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HomeMy WebLinkAboutCT 94-01; Poinsettia Shores; Tentative Map (CT) (31)ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART H (TO BE COMPLETED BY THE PLANNING DEPARTMENT) CASE NO. CT 94-01/HDP 94-03 DATE: April 1. 1994 BACKGROUND 1. CASE NAME: Poinsettia Shores Master Tentative Map 2. APPLICANT: Kaiza Poinsettia Corporation 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 7220 Avenida Encinas. Suite 200 Carlsbad. CA 92009 T619) 931-9100 4. DATE EIA FORM PART I SUBMITTED: January 17. 1994 5. PROJECT DESCRIPTION: Master tentative map and hillside development permit to mass grade approximately 88.7 acres of master plan property as shown on the attached location map. Consistent with the Poinsettia Shores Master Plan, this project proposes a 10 lot land subdivision C8 residential lots and 2 open spaces lots on the east of the railroad tracks: no subdivisions are proposed for the master plan's west side at this time), mass grading of the site, the construction of the approved Avenida Encinas roadway alignment and related improvements and infrastructure to serve the buildout of the master plan property including a desiltarion basin on the site's west side. Balanced grading of approximately 328.000 cubic yards is proposed. No specific planning area development proposals are involved at this time. Individual planning area tentative maps and development proposals consistent with the Poinsettia Shores Master Plan will follow this master tentative map approval. A 75 lot single family subdivision associated with a previous master plan exists in the southeast portion of the site adjacent to the 1-5 freeway. Attached to the location map are exhibits reflecting the master tentative map's proposal for the master plan property. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an Environmental Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist 8 identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant effect on the environment. On the checklist, "NO" will be checked to indicate this determination. * An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the project may cause a significant effect on the environment. The project may qualify for a Negative Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed insignificant. These findings are shown in the checklist under the headings "YES-sig" and "YES-insig" respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation for impacts which would otherwise be determined significant. -2- WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: PHYSICAL ENVIRONMENT YES (sig) YES (insig) NO 1. Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? 2. Appreciably change the topography or any unique physical features? 3. Result in or be affected by erosion of soils either on or off the site? 4. Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? 5. Result in substantial adverse effects on ambient air quality? 6. Result in substantial changes in air movement, odor, moisture, or temperature? 7. Substantially change the course or flow of water (marine, fresh or flood waters)? 8. Affect the quantity or quality of surface water, ground water or public water supply? 9. Substantially increase usage or cause depletion of any natural resources? 10. Use substantial amounts of fuel or energy? X X X 11. Alter a significant archeological, paleontological or historical site, structure or object?X -3- v BIOLOGICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? 16. Introduce new species of animals into an area, or result in a barrier to the migration or movement of animals? HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 17. Alter the present or planned land use of an area? X 18. Substantially affect public utilities, schools, police, fire, emergency or other public services? -4- HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 19. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? X 20. Increase existing noise levels? 21. Produce new light or glare? 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? 23. Substantially alter the density of the human population of an area? 24. Affect existing housing, or create a demand for additional housing? 25. Generate substantial additional traffic? 26. Affect existing parking facilities, or create a large demand for new parking? 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? 28. Alter waterborne, rail or air traffic? 29. Increase traffic hazards to motor vehicles, bicyclists or pedestrians? 30. Interfere with emergency response plans or emergency evacuation plans? 31. Obstruct any scenic vista or create an aesthetically offensive public view? X 32. Affect the quality or quantity of existing recreational opportunities? X -5- ,«•*.. MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO (sig) (insig) 33. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. X 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) X 35. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X 36. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X -6- DISCUSSION OF ENVIRONMENTAL EVALUATION This proposal involves a Master Tentative Map and Hillside Development Permit to mass grade the master plan property shown on the attached location map and establish large lot planning areas consistent with the Poinsettia Shores Master Plan approved by the City Council on January 4, 1994. This proposal involves the subdivision of land and site grading to: (1) establish the master plan's planning areas east of the railroad tracks, (2) allow for mass grading of the site including roadway embankments associated with the Avenida Encinas alignment and bridge over the railroad tracks, (3) construct the Avenida Encinas roadway to a new intersection with Carlsbad Boulevard, and; (4) provide appropriate infrastructure (including a new sewer pump station on the master plan's east side and a desiltation basin on the west side) to allow the buildout of the master plan property. The Poinsettia Shores Master Plan implements a mitigation plan designed to reduce the environmental impacts resulting from the proposed development of the property to insignificance. The mitigation plan is the result of a Mitigated Negative Declaration that was approved as the environmental review for the master plan and addresses potential archeological, paleontological, visual/aesthetic and noise impacts. The environmental review associated with this master tentative map application will focus on the proposed master plan grading and provision of required infrastructure. A Hillside Development Permit is required because the eastern portion of the project site qualifies as a hillside site and is involved in the grading concept. After master tentative map approval, the applicant will submit separate tentative tract map and planned unit development applications for each planning area. Those applications will be subject to the master plan's mitigation program on a planning area by planning area basis. No planning area development proposals are associated with this application; only the subdivision of land and site grading consistent with the Poinsettia Shores Master Plan. Some of the analysis in this document will reference the master plan's approved Mitigated Negative Declaration and EIR 84-03 which is a certified environmental impact report prepared for the subject master plan property when educational and other uses were allowed under the former Batiquitos Lagoon Educational Park Master Plan. Most of this site's environmental issues have been previously addressed and/or mitigated. Physical Environment 1. No unstable earth conditions will be created by the proposed mass grading operation for Poinsettia Shores. There will also be no increase of geologic hazards to people or property. The site is mostly flat with a hillside area on the eastern perimeter adjacent to the freeway. The proposed grading will be a balanced operation consisting of approximately 328,000 cubic yards of cut and fill. All standard City grading, erosion control and landscaping requirements will be imposed to ensure that no unstable earth conditions or geologic hazards will be created. No impacts to the Batiquitos Lagoon will result from the proposed grading and land subdivisions. A geotechnical investigation dated June 4, 1986 by Woodward-Clyde Consultants made various recommendations regarding grading, ground water, soils, drainage and other aspects of site development which are incorporated into the City's Engineering and grading standards. 2. The site topography will not be adversely or significantly altered. The grading will essentially level out the site with the eastern hillside area providing the majority of fill for the roadway embankments associated with the Avenida Encinas roadway and bridge over the railroad tracks. The project site has no unique physical features which would be significantly impacted by the mass grading. While no -7- unique topographic features are associated with the project site, the lagoon blufftop area is unique and sensitive since it buffers future development from the resources of the lagoon. This area will maintain a blufftop setback as required by the Poinsettia Shores Master Plan and will not involve any grading or blufftop area modifications. In addition, this master tentative map application is accompanied by a Hillside Development Permit application since the eastern portion of the master plan (Area C) is a hillside area per the zoning ordinance and is involved in the mass grading operation. The grading concept is shown on the project's tentative map and hillside development exhibits and centers around cutting into the eastern edge hillside portion of the site to obtain fill for the Avenida Encinas roadway embankments. This hillside area gently slopes up eastward from the existing Windrose Circle roadway to a flattened ridge that extends north and south along the site's eastern edge. Further east from this point is the steep down slope adjacent to the 1-5 freeway. The average cut into this area will be 10-12 feet with maximum cuts up to 18-20 feet. Since no development is proposed at this time, the hillside exhibits reflect the proposed mass grading. Another hillside development permit will be required with planning area "C" which will review and approve crib walls and structures for the mass graded site consistent with the master plan. The rest of the site is mostly flat with occasional topographical mounds and soft ridges that cross the property. These areas will be normalized through the mass sheet grading. As stated earlier, the designated public right of way area adjacent to the lagoon blufftop will not be graded. The grading of blufftop planning area A-4 (Lot 4 of the master tentative map) will involve shaving the elevated eastern portion of the lot by 2-10 feet and slightly filling the lower western portion to level out the site and prepare it for finish grading. The mass grading concept is designed to leave all lots in a graded state that will require only minor finish grading to accommodate development and roadways. In this manner, further environmental review at the planning area level will not be required since (1) the grading impacts have been assessed at this time in compliance with City grading and hillside regulations and (2) the Poinsettia Shores Master Plan contains a mitigation program designed to eliminate significant environmental impacts associated with development of individual planning areas. The proposed grading quantities (approximately 3,700 cubic yards per graded acre) and the grading concept will meet the intent and requirements of the City's Hillside Development Ordinance and will allow for the appropriate grading and development of the master plan property. An overall balanced grading operation of approximately 328,000 cubic yards is proposed. 3. By complying with standard City requirements for grading plans and permits, the project will not result in or be affected by erosion of soils either on or off the site. All standard soil erosion control measures will be incorporated to ensure that no soils erode into the Batiquitos Lagoon. In addition, the proposed grading will be required to comply with coastal zone grading provisions and restrictions. As required by the Local Facilities Management Plan (LFMP) for Zone 9, a desiltation basin is proposed for the project's west side. This basin will be located in the northwest portion of planning area "I". This basin is also allowed by the West Batiquitos Local Coastal Program subject to further review and approval by applicable state and resource agencies including the State Lands Commission. Adjacent to the desilt basin is a least tern site associated with a biological component of the approved Batiquitos Lagoon Enhancement Plan. Implementation of the Enhancement Plan and the use of the tern site (W-l) will not be impacted by the master tentative map related grading and associated improvements including the desiltation basin. The basin's location is outside of the lagoon's delineated wetland boundary and other sensitive areas. Non-sensitive, disturbed iceplant/sea fig vegetation covers the basin site. -8- As part of analyzing the potential environmental impacts of this project, an easterly (over the railroad tracks) alignment of the drainage facilities was assessed from an engineering and environmental standpoint as an alternative to the westerly alignment and proposed desilt basin location adjacent to the tern site. The easterly alignment would involve expansion of the existing desilt basin located east of the railroad tracks adjacent to the existing Rosalina subdivision. The westerly alignment would locate the basin in an area that had a basin already approved for it with the previous educational park master plan. A biological survey of the proposed west side basin location and the alternative east side basin expansion area was undertaken to determine the environmentally/biologically preferred location. The survey was performed by Dudek and Associates, a local environmental consulting firm staffed with qualified biologists. The survey concluded that the alternative eastern basin, and its expansion, would impact sensitive areas. Disturbance to wetlands are involved including impacts to coastal and valley freshwater marsh (0.31 acres), southern willow scrub (0.10) and coastal sage scrub (0.22) which would all likely require mitigation efforts as dictated by the resource agencies involved. The U.S. Army Corps of Engineers may become involved if Section 404 of the Clean Water Act is affected. The proposed western basin site is located in a mostly disturbed area, however, a small impact to coastal sage scrub (0.18) would occur and requires review by resource agencies. It is possible a re-design of the basin may avoid this impact. Another potential impact with the west side is to a small population of southwestern spiny rush. This is a sensitive plant listed as a List 4 species by the California Native Plant Society. Transplanting can mitigate this impact. Overall, the western basin location represents fewer potentially significant biological/environmental impacts. The eastern drainage alignment and expansion of the existing basin including the impacts to wetland areas would represent a more significant environmental impact than the proposed westerly alignment. From an engineering standpoint, the easterly alignment alternative would require some extreme engineering components including 30 foot and deeper storm drains and the demolition and expanded re-construction of the existing basin. Building the easterly alternative drainage alignment would not be consistent with the approved master plan or the approved Zone 9 Local Facilities Management Zone documents, require extensive re-construction of the existing basin, would require construction and maintenance of deep storm drains, and would not be environmentally preferred over the proposed westerly alignment. The mitigation considerations required for the construction of the western basin are incorporated into this mitigated negative declaration. 4. The proposed grading and land subdivisions will have no impact to the depositional patterns of local beach sands, river or stream channels or the bed of the Pacific Ocean or any bay, inlet, lake or lagoon. Specifically, the project will not impact the physical dynamics of the Batiquitos Lagoon which is the focus of an intensive enhancement project which will get underway in 1994. Development of the master plan area can be serviced by the existing desiltation basin onsite and a proposed desiltation basin for the project's west side. These facilities will adequately serve the future development and protect the lagoon from drainage, sedimentation and flooding concerns consistent with Zone 9 Local Facilities Management Plan requirements. All applicable state and resource agency review and approvals, including Coastal Commission approval of a Coastal Development Permit, will take place after City approvals. In no way will the mass grading of the Poinsettia Shores Master Plan master tentative map or individual planning area developments restrict or hinder the full implementation of the approved Batiquitos Lagoon Enhancement Plan. 5. Short term construction related impacts could effect air quality. However, this master tentative map is conditioned to implement fugitive dust and construction related air quality mitigation measures so -9- c that no adverse effects on ambient air quality will result from the proposed mass grading. These measures are listed at the end of this environmental assessment. Since dwelling units and individual lot subdivisions are not proposed with this application, the impacts from auto emissions of future residents on the region's air quality is not under review. However, the Poinsettia Shores Master Plan will develop the master plan site with land uses less intensive than the former educational park master plan. At buildout, traffic is projected to be approximately half of the educational park's projected traffic. In addition, future development will provide access the mass transit systems, public street improvements with bicycle lanes and pedestrian sidewalks and walkways so that compliance with applicable Regional Air Quality Strategies (RAQS) will be satisfied. 6. The proposed mass grading of the site, construction of roadways and landscaping of slopes and pads will not result in substantial changes in air movement, odor, moisture or temperature. 7. As previously discussed, the project will not have any impacts on the physical dynamics of the Batiquitos Lagoon or Pacific Ocean. The project will alter flood water flows because drainage facilities are part of the public improvements/infrastructure required of this project consistent with the City's Growth Management Ordinance and Local Facilities Management Zone 9. A desiltation basin is proposed for the southwest corner of the master plan site as discussed in detail in #3 of this document. Included in that discussion is a comparative analysis of the environmental/biological considerations for the proposed westerly drainage alignment and desilt basin vs. an easterly (of the railroad tracks) alignment of the drainage facilities and an expansion of the existing desilt basin adjacent to the Rosalina subdivision on the master plan site. 8. No significant surface waters exist on the developable portions of the site. Significant ground water resources are not associated with the site. However, the migration of water from adjacent landscaped or irrigated areas may result in isolated areas of "perched" water at various levels. As a standard grading practice, if water seeps are encountered during the grading of cut slopes, remedial measures will be undertaken once actual slope conditions are identified. Public water supply will be incrementally impacted during grading operations. While this application does not involve dwelling units or building permits, future planning area entitlement approvals will be conditioned such that no building permits will be issued unless the Carlsbad Municipal Water District determines that adequate water and sewer service will be available to allow occupancy of units. 9. As documented in EIR 84-3 and the Poinsettia Shores Master Plan Mitigated Negative Declaration, no significant natural resources such as non-renewable energy sources or mineral resources exist on the project site. The site's soil (MIC) and other factors qualify the area as prime farmland by the Soil Conservation Service. Agricultural mitigation fees have already been paid for this property in association with previous approvals. The balance of the fees are required to be paid before any individual planning area receives final map approval. This is further discussed in #14. 10. Fuel and energy will be used during grading operations but this will not create a significant adverse impact to fuel and energy resources. 11. As documented in the master plan's approved mitigated declaration, EIR 84-3 identified archeological sites within the master plan property and follow-up efforts conducted archeological excavations. Specifically, archeological excavations were carried out at five resource sites on the property. A detailed report by Brian Smith dated September 10, 1985 concludes that the subject sites have been excavated -10- and are no longer considered significant, however, mitigation at this time involves the retention of an archeologist for pre-grading conferences and on-site monitoring during grading operations. One site in particular (W-95) was noted as requiring a controlled grading operation since there is a strong potential for uncovering additional human remains. Special care will be exercised with the grading and monitoring of the area adjacent to this site. The Poinsettia Shores Mitigated Declaration requires an archeologist to monitor the mass grading of the site; so that requirement will be incorporated into the mitigation measures of this environmental assessment for the project's master tentative map. Also required is the involvement of a qualified paleontologist in the pre-grading grading operations including monitoring consistent with the City's standard paleontological mitigation measures. No historic structures or resources of significance are associated with the master plan site. The Ponto bridge underpass will be barricaded and removed from use with the construction of the Avenida Encinas/Carlsbad Boulevard intersection and the associated Ponto drive connection as approved as part of the master plan's circulation system. The Ponto bridge is a public bridge structure and was part of a Statewide Bridge Inventory conducted by Caltrans in 1987. As summarized in a 1988 historical assessment of the Ponto Bridge by RECON, a private environmental consulting company in San Diego, it was determined that the bridge does not meet National Register criteria for historical structures. No historical significance is associated with the Ponto bridge. Biological Environment 12. The developable portion of the project site is mostly vacant and does not support any sensitive habitats or diversity of plant species. Up until approximately 10 years ago, the project area was used to grow ornamental flower crops including rununculus and has been left fallow ever since. Two areas exist on the site that currently support vegetation. One is a stand of eucalyptus tress located along the eastern edge of the master plan adjacent to the freeway. The grading and future development of this area consistent with the Poinsettia Shores master plan (designated as planning area "C") will not be an adverse significant environmental impact. The previous educational park master plan also had approvals for the development of this area. The second area of on-site vegetation is located in the northwest corner of the master plan's east side, adjacent to the southwest corner of the Lakeshore Gardens mobile home park. This area contains a small amount of riparian vegetation consisting of arroyo willow and cattails associated with the drainage channel along the railroad tracks. This riparian area is very small (0.05 acres as shown on the project's constraints exhibit) and is not considered a significant riparian habitat area connected to a larger resource area. EIR 84-3 as certified for the previous educational park master plan has already concluded that the loss of these resources will not have a significant impact on the biological resources of the property. The lagoon blufftop areas, slopes and adjacent wetland areas are sensitive lands with significant habitat value. These areas have already been dedicated to the State and City as open space easements protecting the sensitive habitat areas associated with the master plan property. The proposed mass grading will not impact these areas. All grading and future development will occur on the master plan's developable, non-constrained land. Regarding off-site vegetation the new intersection with Carlsbad Boulevard will remove two Monterey Cypress trees. Given the maturity, historical context and scenic qualities of these trees, replacement trees will be required with the landscaping of the new intersection. This is further discussed in #31 of this document. 13. New species of plants will be introduced into the project area in the form of landscaping for slope and roadway areas. Ultimately, domestic and project related landscaping will be introduced into the area until buildout. Landscaping in conjunction with soil erosion control, or for ornamental and aesthetic -11- w purposes is not considered a significant environmental impact. No barriers to the normal replenishment of existing species will occur because the sensitive lagoon slopes and blufftop setback areas adjacent to the wetland habitat will be maintained as permanent open space. 14. Historically, both east and west sides of the master plan property have been farmed and used for agricultural purposes including the cultivation of ornamental flower crops (rununculus). Currently no agricultural uses are occurring on-site. The soils on-site are mostly Marina loamy coarse sand (MIC). It is a soil typically found on slopes of 2 to 9 percent and is considered to be prime farmland by the Department of Agriculture's Soil Conservation Service. The master plan property has paid agricultural mitigation fees as part of approvals granted for the former educational park master plan. The Poinsettia Shores Master Plan requires that all remaining agricultural fees be paid prior to the final map approval of individual planning area maps which will follow the approval of this current master tentative map application. While considered prime "farmland", the MIC soil carries a storie index rating of 54; which is not considered to be a high rating associated with prime "soils". 15/16 Since the project area is primarily vacant and undeveloped, there is minimum habitat value for plants as well as animal species. The exception would be the biodiversity associated with the lagoon and adjacent wetland areas which will continue to remain as permanent, natural open space. Therefore, there will be no impacts to the habitat or diversity of sensitive animal species, or their natural patterns of movements or migrations. The biological resources of the lagoon will not be impacted by the proposed mass grading and land subdivisions associated with this master tentative map and hillside development permit applications. Human Environment 17. The present land uses on the project site consist of the existing single family Rosalena project and vacant undeveloped land. The planned land uses are primarily residential on the east side and a mixture of travel service commercial uses and an unplanned area on the west side of the master plan property. The proposed master tentative map and hillside development permit will mass grade and subdivide the property consistent with the approved Poinsettia Shoes Master Plan so that there will be no adverse alteration of the present or planned land uses of the area. 18. There will be no substantial adverse impacts to public utilities, schools, police, fire , emergency or other public services. The mass grading and land subdivisions proposed with this application are consistent with the Poinsettia Shores Master Plan which complies with the provisions and requirements of Zone 9 and the City's Growth Management Ordinance. Specifically, the January 1994 approval of the Poinsettia Shores Master Plan included a Local Facilities Management Plan Amendment (LFMP 87- 09(A)) which updated the Zone 9 Local Facilities Management Plan to reflect amended land uses and the revised alignment of Avenida Encinas. This project will be required to be consistent with LFMP 87- 09 (A) which addresses the following facilities and services needed to develop and service the master plan property: City Administration, Library, Wastewater, Parks, Drainage, Circulation, Fire, Schools, Sewer Collection, Water Distribution and Open Space. Regarding school facilities, the master plan specifically requires that evidence of school impact mitigation is approved concurrent with or prior to the final map approval of the master tentative map. In order to assure a functional financial program to implement the requirements of Zone 9, the master plan also requires the Zone 9 Finance Plan to be approved concurrent with or before final map approval of this master tentative map. For these reasons, -12- the proposed master tentative map and hillside development permit will not adversely impact public facilities or services. 19. No solid waste or hazardous waste control systems are required or associated with this project. Solid waste collection is conducted by Coast Waste Management Inc. through an agreement with the City of Carlsbad; their service area expands to meet the needs of new development. The future development that will follow the master tentative map requires a new sewer pump station which will be constructed when needed to serve development. The sewer infrastructure serving the master plan will be installed concurrent with the mass grading operations and roadway and improvement construction, with the exception of the new pump station. The new pump station will be located in planning area "A-4" adjacent to the railroad tracks and will adequately service the master plan area. Some sewer infrastructure and elevated man holes exist on the site as a result of grading the first phase of the former educational park master plan which implemented a more intensive grading concept and land uses. Existing sewer infrastructure will be modified as needed to accommodate the grading proposed by this master tentative map. The sewer requirements of the Poinsettia Shores Master Plan are nearly half of the sewer requirements of the former educational park master plan (approximately 252,000 gallons per day vs. 151,140 gallons per day) as discussed in the master plan's approved Mitigated Negative Declaration. 20. A temporary increase in the ambient noise levels will occur during the mass grading operations associated with this master tentative map and the subsequent construction activity following additional planning area level final approvals. City code regulates grading and construction between 7:00 am and sunset on weekdays and 8:00 am and sunset on Saturdays. No work is allowed on Sundays. Since this noise source is regulated and temporary, noise levels will be below a level of significance. Future residential development must be in compliance with the City's noise policy to adequately attenuate railroad track and freeway noise. The master plan's mitigation program requires each residential planning area to have a noise analysis conducted and any appropriate, applicable mitigation measures incorporated into the planning area's review and approval process. At the master tentative map level, no noise analysis is required. 21. There will be no new sources of light or glare created by the mass grading, land subdivisions and construction of related roadway and other improvements proposed by the master tentative map and hillside development permit. 22. As previously discussed, no hazardous waste material use or storage is associated with this project. The proposed mass grading and related improvements will not involve the application, use or disposal of hazardous materials or substances. 23. No dwelling units or development proposals are specifically involved at this time, however, the master tentative map will grade the master plan site to allow the future review and approval of residential projects that must comply with the approved and existing underlying General Plan designation of Residential Medium (RM) density which allow 4-8 dwelling units per acre. In addition, the Poinsettia Shores Master Plan specifies the number of dwelling units allowed for each residential planning area so that overall, the RM designation is complied with. Since this project will allow the development of residential units consistent with the applicable General Plan designation, the density of the human population of the master plan area or the City's southwest quadrant will not be substantially altered. -13- The master plan's overall density is also discussed under #23 of the master plan's approved Mitigated Negative Declaration. 24. The master tentative map will allow grading, improvements and infrastructure to support the development of this approved master plan. There will be no demand created for additional housing by the completion of the proposed grading and land subdivisions. 25. The proposed grading and related improvements will not generate traffic since residential development and building permit issuance is not involved. This project will construct Avenida Encinas and related roadway and other improvements to adequately serve the traffic generated by future development approval. As discussed in the master plan's approved Mitigated Negative Declaration, the traffic impacts resulting from the buildout of the Poinsettia Shores Master Plan will be less than those approved for the previous educational park master plan so that all impacts resulting from the development of the master plan property are below a level of significance. 26. No existing parking facilities exist on the project site. Parking facilities associated with future planning area development proposals will be provided at that time; none are required or proposed at this time. 27. The master tentative map will not impact existing transportation systems or the future planned commuter rail station to be located approximately one mile north of the project site. Since the project area is currently an undeveloped master plan property, transportation systems will augment the future development of Poinsettia Shores until buildout. Currently patterns of circulation or the movement of goods and/or people does not exist on the mostly vacant site, however, such activity will become established once the Avenida Encinas roadway is completed. The project involves a new intersection with Carlsbad Boulevard by Avenida Encinas as shown on the project's exhibits. Any changes to the roadway design, or associated changes to future re-alignments of Carlsbad Boulevard, may require additional environmental review at that time. 28. No waterborne or air traffic make direct use of the master plan site. The Batiquitos Lagoon is not open for active water recreational uses. Rail traffic utilizes the existing railroad tracks located in the railroad right of way which bisects the master plan property into east and west areas. The development of the Poinsettia Shores Master Plan and the related grading and roadway/improvements construction will not impact rail, waterborne or air traffic. 29. While this project will grade the site and provide roadways and related improvements, there will be no legal access to motor vehicles, pedestrians or bicyclists until occupancy is granted to future developments which will need to process appropriate discretionary permits as required by the master plan. The master tentative will allow the safe use of roadways by meeting City standards regarding roadway dimensions and lane configurations, bicycle lanes and pedestrian sidewalks and walkways. With regards to the mass grading operation, any haul route requirements made by City Engineer must be met as well as traffic control plans if any disruption of traffic flow is anticipated. 30. The master plan site is not included a part of the City's emergency response plans or evacuation plans. Since the site is not extremely large (approximately 89 acres on the east side) and an existing fully improved public street (Windrose Circle) connects the existing Rosalena subdivision via Avenida Encinas with the rest of the City, no adverse impacts to emergency response services or plans will result. -14- w 31. The mass grading and land subdivisions proposed by this master tentative map will not obstruct scenic vistas or create aesthetically offensive public views. By conditioning the project to be in compliance with the City's Landscape Manual, there will be built in requirements to utilize seed mix cover crops on flat graded pads that will not be improved with developments within 6 months of completed mass grading. Compliance with the Landscape Manual will ensure no visual impacts occur from the proposed mass grading. Individual planning area tentative maps/development proposals will follow the approval of this master tentative map. While development of these planning areas may block or partially obstruct existing private views and oceans vistas, the City does not protect private views. Significant visual impacts per CEQA will not be created. A potentially significant impact does exist with the required construction of the new intersection of Carlsbad Boulevard and Avenida Encinas. The location of this new intersection will require the removal of two mature Monterey Cypress trees. These trees are located in the separated median area dividing the northbound and southbound roadbeds of Carlsbad Boulevard. These trees are also the northernmost trees of a clustered row of mature Monterey Cypress trees extending south toward the mouth of the Batiquitos Lagoon. These trees reflect the historical context of the area since contemporary roadway and general landscaping concepts do not utilize Monterey Cypress. This tree is known for being a hardy survivor in salty, windy coastal environments. The City's Landscape Manual specifically indicates the Monterey Cypress (Cupressus macrocarpa) as the desired theme tree (which is planted along street frontages) for this southern segment of Carlsbad Boulevard. The median tree (which is planted in medians like the existing Cypress), however, is the Mexican Fan Palm. This median tree can be implemented with future re-alignment changes to Carlsbad Boulevard. In the meantime, the replacement of the Monterey Cypress will help maintain the strong scenic visual character that currently exists while accommodating the new intersection. In addition, the Scenic Highways component of the General Plan's Circulation Element qualifies Carlsbad Boulevard as a scenic highway which may become the subject of specific corridor standards designed to maintain and enhance the coastal roadway's scenic qualities. For these reasons, as mitigation for the loss of two mature Cypress trees, the applicant will be required to replace these trees with the planting of up to six (6) 24 inch box sized Monterey Cypress trees. These will be planted on the north side of the new Avenida Encinas/Carlsbad Boulevard intersection as shown on the master tentative map's landscape plan exhibit. This requirement will be incorporated into the mitigation measures of this Mitigated Negative Declaration. 32. Since the site is mostly vacant, no recreational opportunities legally exist on the site; therefore, the mass grading and related improvements will not affect the quality or quantity of existing recreational opportunities. The improvements associated with this master tentative map will, however, ultimately lead to increased recreational opportunities in the form of bicycle lanes, pedestrian walkways and implementation of the master plan's trail system. Private recreational opportunities for the future residents of the master plan will involve the recreation center planning area (area "M") where active amenities (pool, basketball court, etc) will be provided. A Site Development Plan will be processed concurrent with the first planning area tentative map for the master plan's recreation center. Recreational amenities are also required for the master plan's affordable housing planning area. -15- ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS: a) Phased development of the project, b) alternate site designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed, and g) no project alternative. a) Phasing the mass grading operation and related improvements would not be a benefit since the grading concept is a one time mass grading effort and the related improvements and roadways must be completed before future development can be approved and constructed. Phasing the mass grading and related improvements would not offer environmental advantages and would probably increase the possibility of future facility impacts. b) No specific planning area level site designs are involved with this project. The grading concept is appropriate for the development of the master plan property and complies with hillside development regulations so that alternate site designs would not be significantly superior. c) The proposed scale of development implements all applicable existing approvals for the development of the site including the Poinsettia Shores Master Plan and the City's General Plan. The proposed scale of development is approved and appropriate. d) No other uses are allowed for this area. This project is the first step in implementing the approved Poinsettia Shores Master Plan. e) Development at some future time, although feasible, would not eliminate any of the potential environmental impacts. This document in combination with the implementation of the master plan's mitigation program will adequately reduce all impacts to levels of insignificance. These measures would be complied with whether development occurs now or is delayed into the future so no significant benefits would result from requiring development to proceed at some future time rather than now. f) The proposed master tentative map and hillside development permit is specifically designed for the implementation of the Poinsettia Shores Master Plan on the subject master plan property. Relocation of the project to another site is neither logical nor necessary. g) Since the proposal is consistent with the City's General Plan, the Poinsettia Shores Master Plan, the Zone 9 Local Facilities Management Plan and the West Batiquitos Local Coastal Program, the no project alternative would not be in conformance with these documents and applicable land use designations. In addition, Avenida Encinas-a Circulation Element roadway in the City's General Plan and the associated public improvements would not be completed with the no project alternative. The no project alternative would not produce environment advantages unless the City strictly followed a policy based on no further development within the City or not allowing the conversion of vacant land. -16- DETERMINATION (To Be Completed By The Planning Department) On the basis of this initial evaluation: I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that the proposed project COULD NOT have a significant effect on the environment, because the environmental effects of the proposed project have already been considered in conjunction with previously certified environmental documents and no additional environmental review is required. Therefore, a Notice of Determination has been prepared. _X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Mitigated Negative Declaration will be proposed. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. y- Date Signature Date j^Plaanlng Elector / LIST MITIGATING MEASURES CIF APPLICABLE) The following mitigation measures shall be made part of the project's grading plan in the form of Environmental Mitigation Notes listed on the grading plan title sheets. 1. GRADING AND FUGITIVE DUST CONTROL To mitigate fugitive dust and other grading related air quality impacts, the applicant shall incorporate the following items into the mass grading scope of work: * Control fugitive dust by regular watering, or other dust preventive measures; * Maintain equipment engines in proper tune; * Seed and water until vegetation cover is grown; * Spread soil binders; * Wet the area down, sufficient enough to form a crust on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust pick up by the wind (aeoloian transport); * Street sweeping, should silt be carried over to adjacent public thoroughfares; -17- cw * Use of water trucks or sprinkler systems to keep all areas where vehicles move damp enough to prevent dust movements when leaving the site; * Wet down areas in the late morning and after work has completed for the day, and; * Use of low sulfur fuel (0.5% by weight) for construction equipment. 2. ARCHEQLOGICAL AND PALEONTOLOGICAL MONITORING a. A qualified paleontologist and archeologist shall be present at a pre-grading conference with the developer, grading contractor, City engineering and planning staff. The purpose of this meeting will be to consult and coordinate the role of the paleontologist and archeologist in the mass grading of the subject site. A qualified paleontologist and archeologist are individuals with adequate knowledge and experience with fossilized and archeological remains likely to be present to identify them in the field and are adequately experienced to remove the resources for further study. No grading permits shall be issued until the monitoring plan has been approved by the Planning Director. b. The paleontologist and archeologist monitors shall be present during those relative phases of grading as determined at the pre-grading conference. The monitors shall have the authority to temporarily direct, divert or halt grading to allow adequate recovery of any cultural remains, artifacts or resources. At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. As referenced in the "Archeological Excavations of Cultural Resources at the Batiquitos Pointe and Batiquitos Bluff Projects" report dated September 10, 1985 by Brain Smith, special care shall be given to the grading and monitoring of site W-95. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified professionals as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil and artifact occurrences and the possibility of a discovery of resources of such scientific and/or educational importance which might warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontological and archeological monitors and/or recovery times shall be resolved by the Planning Director. c. Prior to occupancy of any buildings, paleontological and archeological monitoring reports shall be submitted to the Planning Director and the City's Historic Preservation Commission. This report shall describe all the materials recovered, assess their significance, and provide a tabulation of the number of hours spent by the monitors on the site. 3. CARLSBAD BOULEVARD-SCENIC HIGHWAY To mitigate the loss of two mature Monterey Cypress trees due to the construction of a new intersection of Carlsbad Boulevard with Avenida Encinas, replacement Cypress trees as specified on the project's landscape plan will be planted on the north side of the new intersection to the satisfaction of the Planning Director. These replacement trees will consist of up to six (6) 24 inch box Monterey Cypress specimens. The landscape plans required before final map approval shall indicate these trees. These trees are to be planted and in place before the pads and grading associated with the master tentative's mass grading are certified by the City's Engineering Department. -18- .w 4. WEST SIDE DESILTATION BASIN To mitigate the potential biological impacts resulting from the construction of the proposed desiltation basin on the project's west side the following shall be completed prior to the issuance of a grading permit for the basin's construction: (1) consult with the California Department of Fish and Game and the U.S. Fish and Wildlife Service regarding the impact to the 0.18 acres of coastal sage scrub. Any necessary permits shall be obtained or determinations of no impact shall be obtained. It is possible that a re-design of the basin may be presented to avoid any potential mitigations. In addition, any program to schedule construction activities so as not to impact least tern breeding and nesting seasons shall be approved and in place prior to grading permit issuance; (2) a qualified biologist shall document in a report with appropriate maps, to the satisfaction of the Planning Director, the salvaging and transplanting of the small population of southwestern spiny rush (a List 4 sensitive plant species per the California Native Plant Society); (3) review and approval by the State Lands Commission and the California Coastal Commission. ATTACH MITIGATION MONITORING PROGRAM CIF APPLICABLE") -19- APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE-MEASURES TO THE PROJECT. Da ENM:vd -20- T0'd IdlOlVO/Vt'V* J.V-1V M< APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT. Da/ /Signature ENMivd SEABLUFF ASSOCIATES, A California General Partnership By: Hackecc Management Corporation, a California : corporation, General Partner -20- 10'd PROJECT NAME: Poinsettia Shores Master Tentative Map/Hillside Development Permit FILE NUMBERS: CT 94-01/HDP 94-03 APPROVAL DATE: July 6. 1994 EIR OR MITIGATED NEC. DEC.: Mitigated Negative Declaration The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure has been complied with and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6). Mitigation Measure Fugitive Dust Mitigation Paleontological Monitoring during mass grading Archeological Monitoring during mass grading Carlsbad Boulevard replacement of Monterey Cypress West side desiltation basin - bio-mitigations Monitoring 1*1* On-going On-going On-going On-going On-going Monitoring Department Engineering Engineering/ Planning Engineering/ Planning Engineering/ Planning Engineering/ Planning Shown on Plans Verified Implementation Remarks Explanation of Headings Type = Project, ongoing, cumulative. Monitoring Dept. = Department, or Agency, responsible for monitoring a particular mitigation measure. Shown on Plans = When mitigation measure is shown on plans, this column will be initialed and dated. Verified Implementation = When mitigation measure has been implemented, this column will be initialed and dated. Remarks = Area for describing status of ongoing mitigation measure, or for other information. ho RD-AppendxP