HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (71)POINSETTIA PROPERTIES
TM/PD/HDP/CDP
ENVIRONMENTAL IMPACT ASSESSMENT
DISCUSSION OF ENVIRONMENTAL EVALUATION / EARLIER ANALYSES
PROJECT BACKGROUND INFORMATION
A. Earlier Analysis and its applicability to project
The project is part of the Zone 20 Specific Plan approved by the City Council in 1994. CEQA compliance for the
specific plan was achieved through the certification of the Zone 20 Program EIR which identified, analyzed, and
recommended mitigation to reduce potentially significant impacts to insignificant levels. The Zone 20 Program EIR
(PEIR) analyzed potential impacts to agriculture, air quality, biology, circulation, cultural resources, land use, noise,
pesticide residue, paleontology, public facilities financing, soils/geology, and visual aesthetics that could result from
the development of the Specific Plan area. The PEIR was intended to be used in the review of subsequent projects
within Zone 20. This development project incorporates the required Zone 20 PEIR mitigation measures and
additional site specific biological, soils/geological, slope, traffic and noise analyses have been performed to
determine that no additional significant impacts beyond those identified and mitigated by the PEIR will result from
the proposed development.
The proposed zone change and local coastal plan amendment is consistent with the existing General Plan
designations onsite. These underlying land uses were established by the City of Carlsbad General Plan, updated
1994, and potential impacts of the land uses were analyzed in the General Plan related Final Master Environmental
Impact Report, 93-01, certified September 6, 1994 and Zone 20 Specific Plan PEIR. This proposal is consistent with
the existing General Plan and Zone 20 Specific Plan. All potentially significant effects have been analyzed in earlier
EIR's, and have been avoided or mitigated pursuant to those earlier EIR's. No additional environmental
documentation is required (Prior Compliance). The following discussion of environmental evaluation briefly
explains the basis for this determination along with identifying the source documents which verify the PEIR impact
identification, analysis, and mitigation requirements.
B. Environmental Analysis
The project consists of a tentative map, planned development, hillside development permit and coastal development
permit on a 74.9 acre site located along both sides of Poinsettia Lane, west of Aviara Parkway. The subject site
consists of ten parcels with various owners and is located within Zone 20 Specific Plan, Planning Area D. The site
has been used for agricultural and horticultural operations, with commercial greenhouses and operations buildings
existing onsite. There are two existing residences just outside the site boundaries that will remain. The site is
surrounded by existing single-family and multi-family residential developments to the north, west and south. An
open space area exists to the east of the subject site between the subject property and Aviara Parkway that was left
undeveloped when the adjacent Aviara Master Plan project developed.
The northern portion of the site is bisected by existing Poinsettia Lane, a 102-foot wide major arterial roadway. The
site is primarily accessed by the extension of Rose Drive from the north and south. Portions of the site will also be
accessed by Alyssum Avenue (off of Snapdragon Drive) from the west and Lonicera Street (off of Camino de las
Ondas) and Lemon Leaf Drive from the north. Major facilities and utilities exist in the area to service the site. No
major offsite road improvements will be necessary to accommodate development on the site.
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The topography of the site is predominantly characterized by gentle slopes which have been in agricultural use.
There are small pockets of 25-40 percent slopes separating flatter pad areas which were manufactured as the result
of these agricultural operations. There is a north-south running ridge which offers ocean views to the west. Along
the eastern boundary, the site is separated from the Aviara Master Plan by slopes of 25 percent or greater. The
elevations onsite vary from a low of approximately 185 feet above mean sea level (AMSL) along the western
boundary to a high of approximately 310 feet AMSL in the eastern portion of the site. The site consists primarily of
disturbed vegetation due to the historical agricultural uses. A very small patch of southern willow scrub exists
adjacent to the western property boundary. This habitat appears to be part of an existing, manmade
retention/detention basin. The slope areas along the eastern site boundary contain coastal sage scrub habitat. The
site drains predominantly to the west to two existing retention basins along the western site boundary.
I. LAND USE AND PLANNING
a) The proposal is consistent with the existing underlying General Plan designations of Residential Low-Medium
Density (RLM, 0-4 du/ac) and Residential Medium Density (RM, 4-8 du/ac). A Zone Change is being processed to
rezone the subject property from the "holding" zone of Limited Control (L-C) to Residential, R-1-7500 and RD-M-
Q, to be consistent with the underlying general plan designations. The Zone Change application also includes the
request to change a 4.18 acre parcel in the northeastern portion of the site, north of Poinsettia Lane, from R-1 -10,000
to R-1-7,500 due to impacts associated with the construction of Aviara Parkway to the east. This change will result
in a land use and development design compatible with adjacent existing and proposed development and consistent
with the RLM General Plan Growth Management control point of 3.2 du/ac. The existing General Plan line does not
appear to follow topographic or other features that would delineate its precise location. For purposes of this
application the dividing line for the land use designations is interpreted primarily as the center line of Rose Drive.
Where it leaves Rose Drive, the line follows proposed property lines. This proposal 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. The proposed development project complies with the applicable environmental plans
and policies adopted by agencies with jurisdiction over the project. The property is consistent with the coordinated
conservation planning effort by SANDAG, the Multiple Habitat Conservation Program (MHCP), with the goal to
establish biological reserve areas in conformance with the State of California's Natural Community Conservation
Program (NCCP). The project site is subject to the Mello II Segment of the Carlsbad Local Coastal Program (LCP).
A Local Coastal Program Amendment (LCPA) is being processed to change the zoning from Limited Control (L-C)
and R-10,000 to residential zones R-l-7500 and RD-M-Q. The project is consistent with the Mello II land use
policies.
c) The proposal is consistent with existing land use in the vicinity. This is an in-fill project surrounded by existing
detached single-family and attached multi-family residential developments. Adjacent residential land uses consist of
Residential Medium (RM) designated properties to the northwest and west, Residential Low-Medium (RLM)
designations to the north, northeast, south and southeast, with an Open Space designated area to the east. These
areas are zoned R-l, RD-M, and Planned Community (P-C) and are all built-out with single-family or multi-family
residential developments. One property across Aviara Parkway, to the northeast, zoned L-C, has.a floating
commercial designation. The existing adjacent residential developments include the Las Playas multi-family
townhomes and Vista Pacifica [Sea Pines] single-family patio homes on 4,500 sq. ft. lots to the west, Spinnaker Hill
single family homes on 7,500 sq. ft. lots to the south, the recently constructed Mariners Point single-family detached
development to the north, and Aviara Master Plan single-family homes further to the east, across Aviara Parkway.
d) The majority of the site has been used for agricultural and horticultural cultivation, with operations currently
existing. Approximately 75 percent of the project site is located within the Coastal Agricultural Overlay Zone (Site
III) of the Mello II Segment of Carlsbad's Local Coastal Program. The four parcels in the northwestern portion of
the site have not been in agriculture and therefore, were not included in the Coastal Agricultural Overlay Zone.
Several mitigation options are provided in the Local Coastal Plan (LCP) for the conversion of agricultural lands to
urban uses. These include the option to pay an agricultural conversion mitigation fee. PEIR mitigation provided to
reduce conflicts between residential and agricultural uses (i.e. to the "not a part" parcel in the southeastern portion of
the site area) includes notification to future residential land owners that this area is subject to dust, pesticide, and
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odors associated with adjacent agricultural operations. Temporary road connections to maintain continued access to
adjacent agricultural properties will be provided during construction. Permanent access to the existing agricultural
properties is maintained in the development project proposal.
e) The project site is located within an area which has been developed, or, where development proposals are pending
with the City. The proposed project will not adversely impact the access to these subdivisions as the onsite
circulation was designed to tie into the surrounding circulation patterns. Accordingly, this proposed residential lot
subdivision project 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 performance standards for public facilities and a
dwelling unit limit at buildout of the City. The proposed project contains fewer units than was anticipated in the
Zone 20 LFMP. The anticipated density based on the allowed growth management control point multiplied by the
site net acreage (as analyzed on a zone basis in the facilities plan) would allow up to 322 units for the subject parcel,
whereas 227 units are currently being proposed. Thus, the Citywide Growth Management dwelling unit and
buildout caps will not be exceeded and public facilities and services will be available to meet the anticipated demand
for the project.
b) As specified by the Zone 20 PEIR, the development of projects including transportation routes, public services, and
land uses within the Zone 20 planning area is not growth inducing since the area has been previously planned and
designated for residential development by the City's General Plan, Growth Management Program, and Zone 20
LFMP. Poinsettia Lane is existing onsite and Aviara Parkway is existing to the east and all major offsite water and
sewer service facilities necessary to serve the development are existing, so there are no major facility or roadway
improvements related to the proposed development that would be growth inducing. Also, development already
exists to the east, west, north, and south of the subject site; therefore, urbanization of the area is inevitable.
c) The project site is currently developed for agricultural use, and the existing residences just outside the development
area will remain. No existing housing will be displaced. No existing affordable housing units will be negatively
impacted by the proposed development. The proposed project, consisting of the combination of ten individual
parcels and various property owners, will satisfy the 15% inclusionary housing requirement by purchasing a total of
34 offsite credits in the existing Villa Loma affordable apartment project. The offsite proposal for these properties,
on an individual basis, was evaluated and acknowledged by the Carlsbad Housing Commission in their recent review
of the southwest quadrant analysis regarding the use of affordable housing credits in the Villa Loma project.
III. GEOLOGIC PROBLEMS
a-i) Consistent with the PEIR for Environmental Areas I and II, an additional geotechnical investigation has been
prepared for the project. The cover letter to the Geotechnical Investigation report by Geocon, Inc. states that "in our
opinion, the site may be developed as planned provided the recommendations of this report are followed." The
report references the "As-Graded Geotechnical Report and Maps, Aviara Phase U, Carlsbad, California" by Irvine
Consulting Group as determining that "no evidence of recent fault movement was observed during field mapping".
The report also determined that "based on the'site reconnaissance, evidence obtained in the exploratory excavations,
previous work by other, and a review of published geologic maps and reports, the site is not located on any known
active or potentially active fault trace. The nearest known active fault is the Rose Canyon Fault located
approximately 5 miles to the west." Design of structures should comply with the requirements of the UBC, City of
Carlsbad Building Code, standard practices of the Association of Structural Engineers of California and the
recommendations in the report for construction. The report also found that "due to the relatively high density and
grain-size distribution characteristics of the fill and formational materials at the site, and the absence of a permanent
water table in development areas, the risk of seismically induced soil liquefaction occurring at the property is
considered very low. According to the geologic investigation, site reconnaissance and aerial photograph review, no
ancient landslides were observed on the property.
The recommendations in the report will be incorporated as project conditions in accordance with the Zone 20 PEIR.
All grading should be performed in accordance with the Recommended Grading Specifications contained in
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Appendix C of the report and the city of Carlsbad Grading Ordinance. 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. With the implementation of the geotechnical report
recommendations and standard City of Carlsbad erosion control measures, no landslide impacts, significant erosion
impacts or unstable conditions should occur. There are no unique geologic or physical features which exist on the
subject property.
IV. WATER
a-i) 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 20 Local Facilities
Management Plan require adequate drainage facilities to service the site. The proposed development shall also
conform to the City Master Drainage and Storm Water Quality Management Plan. 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.
The project site is located within the Batiquitos Lagoon Watershed. The majority of the site currently drains as
overland flow with runoff collected at existing storm drain pipes (as the area surrounding the subject site is built-out)
constructed with the adjacent developments. The proposed development will accommodate 8 drainage basins onsite.
The basins will drain as overland and street flows which primarily collect in a pipe system that will discharge into
existing 24" & 27" RCP storm drain systems. Two detention facilities together with controlled outlet devices are
proposed for open space Lots 182 and 170 to attenuate the developed flows. Some minor flows will be collected in
street gutters and discharged directly to existing Rose Drive, Poinsettia Lane, Alyssum Road and Lemon Leaf Drive.
These proposed flows either result in a net decrease of cfs or are minor flows and, thus, are considered to have an
insignificant impact on the downstream facilities.
The project site is not located within a floodplain or within an area which is subject to flooding. Due to the site's
elevation and the proposed grading, there is little risk of flooding on the proposed site building pads. Also, with the
construction of an adequate on-site drainage system and proper finish surface grades, the risk of flooding should be
minimized within the proposed building areas.
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.
V. AIR QUALITY
a) In that, the residential zoning designations and potential dwelling units were allocated in projections for
development of the area, the air quality impacts for this site have already been considered in the Master EIR for the
Updated 1994 Carlsbad General Plan. Future development at the R-l and RD-M densities was assumed for the
property in projected buildout calculations. The project also implements various air quality mitigation measures.
For example, due to the location of new units in close proximity to a major roadway (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 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. The applicable and appropriate General Plan air quality mitigation
measures have been incorporated into the design of the project or will be included as conditions of project approval.
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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 project air emissions associated with gas and electric power consumption and vehicle miles traveled, this
single-family 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 and its location within an already residentially developed 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) To lessen or minimize the circulation impacts associated with General Plan buildout, numerous mitigation measures
have been recommended in the City's General Plan Final Master EIR. These include: 1) measures to ensure the
provision of circulation facilities concurrent with need; 2) provisions to develop alternative modes of transportation
such as trails, bicycle routes, additional sidewalks, pedestrian linkages, and commuter rail systems; and 3)
participation in regional circulation strategies when adopted. The diversion of regional through traffic from a failing
Interstate or State Highway onto City streets creates impacts that are not within the jurisdiction of the City to control.
Circulation impact mitigations are also required pursuant to the Zone 20 Specific Plan and PEIR. The applicable
and appropriate General Plan and Zone 20 circulation mitigation measures have either been incorporated into the
design of the development project or will be included as conditions of project approval.
Regional related circulation impacts are considered cumulatively significant because of the failure of intersections at
buildout of the General Plan due to regional through-traffic, 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 (MEIR), by City Council Resolution No. 94-
246, included a "Statement of Overriding Considerations" for circulation impacts. This "Statement" applies to all
subsequent projects covered by the General Plan's Master EIR, including this project, therefore, no further
environmental review of circulation impacts is required. This project has been shown in the project specific analysis
to be consistent with the City's 1994 MEIR for the General Plan Circulation Element and as such would not add any
more trips to the regional roadway system than have already been included in regional projections of future traffic.
The proposed project would generate approximately 2270 additional Average Daily Trips (ADT) with a maximum
of 188 peak hour vehicle trips. A project specific Circulation Impact Analysis is required for projects proposing an
increase of more than 500 ADT's pursuant to the SANDAG Congestion Management Program (CMP). The
Transportation Analysis for this project prepared by Urban Systems Associates, Inc. analyzed project impacts to all
intersections and road segments identified as impacted within the Zone 20 LFMP. The City of Carlsbad 1994 MEIR
used the SANDAG/Carlsbad Traffic Model to assign anticipated trip generation rates within Traffic Analysis Zones
(TAZ) to evaluate potential future traffic impacts. The Traffic Model for TAZ 467 and 472 assumed 599 dwelling
units for this area, whereas the resulting project plus existing units will result in only 297 dwelling units, thus greatly
reducing potential traffic impacts. Poinsettia Lane is existing with full major arterial improvements through the
subject site. Aviara Parkway is existing to the east of the project. Project access will be provided by existing
collector roadways stubbed-out at the property boundaries including Rose Drive, Alyssum Avenue, Lonicera Street
and Lemon Leaf Drive. As, the major improvements identified in the Zone 20 LFMP have already been installed or
will be provided for by other nearby developments (i.e. extension of Poinsettia Lane to the east and Aviara Parkway
to the north) to accommodate increased vehicle trips and mitigate traffic congestion, and as demonstrated in the
project traffic report, all corridors and intersections in the project vicinity will operate at acceptable levels of service
pursuant to the Growth Management Program Circulation Performance Standards through build-out. Thus, as there
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will be no significant circulation or traffic impacts, no on- or off-site street improvements are needed or
recommended.
b, c) All project on-site circulation improvements shall be required to comply with minimum engineering design and
safety standards. Internal access between the project site and adjacent developments to the north, west and south is
provided in the design. Existing Poinsettia Lane and the proposed onsite circulation are designed in accordance with
the General Plan Circulation Element and City standards thereby avoiding hazards to safety from design features.
Additionally, temporary and permanent road connections to maintain continued access to adjacent agricultural
properties that could be impacted by future improvements will be provided.
d) Required parking will be provided onsite. Each proposed unit will be required to have a minimum 2-car garage.
e) Pedestrian and bicycle access will be accommodated by standard full width right of way improvements including
sidewalks along existing Poinsettia Lane and all internal streets.
f) The project as proposed complies with adopted policies supporting alternative transportation. Specifically, in that
the project will be located in close proximity to two major roadways (Poinsettia Lane and Aviara Parkway) and
employment opportunities within the nearby business parks, and that 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 site is also outside of the McClellan Palomar Airport Comprehensive Land Use
Plan area, therefore, no air traffic impacts are anticipated.
VII. BIOLOGICAL RESOURCES
a-d) See the submitted biological survey report dated August 30, 1998 and prepared by Dudek & Associates, Inc. This
subsequent biological study provides more focused, current and detailed project level analysis of site specific
biological impacts and provides more refined project level mitigation measures as required by the Zone 20 PEIR.
The majority of the site consists of disturbed habitat in the form of active agricultural production, developed land,
and landscaped areas along the manufactured slopes of Poinsettia Lane and the adjacent housing developments. No
sensitive plant or wildlife species were observed onsite, however, there are two sensitive habitat areas onsite. These
include: 1) the 1.8 acre coastal sage scrub (CSS) area occurring as a narrow band of habitat along the eastern
property boundary (that continues offsite within the open space located between the subject property and Aviara
Parkway); and, 2) the small .1 acre patch of disturbed southern willow scrub (SWS) riparian habitat located along
the western property boundary in a manmade water detention basin, and the associated jurisdiction wetlands or
"waters of the U.S." adjacent to the basin. Although the southern willow scrub habitat area is moderately disturbed,
it is considered sensitive because it represents wetland habitat that is regulated by the U.S. Army Corps of Engineers
(ACOE) and the California Department of Fish and Game (CDFG). Local and regional resource agencies have a
rigid policy of no net loss of quantity or quality of wetland habitat.
Based on the reconnaissance survey and related staking along the edge of the coastal sage scrub habitat, no
mitigation will be required because no impacts will occur to the coastal sage scrub. Mitigation for impacts to the .1
acre patch of southern willow scrub habitat is required and due to the small size, isolated nature and relatively
disturbed quality of the habitat it is anticipated that mitigation will be at a 2:1 ratio. The impacts to SWS may fall
under the pre-authorization process for specific minor discharges pursuant to the Army Corp. of Engineers,
nationwide permit statutes. A Section 401 water quality certification (or waiver) will also be necessary from the
California Regional Water Quality Control Board (RWQCB). A CDFG Section 1603 Streambed Alteration
Agreement may be required due to any proposed impacts to streambeds or adjacent riparian habitats. The .2 acres of
habitat necessary to accommodate the total SWS mitigation acreage can be provided onsite in open space lots 182
and 170 within the reconstructed detention basins.
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e) Due to the location of the property surrounded by residential development and agricultural uses, little corridor
potential exists. The habitat located at the eastern edge of the property connects to additional native habitat offsite to
the east, however, the habitat ends at Aviara Parkway.
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 project's compliance with Building Codes, Title 20, and Chapter 17 of the Municipal Code in accordance with
the MEIR (Electricity and Natural Gas Section) mitigation measures to reduce impacts associated with the use of
nonrenewable resources in a wasteful manner will ensure the implementation of energy conservation measures. 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-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 any
significant risk of an explosion or the release of hazardous substances. Although greenhouse agricultural operations
will continue on parcels in the vicinity of the proposed subdivision, compliance with the Zone 20 PEIR measures
and Zone 20 Specific Plan development regulations to buffer residential development from agricultural operations
will avoid health hazards resulting from pesticide residue. This residential project will not create any health hazard.
The project will not interfere with an emergency response plan or emergency evacuation plan.
A Phase 1 Environmental Site Assessment (ESA) was prepared for the project site in January, 1998 by Geocon
Environmental Consultants, Inc. The project site has been previously used for agricultural purposes so the potential
exists for soil contamination. The scope of services for the ESA included limited soil sampling and analyses to
evaluate the potential presence of organochlorine pesticides and chlorinated herbicides in surficial soil on-site. The
report summarizes the findings relative to the potential existing presence of hazardous materials/wastes at the site at
levels likely to warrant mitigation action pursuant to current regulatory guidelines. Based on these findings, the
report determined that the potential for the existing presence of impacts to the site from hazardous materials/wastes
on-site or on properties in the vicinity is considered low. Based on a comparison of organochlorine pesticide
concentrations detected in the soil samples collected, a significant threat to public health or underlying groundwater
does not likely exist at the site. However, soil affected by petroleum hydrocarbons at certain locations on the site
should be removed and properly disposed.
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
a, b) Implementation of the proposed project will incrementally increase existing noise levels in the project vicinity.
However, the increased noise associated with 227 residential single-family units would not result in a significant
increase in noise levels within the project vicinity. The additional vehicle trips added to Poinsettia Lane and Aviara
Parkway from this development will not result in a material increase in noise levels in comparison with existing and
planned traffic levels on these roadways.
There should not be a significant impact to the project created by traffic noise from Poinsettia Lane provided that the
recommended mitigation measures in the submitted acoustical report prepared by Investigative Science and
Engineering, dated September 2, 1998, are adhered to. A sound wall is required along the top of the slopes adjacent
to the Poinsettia Lane right-of-way to mitigate exterior traffic noise on the adjacent lots to 60 dB(A) CNEL. Prior to
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the issuance of building permits, this project shall be conditioned to submit to the City an acoustical analysis which
analyzes and recommends mitigation measures to limit interior noise levels to less than 45 dBA 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.
XI. PUBLIC SERVICES
a-e) In accordance with the City's General Plan MEIR, the proposed project must be consistent with and will be
conditioned to comply with the City's adopted Growth Management performance standards for public facilities and
services to ensure that adequate public facilities are provided prior to or concurrent with development. The project
is within and subject to the Zone 20 Specific Plan requiring it to be in accordance with the approved Zone 20 LFMP
thereby ensuring that performance standards for public facilities will be met through build-out of the zone.
Also, converting the planned land use on the subject property from Limited Control to the Residential Zones to
provide for single-family detached 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.
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 Facilities 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 20, 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.
The proposed project is within two water service zones: the 550 Zone and the 375 Zone. The Water System analysis
memorandum prepared by Wilson Engineering, September 10, 1998, found that tying in to the water lines existing at
the site borders and providing a system with looping connections on-site is feasible with this development.
The Offsite Sewer Analysis memorandum prepared by Wilson Engineering, September 10, 1998, verifies that
existing gravity sewer system lines south of the subject site have sufficient capacity to accommodate flows from the
proposed development. As, the site gravity sewers to the existing North Batiquitos Sewage Lift Station which has
recently been upgraded to provide sufficient capacity for the entire service area, there is ample pumping station
capacity for the proposed development. Based on basin Master Plan buildout projections and maximum depth-to-
diameter ratios within the gravity sewer reaches, the report concludes that no further upgrades are necessary within
this gravity sewer basin upon buildout of the proposed development.
XIII. AESTHETICS
a,b) Potential project visual impacts to the Poinsettia Lane scenic corridor will be adequately mitigated by heavy
perimeter project landscaping, the average 50-foot landscaped setback buffer along Poinsettia Lane, and building
heights being restricted to a maximum of 35 feet. The proposed perimeter landscaping and existing City building
height restrictions will mitigate potential negative aesthetic impacts of the project. When product plans are available
for the subdivision they must also comply with the visual impact analysis conditions and architectural design
guidelines established in the Zone 20 Specific Plan and PEIR. Compliance with the architectural guidelines required
for the planned development units within the western portion of the site will also insure that building products are
varied with one and two story-elements.
Development of the project requires 491,345 cubic yards of balanced grading. This results in acceptable grading
quantities of 6,913 cubic yards per graded acre (this amount does not exclude any grading associated with Poinsettia
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Lane). The proposed grading conforms to the City's revised Hillside Development Ordinance. Manufactured slopes
will be screened with landscaping. Cut slopes, well not exceed 34.5 feet and fill slopes will not exceed 33.5 feet in
height. The proposed development generally follows the natural contours of the existing topography thereby
preserving the topographic integrity of the relatively flat yet varying landform and preserving the more extreme
variations in topography along the eastern portion of the site. Therefore, the alteration of the topography would not
create a significant aesthetic impact. The provision of a screen wall (noise wall) and an average 50-foot landscaped
setback buffer along the roadway will serve to screen the project structures from the Poinsettia Lane scenic corridor.
c) The project would not create significant light and glare impacts on surrounding properties. The site would be
buffered from surrounding properties by the major collector roadway (Poinsettia Lane), 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) Paleontological and historical resources were analyzed in the Zone 20, Specific Plan PEIR by RMW Paleo
Associates and Brian Mooney Associates, respectively. The paleontology report suggested that "capping the study
area are Quaternary age marine terrace deposits. ... No fossils are known from these deposits in the study area. ...
The Quaternary age marine terrace deposits have a low potential for the discovery of fossils."
Archeological sites SDM-W-2044 and SDM-W-4031 are within the project boundaries. The site SDi-9477 is nearby
the project site to the northwest. It was determined in the Cultural Resources Survey and Assessment report for the
Zone 20 Specific Plan Area by Brian F. Mooney Associates, dated January 28, 1991, that SDM sites 2044 and 4031
no longer exist due to previous disturbances. These are both Level 1 sites which were considered insignificant due
to the fact that all evidence of cultural materials at the recorded location had been destroyed prior to the current
investigation. The Zone 20 PEIR cultural resources report also concluded that nearby site SDi-9477 had been
adequately tested based on the limited recovery and the high degree of disturbance the site had received. This site
was categorized as a Level 2 site and determined to be insignificant with no further work required at the site.
XV. RECREATION
a, b) On-site recreational opportunities are provided within each 7,500 square-foot, single-family lot. The 129 single-
family unit planned residential development will accommodate individual private recreational opportunities onsite,
as well as, common recreation areas provided at a ratio of 100 sq. ft. per unit in open space lots 71, 85, 170 and 182.
In addition, Poinsettia Community Park (42 acres) is located approximately 2,000 feet to the northwest of the subject
site and Aviara Park is proposed to be located approximately 1/4 mile to the northeast. 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 .1 acre of southern
willow scrub habitat. 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 unmitigatable 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), development on the site will be required to implement 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 227-unit residential, detached single-family development will not
create environmental effects which will cause substantial adverse effects on human beings either directly or
indirectly.
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f
V,
Alternatives:
Project alternatives are required when there is evidence that the project 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
related project 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).
XVII. EARLIER ANALYSES
a,b) See previous documentation for basis of Earlier Analyses and Impacts Adequately Addressed discussion.
c) Mitigating Measures and Mitigation Monitoring Program:
Not applicable with initial submittal.
SOURCE DOCUMENTS - Source documents should be on file in the Planning Department located at 2075 Las Palmas
Drive, Carlsbad, CA 92009, Phone (760) 438-1161.
1. City of Carlsbad General Plan, updated 1994, and the Final Master Environmental Impact Report, 93-01, City
Council Resolution No. 94-246, prepared by the Planning Department, certified September 6, 1994.
2. "Final Program Environmental Impact Report for Zone 20 Specific Plan" and Planning Commission Resolution
3525 for EIR 203 dated June 16, 1993.
3. "Geotechnical Investigation, Poinsettia Agricultural Property" dated September 2, 1998 prepared by Geocon, Inc.
(Project No. 06037-02-03).
4. "Preliminary Hydrology Report for Zone 20 Poinsettia Properties" dated August 28, 1998 prepared by Buccola
Engineering, Inc. (JN 84-14).
5. "Transportation Analysis for Poinsettia/Local Facilities Management Plan Zone 20" dated September 2, 1998
prepared by Urban Systems Associates, Inc. (Job No. 002798)
6. "Biological Survey and Vegetation Staking of the Thompson Property" dated August 30, 1998 prepared by Dudek &
Associates, Inc., Anita M. Hayworth, Ph.D., Biological Consultant (JN 1671-02).
7. "Phase 1 Environmental Site Assessment, The Poinsettia Agricultural Property" dated January 29, 1998 prepared by
Geocon, Inc. (Project No. 08802-06-01)
8. "Standard Pacific Poinsettia Property Acoustical Study" dated September 2, 1998 prepared by Investigative Science
and Engineering, Rick Tavares, EIT, REA, INCE (ISE Report #98-017)
9. "Memorandum Re: Water System for Thompson Property in City of Carlsbad" dated September 10, 1998 prepared
by Wilson Engineering, Andrew M. Oven, P.E. (JN 615-006)
10. "Memorandum Re: Offsite Sewer Analysis for the Thompson Property in Carlsbad" dated September 10, 1998
prepared by Wilson Engineering, Andrew M. Oven, P.E. (JN 615-006)
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