HomeMy WebLinkAboutCT 97-15; Lohf Property; Tentative Map (CT) (3)LOHF PROPERTY
ENVIRONMENTAL EVALUATION
I.
a) The tfr^fl^&jfflfilVtent with the existing underlying General Plan designations of Residential Low Medium
and Residential Medium (RM) (4-8 du/ac). A Zone Change is being processed concurrent
Q\\ wkW^Papplication to rezone the subject property from Limited Control (LC) to Residential (R-1-7500-Q),
Ownsistent with the existing general plan designation. This will not alter the anticipated General Plan land use for
the property and thus, no significant land use impacts are anticipated.
b) The proposed project does not conflict with any existing or proposed environmental plans or policies of the City
of Carlsbad, including the HMP. There are no existing environmental plans or policies adopted by other
agencies which address the subject property, therefore, the project does not conflict with any applicable
environmental plans or policies.
c) The proposal is consistent with existing land use in the vicinity. Adjacent land uses primarily consist of
residential RLM and RM designations with R-l or L-C zoning that are vacant or have existing SFD's or
residential subdivisions on site.
The proposed project will be topographically separated from the adjacent parcels and will also be buffered from
surrounding future residential uses by steep slope and natural habitat areas as part of the project permanent open
space easements.
Due to the project's proximity to El Camino Real and the provision of a full 60-foot right of way local street
leading from the project to El Camino Real, project traffic would not impact surrounding properties. The
projected ADT for this 73 unit residential project (730 ADT) is also considerably less than the number of
average daily trips which were allocated for these properties in the Zone 21 LFMP (1110 ADT) based on net
acreages onsite.
d) The site has been used for residential single family and agricultural uses. The site was previously under
agricultural cultivation and has been cultivated in the recent past.
e) The project site is located adjacent to a single family residential subdivision to the south, a local commercial
shopping center to the southeast, existing multi-family housing across El Camino Real to the east, vacant parcels
adjacent to the north and west, and additional developed properties further to the north (including an affordable
apartment project) and northwest. The proposed project will not adversely impact the access to the subdivision
to the south nor any other nearby existing or approved subdivision. Accordingly, the proposed 73 lot residential,
single-family subdivision will not disrupt or divide the physical arrangement of an established community.
II. POPULATION AND HOUSING
a) The City of Carlsbad's Growth Management Program established a dwelling unit limit at buildout of the City.
The proposed project contains fewer units than was anticipated in the Zone 21 LFMP for the two parcels
combined. The facilities plan assumed over 110 units for the subject parcels, whereas 73 units are currently
being proposed. Thus, the Citywide Growth Management dwelling unit cap will not be exceeded and public
facilities and services will be available to meet the anticipated demand for the project.
b) The area surrounding the proposed development is designated for residential development and was analyzed in
the City's Growth Management Plan accordingly. No major infrastructure facilities are proposed for extension
to serve the project.
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c) The project site is currently developed with three older single family homes. These market rate units will be
removed to accommodate the proposed development. No affordable housing units will be negatively impacted
by the proposed development.
III. GEOLOGIC PROBLEMS
The Preliminary Site Reconnaissance for the Dove Street Project, in the City of Carlsbad, California, prepared by
Pacific Soils Engineering, Inc., dated June 20, 1997 states that "based upon the findings of this study, it is our
opinion that the site can be developed from a geotechnical viewpoint and there are no unmanageable
geotechnical conditions that would preclude site development".
a,b,c) Fault Rupture/ Seismic ground shaking/Seismic ground failure, including liquefaction - The closest active fault is
the Elsinore Fault Zone located approximately 24 miles to the northeast. Faulting has been mapped by
geotechnical firms in areas around the site, however, this faulting is considered inactive and should not pose a
significant hazard to the proposed development. There are no active faults located in this portion of Carlsbad.
Breaking of the ground due to faulting should not be a problem due to the absence of any active faults. Seismic
. risk is considered low to moderate in this portion of the City of Carlsbad. Design of structures should comply
with the requirements of the governing jurisdictions and standard practices of the Association of Structural
Engineers of California.
d) Seiche, tsunami, or volcanic hazard - Because there are no volcanoes located within the City of Carlsbad and
because the project site is not located proximate to a bay, lake or ocean, no impacts involving seiches, tsunamis
or volcanic hazards are anticipated.
e,g,h) Landslides or mudflows/Subsidence of the land/Expansive soils - The soils report states that "it is recommended
that complete removal of uncompacted fills, topsoils, alluvium/colluvium and highly weathered bedrock be
accomplished prior to the placement of compacted fill". "The low to moderate expansion potential that generally
exists for the onsite soils will result in typically low expansive foundation and subgrade characteristics." The
implementation of standard City of Carlsbad erosion control measures, together with the geotechnical report
recommendations should help minimize potential landslide impacts. Onsite soils are considered to be of low to
moderate expansion potential. The removal of expansive alluvial soils, uncompacted fills, topsoils and highly
weathered bedrock in certain areas should reduce potential land subsidence and soil expansion impacts.
f, i) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill - Cut/fill transition
pads will be over-excavated and replaced with compacted fill. Canyon subdrains will be constructed below
canyon fills. With the implementation of standard City of Carlsbad erosion control measures and the
geotechnical report recommendations, no significant erosion impacts or unstable conditions should occur. No
unique geologic or physical features exist on the subject property.
IV. WATER
a,c,d) Additional impervious surfaces will be created with development of the project, which as a result, reduces
absorption rates and increases surface runoff. Grading permit standards and the Zone 21 Local Facilities
Management Plan require adequate drainage facilities to service the site. Post development surface runoff must
not carry any increased velocity at the property line from a 10-year/6 hour storm event based on the hydrology
standards of the Mello II Segment of Carlsbad's Local Coastal Program. Compliance with the National Pollution
Discharge Elimination System (NPDES) requirements will reduce surface pollutants to an acceptable level prior
to discharge. These measures and erosion control mitigations (i.e. landscaping, adequate drainage facilities and
proper soil compaction) will serve toward reducing water quality impacts to below a level of significance.
b) The project site is not located within a floodplain or within an area which is subject to flooding. Therefore no
portions of the property or future project residents would be exposed to flood hazards.
e) The majority of the site drains toward a natural north/south trending canyon in the southwestern portion of the
site. A second minor north/south trending drainageway is located along the northeast corner of the property.
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These eventually drain into the Batiquitos Lagoon which is located over a half mile to the south. The proposed
project was designed with the intent to not alter the basic natural drainage flow patterns across the site, yet to
minimize impacts of runoff into the natural drainage areas. The residential building pads along the northeastern
corner are designed to drain into "D" Street to the proposed storm drain inlet at Dove Lane which will then
connect with the existing 18" RCP storm drain line in Dove Lane offsite. Drainage control measures will be
incorporated into the project design to ensure that the project will not change the course or flow of water into the
Batiquitos Lagoon.
f-i) There exist no potable ground water basins within the City. According to the Test Pit Logs and geotechnical
mapping in the previously referenced soils report by Pacific Soils Engineering, the highest point of ground water
found onsite was at 13 feet total depth below the surface, located along the eastern edge of the site. Due to the
depth of the ground water onsite, together with proposed project drainage facilities and erosion control
prevention measures, impacts to groundwater quantity, quality, and direction or rate of flow will be minimized.
V. AIR QUALITY
a) The 73 dwelling units proposed with this project were considered in the Master EIR for the Updated 1994
Carlsbad General Plan, as well as the related air quality impacts assumed for allowed development in the area.
The 73 units proposed will present less air quality impacts than the 110 units that would have been assumed for
the property in projected buildout calculations. This project implements various air quality mitigation measures.
For example, due to the location of new units in close proximity to major roadways (El Camino Real and future
Poinsettia Lane) and employment opportunities, vehicle cold starts, vehicle trip lengths and roadway congestion
may be reduced in that residents are more likely to bike or walk to work.
Operation-related emissions are considered cumulatively significant because the project is located within a "non-
attainment basin", therefore, the "Initial Study" checklist is marked "Potentially Significant Impact". This
project is consistent with the General Plan, therefore, the preparation of an EIR is not required because the
certification of Final Master EIR 93-01, by the City Council Resolution No. 94-246, included a "Statement Of
Overriding Considerations" for air quality impacts. This "Statement of Overriding Consideration" applies to all
subsequent projects covered by the General Plan's Final Master EIR, including this project, therefore, no further
environmental review of air quality impacts is required. This document is available at the Planning Department.
Construction activities associated with the project would result in potential short-term air quality impacts.
Principal pollutants from these activities include fugitive dust particles due to grading and transportation of
construction materials and, to a lesser degree, emissions from construction vehicles. The Grading Ordinance
contains provisions to minimize the release of construction related pollutants; therefore, air quality impacts
resulting from future project related construction activities would not be considered significant in that the project
shall be conditioned to comply with the Grading Ordinance.
b) Other than the project air emissions associated with gas and electric power consumption and vehicle miles
traveled (discussed above), this 73 unit residential project will not generate any other air pollutants. There exist
no sensitive receptors (schools or hospitals) within several miles of the project site, therefore potential exposure
of sensitive receptors to project air emissions is not considered a significant impact.
c,d) Because of the project's relatively small size (73 dwelling units) and it's location within a relatively undeveloped
area, no significant impacts to air movement, moisture, temperature, or climate are anticipated. This residential
project is not anticipated to create objectionable odors.
VI. TRANSPORTATION/CIRCULATION
a) The proposed project would generate approximately 730 ADT. The project is providing Dove Lane as a direct
access to El Camino Real. Off-site improvements (i.e. lane striping) may be necessary to the intersection of
Dove Lane at El Camino Real. It is anticipated that with the implementation of these circulation improvements,
all corridors and intersections in the project vicinity would operate at acceptable levels of service and there
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would be no significant circulation or traffic impacts. The major improvements identified in the Zone 21 LFMP
have all ready been installed or will be provided for by other nearby developments.
b,c) All project on-site and off-site circulation improvements shall be required to comply with minimum engineering
design and safety standards. Adequate emergency access from the project site to the adjacent development to the
south shall be provided with this project.
d) Required parking will be provided onsite. Each proposed lot will be required to have a minimum 2-car garage
per unit.
e) Pedestrian and bicycle access will be accommodated by standard full right of way improvements including
sidewalks along all internal streets. The future Poinsettia Lane will provide additional accommodations at time
of development.
f) The project as proposed complies with adopted policies supporting alternative transportation. Specifically, in
that the project will be located in proximity to a major roadway (El Camino Real) and employment opportunities
within the nearby businessparks and commercial centers, alternative transportation opportunities exist including
bus transit, and bicycle or pedestrian access.
g) The project is not located in close proximity to a railroad or navigable waterway, therefore, no rail or waterborne
impacts are anticipated. The project is also consistent with the McClellan Palomar Airport Comprehensive Land
Use Plan. Therefore, no air traffic impacts are anticipated.
VII. BIOLOGICAL RESOURCES
a-e) See Biological Resources Report and Impact Analysis for the Dove Lane Property, City of Carlsbad, San Diego
County, California, prepared by Dudek & Associates, Inc. by Anita Hayworth, dated September 5, 1997 and
revised May 5, 1998. According to this report, the project will impact 0.4 acre of southern maritime chaparral
habitat onsite. The project design includes an open space easement over 93% (5.5 acres) of the southern
maritime chaparral onsite. This exceeds the conservation goals established in the City's HMP and is greater than
the 2:1 mitigation ratio that is typically required for the impact to this habitat type. The open space easement
also includes the preservation of 100% oif the oak riparian forest and Del Mar manzanita occurring onsite.
In a regional context, the sensitive biological resources present on the property are regionally important due to
the limited distribution of southern maritime chaparral habitat and the connectivity of this habitat onsite with
additional habitat offsite. The project contributes to the preservation of resources and the ultimate development
of the subregional preserve system by contributing 5.5 acres of southern maritime chaparral, 0.4 acre of southern
coast live oak riparian forest, 24 individuals of Del Mar manzanita, scrub oak, summer holly, and ashy spike-
moss to open space. The proposed project meets the project-level conservation requirements outlined by the
Carlsbad HMP: the project does not preclude the functioning of preserve linkages in that the project preserves
the existing habitat patch onsite in the southwestern corner that is an extension of existing native habitat offsite to
the west; approximately 93% of the southern maritime chaparral is preserved onsite; there is no net loss of the
coast live oak riparian forest habitat; the project has been designed to avoid and minimize impacts to sensitive
habitats and species. Thus, the proposed project is consistent with the Carlsbad HMP.
The biological resources report determined that the one isolated coast live oak tree within the proposed
development area is not representative of a sensitive habitat in function, nor value, and thus the impact would not
be considered significant. The City, however, is requesting mitigation for the impact to be replacement of the
tree at a 10:1 ratio. The project may be conditioned to plant ten live oaks within the open space areas onsite in
the northwest and southwest corners in previously disturbed or open areas.
No direct impacts to sensitive animal species will occur as a result of the proposed project design. The
California gnatcatcher female and juvenile(s) that were observed onsite within the southern maritime chaparral
most likely are not residents of the immediate area due to the lack of their preferred habitat. Because of the time
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of year that the survey took place, it is likely that the birds were dispersing or roaming within the vicinity.
Coastal sage scrub habitat is located nearby both to the east and west and a gnatcatcher location has been
recorded nearby within habitat to the east. No impacts are expected to occur to the California gnatcatcher.
The quino checkerspot butterfly has been listed by the US Fish and Wildlife Service as endangered. The habitat
assessment of the property determines whether the project site contains habitat components and features
appropriate to support the checkerspot butterfly. The butterfly is associated with low elevation meadow habitats
or clearings characterized by clay soils or cryptogamic plants and may occur in sparsely vegetated chaparral,
coastal sage scrub, or oak woodlands. Other habitat features include the presence of host plants and nectar plants
located in sparsely vegetated areas, and hilltops and ridgelines. The Lohf property is characterized by disturbed
habitat in the form of agriculture usage and existing residences. The development envelope is almost exclusively
restricted to the currently disturbed habitat and includes very small amounts of native habitat. Thus very little
impact to potential habitat would occur. In addition, there are no hilltops or ridges present on the site; the
property is relatively level. No clay soils are present; the soils are dominated by sandstone based formations. No
foodplant and very little nectar source is available. The nectar source is located within areas designated for open
space. Finally, the native habitat present onsite is characterized as very dense chaparral and oak forest, thus no
potential habitat is available onsite. Based on the lack of any of the habitat features or components required to
support the quino checkerspot butterfly, no survey during the flight period would be required.
VIII. ENERGY AND MINERAL RESOURCES
a) Consistent with Title 24 regulations of the State Building Code, the project will be designed to incorporate
energy conservation measures where feasible. Otherwise, the project does not conflict with any adopted energy
conservation plans.
b) The subject property does not contain any known non-renewable resources of any significance, so no non-
renewable resources will be used in a wasteful or inefficient manner.
c) The subject property does not contain any known mineral resources (natural gas, oil, coal or gravel) that would
be of future value to the region and the residents of the State.
IX. HAZARDS
a,b,d) Aside from the short-term air quality impacts associated with the emissions from construction vehicles and
generation of dust during project construction activities, the proposed residential project would not present a
significant risk of an explosion or the release of hazardous substances. The project will not interfere with an
emergency response plan or emergency evacuation plan. A Phase 1 Environmental Site Assessment (ESA)
report was prepared on July 18, 1997 and a Report of Phase II Limited Subsurface Investigation follow-up report
was prepared on July 25, 1997, both by Kleinfelder, Inc. The Phase I ESA was performed in accordance with
ASTM E-1527-97 requirements to evaluate recognizable environmental conditions associated with the present or
past usage, storage, or disposal of hazardous substances or petroleum hydrocarbons at the subject site. The
report revealed evidence of recognized environmental conditions of concern associated with the site. The Phase
II ESA involving subsurface soil sampling was completed to assess if the site had been impacted by historical
agricultural land use. The Phase II ESA determined that all of the samples analyzed were well below the
preliminary remedial goal concentrations (PRGs) established by the EPA for residential sites, and are not
considered a human health threat. No further subsurface assessment or work is recommended.
c) This 73 unit residential project will not create any health hazard.
e) This project has native vegetation located onsite and on adjacent properties offsite, which could be subject to fire
hazard. Pursuant to the City's Landscape Manual, a Fire Suppression Plan is proposed to mitigate future
potential fire hazards.
X. NOISE
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a) Implementation of the proposed 73 unit project will incrementally increase existing noise levels in the project
vicinity. However, the increased noise associated with 73 residential single-family units (and 730 additional
average daily auto trips) would not result in a significant increase in noise levels within the project vicinity.
b) There should not be a significant impact to the project created by traffic noise from future Poinsettia Lane
provided that the required acoustical report's recommended mitigation measures are adhered to. A sound wall is
required along the top of the slopes adjacent to the future Poinsettia Lane right-of-way to mitigate exterior traffic
noise to 60 dB(A) CNEL. Based on exhibits in the McClellan-Palomar Comprehensive Land Use Plan, the
project site is located south of the CNEL noise contours for the McClellan-Palomar Airport and thus, should not
be negatively impacted by overflight or noise generated by the airport.
Prior to the issuance of building permits for this project, the project applicant shall be conditioned to submit an
acoustical analysis to the City which analyzes and recommends mitigation measures to limit interior noise levels
to less than 45 dBA CNEL.
XI. PUBLIC SERVICES
a-e) Converting the planned land use on the subject property from 36 acres of Limited Control to the One Family
Residential Zone to provide for 73 single-family dwelling units should not effect the provision and availability of
public facilities (i.e.; fire protection, police protection, schools, libraries, governments services and roads) as the
underlying residential General Plan land use designations (RLM & RM) have not changed. Also, because the
project shall be subject to the conditions and facility service level requirements within the Local Facilities
Management Plan (LFMP) for Zone 21, no significant public service impacts will occur. Consistent with the
City's Growth Management Plan and applicable state law, the project applicant shall be required to submit
evidence to the City that project impacts to school facilities have been adequately mitigated prior to the issuance
of a grading or building permit. The project mitigation will involve a financial contribution to the Carlsbad
Unified School District, Community Facitlities District (CFD) fund.
XII. UTILITIES AND SERVICES SYSTEMS
a-g) In that this project shall be subject to the utility and service system requirements and conditions within the LFMP
for Zone 21, no significant utilities and service system impacts (i.e.; impacts to gas and electricity, telephone,
sewer, water, drainage and solid waste disposal facilities) will occur. The project shall be conditioned to either
tie into existing facilities or construct new facilities as required.
XIII. AESTHETICS
a,b) Potential project visual impacts to the El Camino Real and Poinsettia Lane scenic corridors will be adequately
mitigated by heavy perimeter project landscaping, the 50-foot landscaped setback buffer along future Poinsettia
Lane, building heights being restricted to a maximum of 35 feet and the project's horizontal separation from El
Camino Real (i.e. finished pad elevations to be a minimum of about 25 feet lower in the northeast corner). The
proposed perimeter landscaping and existing City building height restrictions will mitigate potential negative
aesthetic impacts of the project.
Development of the project requires 223,000 cubic yards of grading. This results in acceptable grading
quantities of 7,500 cubic yards per graded acre (excluding the grading of future Poinsettia Lane onsite pursuant
to Municipal Code Section 21.95.060(j)(3)). The proposed grading conforms to the City's revised Hillside
Development Ordinance. Manufactured slopes will be screened with landscaping. Cut slopes will not exceed 30
feet and fill slopes will not exceed 40 feet in height. The proposed development generally follows the natural
countours of the existing topography thereby preserving the topographic integrity of the gently rolling landform
and preserving the more extreme variations in topography (i.e. in the southwest and 'northwest corners) in
proposed permanent open space easements. Therefore, the alteration of the topography would not create a
significant aesthetic impact. The provision of a screen wall (noise wall), 50-foot landscape buffer and a 5 to 10
foot grade differential along future Poinsettia Lane will serve to screen the project's structures from viewers
along future Poinsettia Lane.
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c) The project would not create significant light and glare impacts on surrounding properties. The site would be
buffered from surrounding properties by major collector roadways (El Camino Real to the east and future
Poinsettia Lane to the north), building setbacks, topography, slope landscaping, and open space areas with
natural vegetation. In addition, the project shall be conditioned so that all project lighting be designed to reflect
downward to avoid impacts to surrounding properties.
XIV. CULTURAL RESOURCES
a-e) The paleontological resource survey of the subject property (San Diego Natural History Museum, August 28,
1997) concludes that the discovery of moderately preserved fossils in weathered bedrock exposures indicates
that grading operations will probably encounter better preserved and more abundant fossils during development
of the project site. Mitigation of the predicted construction-related impacts can be accomplished through
implementation of a paleontological resource mitigation program. The elements to be included in the program
are identified in the technical report.
The cultural/archeological resource survey of the subject propety (RECON, September 8, 1997) concludes that
no cultural resources were found on the property and that no additional measures related to cultural resources are
necessary. There was a record of a single site (SDi 8195) located on the subject property, however, the site was
found to have been significantly disturbed by recent historic land use practices and activities with the result of
limited research value. This site is considered to be a non-significant resource, and no further work is
recommended.
XV. RECREATION
a, b) On-site recreational opportunities are available within each 7,500 square-foot, single family lot. In addition,
Poinsettia Community Park (42 acres) is located within approximately one mile (northwest) of the project.
Accordingly, project impacts to recreational amenities are not regarded as significant.
XVI. MANDATORY FINDINGS OF SIGNIFICANCE
a) As discussed in the attached Biological Resources report, the project will result in the loss of .4 acre of southern
maritime chaparral. The mitigation measures proposed will adequately mitigate impacts to biological resources.
b) All project related impacts must be considered to be cumulatively considerable when viewed in connection with
the effects of continued growth and development within the City, Northern San Diego County and San Diego
County in general. However, with the exception of significant and unmitigable regional air quality impacts
identified within the Master EIR for the City's Updated 1994 General Plan, (for which a Statement of Overriding
Considerations has been adopted by the Carlsbad City Council), this project will implement project specific
mitigation measures to reduce project specific impacts to a level of insignificance. The implementation of these
project mitigation measures will incrementally reduce cumulative considerable impacts to a level of
insignificance.
c) As previously discussed within this document, this 73-unit residential, detached single family project will not
create environmental effects which will cause substantial adverse effects on human beings either directly or
indirectly.
Alternatives:
Project alternatives are required when there is evidence that the proect will have a significant adverse impact on the
environment and an alternative would lessen or mitigate those adverse impacts. Public Resources Code Section 21002
forbids the approval of projects with significant adverse impacts when feasible alternatives or mitigation measures can
substantially lessen such impacts. A "significant effect" is defined as one which has a substantial adverse impact.
Given the attached mitigation conditions, this project has "NO" significant physical environmental impacts, therefore,
there is no substantial adverse impact and no justification for requiring a discussion of alternatives (an alternative would
not lessen an impact if there is no substantial adverse impact).
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