••'•. I 4 LANE 6 LANE --- I SOURCE: CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM . OCEANSint f CARLSBAD CITY LIMITS C), 0 v ir C4 ........... 0 I I I •N ... I • S 5 :1 S AYAV LI PAoMAR\0RT . ............... AMINO -- VIDA ROBLE pOINS.. I. C SAN MARCOS -- . LAGOON 21 /.: :.. .....-..., . - -ALICANTE ROAD • 14 Q9J (4'II :1 U' CALLS C ' I........ :1 MISION : ESTANCIA f 0LIVNHAIN RD FIGURE 7 I ('ID(IIl ATI(M I K A F=KIT (Pill! flrIlT' PROJECT I.,, b. VISTA 00 00 7 CO)lNqO%LA EBt RANCHO VERDE - URBAN SYSTEMS-- - 37 - - 002688 5/89 Rancho Verde Urban Systems Associates, Inc. • March 22, 1990 CONCLUSIONS AND RECOMMENDATIONS • The purpose of this study was to conduct a manual traffic impact analysis for the proposed Rancho Verde project. The zone 11 & 12 management plan calls for the development of 2,515 low medium density residential units over the next eight years. The Rancho Verde proposes 174 units. The Rancho Verde project appears to be consistent with the yearly development for the years 1989, 1990, 1991, 1992, 1993, 1994, and 1995, and within the overall 2,515 dwelling unit allocation for the zones. We also found that mitigation measures need to be completed for both road segments and intersections. These improvements will need to be done to keep intersections and road segments at acceptable levels of service. • These improvements will also need to be done to have a complete circulation system by the year 2010. The traffic generated from the Rancho Verde proposed project, is consistent with the Facilities Management Zone 11 & 12 plan and phasing. Any mitigation contribution by this project should be based on the amount of project traffic generated on an equitable percentage basis consistent with an adopted zone financing plan. It is recognized, however, that any roadway segment or intersection • currently not meeting City guidelines, or which will not meet City guidelines when project traffic is impacted upon it, must be fully mitigated before project construction may commence. This is in accordance I with the Carlsbad Facilities Management Plan. • 002688 38 verde/18B 9 w 0 0 0 0 0 0 S S S S APPENDIX A ROAD CAPACITY STANDARDS CITY OF 'CARLSBAD ARIAL 11m mr LINK AM uix AM LIW AM LDW AM CL%mmamoN CXES$ MEDIAN (IDS A) ,(L1 B) (JJJS C) (LOS 13) (Tie E) 6 LANE Ffl€ ARTERIAL MD YES 40,000 46,670 53,340 60,000 66,670 6 LANE PRIM ARTERIAL SOME YES 33,340 38,890 44,450 50,000 55,560 4 LANE WJtR ARTERIAL ND YES 26,670 31,120 35,560 40,000 44,450 4 LANE SEXttRY ARTERIAL SOME YES 20,000 23,240 26,670 30,000 33,340 4 LANE M11-ECIOR YES NO 16,670 19,450 22,220 25,000 27,780 2 lANE OOLLECIOR ND MD 13,340 15,560 17,780 20,000 22,230 2 LANE C.DU1XOR YES NO 10,000 11,670 13,340 15,000 16,670 2 IANE LOCAL YES MD 6,675 7,785 8,900 10,000 11,120 * Nunters represent maxinum capacity allc1 for the identified level of service. SOURCE: CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM RANCHO VERDE URBAN SYSTEMS- 5/89 002688 APPENDIX B LEVEL OF SERVICE DESCRIPTIONS CITY OF CARLSBAD Level of Service TRAFFIC QUALITY Nominal Lange of ICU (a) A. Low volumes; high speeds; speed not restricted 0.00 - 0.60 by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal cycle. Operating speeds beginning to be affected 0.61 - 0.70 by other traffic; between one and ten percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. C Operating speeds and maneuverability closely 0.71 - 0.80 controlled by ocher traffic; between 11 and 30 percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods; recommended ideal design standard. D Tolerable operating speeds; 31 to 70 percent 0.81- 0.90 of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods; often used as design standard in urban areas. E Capacity; the maximum traffic volume an inter- 0.91- 1.00 section can accommodate; restricted speeds 71 to 100 percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. P Long queues of traffic; unstable flow; stoppages - of long duration; traffic volume and traffic Not Meaningful speed can drop to zero; traffic volume will be less than the volume which occurs at Level of Service E. (a) ICU (Intersection Capacity Utilization) at various level of service versus level of service E for urban arterial streets. I Source: Highway Capacity Manual, Highway Research Board Special Report 87, • 1 National Academy of Sciences, Washington D.C., 1965, page 320. SOURCE: CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM RANCHO VERDE - URBAN SYSTEMS 5/89 002688 R) El PAGE I of APPENDIX C I990 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 • LOCATION 1990 1990 (1) 1990 LEVEL DAILY DAILY VOLUME! OF VOLUME CAPACITY CAPACITY SERVICE RATIO • La Costa Avenue: 1-5 to El Camino 25,000 24,700 1.01 F El Camino to Rancho Santa Fe - East of El Camino 14,800 27,780 0.53 A • - West of Rancho Santa Fe 14,600 27,780 0.53 A El Camino Real: La Costa to Calle Barcelona 33,000 44,450 0.74 C Calle Barcelona to Olivenhain 30,300 44,450 0.68 B Olivenhain Road: East of El Camino 22,200 16,670 1.33 F Rancho Santa Fe Road: ) South of 011venhain 18,400 22,230 0.83 0 Olivenhain to Calle Barcelona 27,700 66,670 0.42 A Calle Barcelona to La Costa 29,700 66,670 0.45 A ) La Costa to Melrose - North of La Costa 27,600 22,230 1.24 F - South of Melrose 28,200 22,230 1.27 F ) (1) Based upon LOS E SOURCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE 3/90 URBAN SYSTEMS -41 - 002688( I S AGE 2 of 1990 CONDITIONS WITHOUT IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 INTERSECTION ICU/LOS 1) AM Peak PM Peak S S S S La Costa Ave & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose 1.11/F 1.04/F 0.83/0 0. 54/A 1.04/F 0.79/C N/A 0.88/0 0.95/E 1.07/F 0. 99/E 0.87/0 0.54/A 0.90/0 0.90/0 N/A 0.98/E 1.03/F (1) ICU = Intersection Capacity Utilization S LOS = Level of Service • I SCAJRCE.ZONE 11 & 12 MANAGEMENT PLAN RANCHO VERDE I URBAN SYSTEMS 5/89 -42 - 002688 (§) • PAGE 3 of 1995 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS • Zone 11 & 12 LOCATION 1995 1995 1) 1995 LEVEL • DAILY DAILY VOLUME! OF VOLUMES CAPACITY CAPACITY SERIVCE RATIO La Costa Avenue • 1-5 to El Camino 35,600 22,230 1.60 F El Camino to Rancho Santa Fe - East of El Camino 23,300 27,780 0.84 0 -.West of Rancho Santa Fe 24,500 27,780 0.88 0 El Camino Real: La Costa to Calle Barcelona 41,000 44,450 0.92 £ Calle Barcelona to Olivenhain 36,700 44,450 0.83 0 Olivenhain Road: East of El Camino 32,400 16,670 1.94 F Rancho Santa Fe Road: South of Olivenhain 27,600 22,230 1.24 F I, Olivenhain to Calle Barcelona 43,900 66,670 0.66 B Calle Barcelona to La Costa 46,700 66,670 0.70 C La Costa to Melrose - North of La Costa 44,900 22,230 2.02 F - South of Melrose 43,200 22,230 1.94 F (1) Based upon LOS E SOURCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE 3/90 URBAN SYSTEMS 002688 - PAGE 4 of . 1995 CONDITIONS WITHOUT IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 S ICU/LOS-(1) AM Peak PM Peak 1.39/F 1.41/F 1.31/F 1.31/F 1.03/F 1.13/F 0.66/B 0.66/B 1.35/F 1.65/F N/A N/A N/A N/A 1.27/F 1.72/F 1.27/F 1.53/F [1 INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante a El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona a Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose S (1) ICU = Intersection Capacity Utilization LOS = Level of Service a SOURCE.ZONE I I & 12 MANAGEMENT PLAN S RANCHa VERDE URBAN SYSTEMS 5/89 -44 - 002888 (9 2000 CONDITIONS WITHOUT IMPROVEMENTS VOLUME TO CAPACITY RATIOS Zone 11 & 12 PAGE 5 of 6 2000 2000 LEVEL DAILY VOLUME/ OF CAPACITY CAPACITY SERVICE RATIO LOCATION 2000 DAILY VOLUME S S S La Costa Avenue 1-5 to El Camino 31,100 22,230 El Camino to Rancho Santa Fe - East of El Camino 21,300 27,780 - West of Rancho Santa Fe 21,900 27,780 El Camino Real: La Costa to Calle Barcelona 40,000 44,450 Calle Barcelona to Olivenhain 37,400 44,450 Olivenhain Road: East of El Camino 46,200 16,670 Rancho Santa Fe Road: South of Olivenhain 26,900 22,230 Olivenhain to Calle Barcelona 49,300 66,670 Calle Barcelona to La Costa 50,800 66,670 La Costa to Melrose - North of La Costa 49,000 22,230 - South of Melrose 49,100 22,230 1.40 F 0.77 C 0.79 C 0.90 D 0.84 D 2.77 F 1.21 F 0.74 C 0.76 C 2.20 F 2.21 F (1) Based upon LOS E SOURCE.ZONE I I & 12 MANAGEMENT PLAN RANCHO VERDE URBAN SYSTEMS -45 - 5 3/90 002,188 0 S PAGE 6 of 6 2000 CONDITIONS WITHOUT IMPROVEMENTS ICU/LOS CALCULATIONS Zone 11 & 12 NE S S S ICU/LOS (1) AN Peak PM Peak 1.33/F 1.32/F 1.23/F 1.22/F 1.04/F 1.17/F 0.64/B 0.66/8 N/A N/A N/A N/A N/A N/A 1.39/F 1.76/F 1.45/F 1.70/F INTERSECTION La Costa Ave. & 1-5 Southbound Ramps La Costa Ave. & 1-5 Northbound Ramps La Costa Ave. & El Camino Real El Camino & Levante El Camino & Olivenhain Rancho Santa Fe & Olivenhain Rancho Santa Fe & Calle Barcelona Rancho Santa Fe & La Costa Rancho Santa Fe & Melrose 2 11 - (1) ICU = Intersection Capacity Utilization LOS = Level of Service SOURCE:ZONE I I & 12 MANAGEMENT PLAN V RANCHO VERDE URBAN SYSTEMS 5/89 - 46 - 002688 (g) - w V w III APPENDIX D ARTERIAL LEVEL OF SERVICE WORKSHEETS FOR LA COSTA AVENUE SCHEMATIC OF SEGMENT F- RANDOM INTERSECTION STOPPED DELAY EQUATION 11-3 PAGE 11-10. 1985 HIGHWAY CAPACITY MANUAL The random intersection slopped delay cq.ation is d= 0.38C + 113X((X— 1) + [1 - iCX)) - If —+(16X/c)) (11.3) a here d = a'. engr stopped de1a per '.ehicle for the subject lane ASSUMPTIONS group, in s,--/'.eh; C: (Os. C = cycle length, in icc; green ratio for the suhjet lane group, the ratio of rffe1i'.e green time to c)e length; X = dc ratio for the subject Lane group, and X 7, : c = capait of the througF tint group C: -__ ,ao) ci,J2 t7 2. ç 4c- LL d C) rn I- 0 •11 RANCHO VERDE :IDDAaI cVcTMc 002688 BUILDOUT P.M. PEAK HOUR j -4 9.000 FT. a S 898 VPH LA COSTA — AVE. 1,097 VPH- S 21.000 ADT X .095 PEAK HOUR % 1,995 VPH RANCHO VERDE IIDDAM CVCTn&AC 1/90 oo S S S S S APPENDIX D ser anent 2 3 4 5 6 7 8 9 10 33 37 33 14 35 ARTERIAl. 5UMMA)1' OF INTERSECTION DELAY ESTIMATES Lo, Cost Ave. (I—S - L Corro c&C' FikrCsNo: cIQut Prrpvrd . Larw Cy v/c Croup Lcnth Ratic Cspizit tfey• C/CX c nck'm MTi1 Jf.L Arn) -Typ' J'mion hirlor Fr Estimated Swpd D1iv 8ttmec 3.05 Estimated AppToich Dclay. 7 00 G2. . .11-05 11-3 114 NIp (b,4o. A,,,a' (PfØgeon Farim PR MOW, pp.d D1.) NOTES Mp i' - wait. w.a I. w.d ht. Lquh. 714 a -n/PHrj U 2 L' .nl)fIva? C4j Cjptwii fU u11 SAM N N X (/Ci Th. I lkw~d Ad. RANCHO VERDE I1bAkI CVCrcLAC COMMJTATIDN OF ARTERIAL LEVEL 01 SERVICE WORKSHEET A!trrisl L Costa.(i-s- El (QIa_4. JurCiit. F'Ifl \c_R1UCt Delt: Ptrpared by - yr sn.?of Turw Lenth Artrnaf Flow (ml) Gass (mph) Fr" rrr Section R.nni inirmc Othei Tune, Apruah Delay (arc)Dtla(ae) Surnof Sum of Artrial A,lena) Taint il LtTh by SPI) LOS ba Sciion Section (mph)Se<tao ...... '4 Cmmd 5.a Twae U. TaN. 4 an,..Thp1yI. a.pnen k..pP. - C' kurm. - bo llll> CTarld Sum of a ..pp. r1 1 ila. TaN. Ia. L12ff Lq...ao.. Nr KWM 46) 0 RANCHO VERDE #i nn £ I C V C 7 is Stj. anent 2 3 4 aD 6 7 $ 9 30 1) 32 13 34 15 1/90 002688 '%,v 002688 . . . . 0 APPENDIX E YEAR 1990 - INTERSECTION GEOMETRICS WITH IMPROVEMENTS ZONE 11 & 12 INTERSECTION NL NT NR SL ST SR EL ET ER WL WT WR La Costa Ave. & 1-5 Southbound Ramps 0 0 0 1 0 FREE 0 1 1 2 1 Ci IMPROVEMENTS - - - - - - - - - -. - La Costa Ave. & 1-5 Northbound Ramps 1 C) FREE 0 0 0 1 1 Ci 0 1 C) IMPROVEMENTS - - - - - - - - - - - - La Costa Ave. & El Camino Real 2 3 1 2 3 1 2 2 1 1 1 1 - IMPROVEMENTS - - - - - - - - - - - El Camino Real & Levante 0 2 1 1 2 0 0 0 0 1.5 0 1.5 IMPROVEMENTS - - - - - - - - - - - - El Camino Real & Calle Barcelona 0 2 0 1 2 0 0 C) 0 1 0 1 IMPROVEMENTS - - - I - - - - - 1 - El Camino Real & Olivenhain 0 2 1 1 2 C) 0 C) C) 1 0 1 IMPROVEMENTS - - - - - - - - - 1 - - Rancho Santa Fe & Olivenhain 1 2 0 1 2 1 0 1 1 Ci 1 1 IMPROVEMENTS - - - - - - - - - - - - Rancho Santa Fe & Calle Barcelona 1 3 0 1 3 1 1 1 1 1 1 0 IMPROVEMENTS - - - - - 1 1 1 1 - i Rancho Santa Fe & La Costa 1 2 0 1 2 1 1 2 C' 1 2 0 IMPROVEMENTS - - - - 1 - - - - - - - Rancho Santa Fe ti Melrose 1 2 0 0 2 1 2 1 1 0 0 0 IMPROVEMENTS - 1 - - 1 - - - - - - - RANCHO VERDE .1 ". URBAN SYSTEMS 3/90 002688