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HomeMy WebLinkAboutCT 98-17; Hadley Property; Tentative Map (CT) (55)HADLEY PROPERTY PROJECT ENVIRONMENTAL IMPACT ASSESSMENT ENVIRONMENTAL EVALUATION / EARLIER ANALYSES DISCUSSION 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, 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 project incorporates the required Zone 20 PEIR mitigation measures and, through the aid of the required additional biological, soils/geological, and slope analyses, a determination can be made that no additional significant impacts beyond those identified and mitigated by the PEIR will result from this project and no additional environmental documentation is required (Prior Compliance). The proposed zone change and local coastal 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 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, hillside development permit and coastal development permit on a 14.7 acre site located along the future alignment of Black Rail Rd, currently under construction. The subject site is located within the Zone 20 Specific Plan, Planning Area E. To the north and south of the site is vacant land with commercial greenhouses and operations buildings to the west. To the east and southeast of the property is the Aviara Master Plan projects that are currently being developed. The topography of the site is predominantly characterized by gentle slopes, which have been in agricultural use. There are 25-40 percent slopes along the eastern, southeastern and northeastern boundaries that separate the site from the Aviara Master Plan. The elevations onsite vary from a low of approximately 260 feet above mean sea level (AMSL) in the northeast corner to a high of approximately 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). A Zone Change is being processed to rezone the subject property from the "holding" zone of Limited Control (L-C) to Residential, R-l to be consistent with the underlying general -1 - JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA plan designations. 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. 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) to residential zone R-l. The project is consistent with the Mello II land use policies. c) The proposal is consistent with existing land use in the vicinity. Adjacent residential land uses consist of Residential Low Medium (RLM) and Residential Medium (RM) designated properties with Limited Control (L-C) and Planned Community (P-C) zoning that have residential subdivisions under construction, approved and/or vacant. The Aviara Phase III (CT92-03) subdivision to the east and south are currently under construction. Adjacent to the west is the future alignment of Black Rail Road, currently under construction, and commercial greenhouse operations. d) The majority of the site has been used for agricultural cultivation in the past. The project site is located within the Coastal Agricultural Overlay Zone (Site III) of the Mello II Segment of Carlsbad's Local Coastal Program. 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 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 of the City which is relatively undeveloped, with the exception of the commercial greenhouse operations to the west and the Aviara Phase III subdivision to the south and east under construction. The proposed project will not adversely impact the access to these subdivisions and greenhouses as the construction of Black Rail Road is being completed. Potential residential developments to the north and southwest will not be adversely impacted. Accordingly, this proposed 38 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 41 units for the subject parcel, whereas 38 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. The construction of Poinsettia Lane and Black Rail Road will provide the final segment of the extension from Aviara Parkway to the Aviara Phase III project. Although -2- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA the extension of Poinsettia Lane may provide access to undeveloped parcels and could enable the development of these properties, this growth inducing impact would not be regarded as significant in that the development of these parcels has been planned for through the Zone 20 Specific Plan and LFMP and the Zone 19 LFMP to the south. Also, it is a planned east-west circulation arterial and development already exists to the east, west, north, and south of Zone 20 properties; therefore, urbanization of the area is inevitable. c) The project site is currently undeveloped, so no existing housing will be displaced. No existing affordable housing units will be negatively impacted by the proposed development. III. GEOLOGIC PROBLEMS Consistent with the PEIR for Environmental Area I and II, an additional geotechnical reconnaissance has been prepared for the project. Geotechnical Reconnaissance, Hadley Property, prepared by GeoSoils, Inc., dated September 10, 1998 states that "Development of this site appears to be feasible from a geotechnical viewpoint." Compliance with the recommendations in the report will avoid significant unstable earth conditions and/or increased exposure of people or property to geologic hazards. These recommendations will be incorporated as project conditions in accordance with the Zone 20 PEIR. a,b,c) Fault Rupture/ Seismic ground shaking/Seismic ground failure, including liquefaction - The closest potentially active fault is the offshore extension of the Rose Canyon fault, located approximately 5 miles west of the project site, and the Elsinore Fault Zone located approximately 22 miles to the northeast. 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 on the site. 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 reconnaissance illustrates that uncompacted fills, topsoils, alluvium/colluvium and highly weathered bedrock be removal and recompaction. The implementation of standard City of Carlsbad erosion control measures, together with the geotechnical reconnaissance recommendations should help minimize potential landslide impacts. Onsite soils are considered to be of relatively low in expansion potential. The removal of expansive alluvial soils, uncompacted fills, topsoils and 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 20 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 -3- JACK. HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA 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. c) The majority of the site drains toward a natural canyon in the northeastern portion of the site. 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. f-i) There exist no potable ground water basins within the City. According to the previously referenced soils reconnaissance by GeoSoils, Inc., that based on the relatively high topographic position of the site and the apparent absence of riparian habitat onsite, that ground water should not affect site develoment. Due to the lack 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) 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 density 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. 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. -4- JACK HENTHORN& ASSOCIATES HADLEY PROPERTY September 29,1998 JHAftdb/EIA c, d) Because of the project's relatively small size and its 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) To lessen or minimize the impact on circulation associated with General Plan buildout, numerous mitigation measures have been recommended in the 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. The applicable and appropriate General Plan circulation mitigation measures have either been incorporated into the design of the project or are 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, 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. The proposed project would generate approximately 380 ADT. A Circulation Impact Analysis is not required for projects proposing an increase of less than 500 ADT's. The project is providing access from Black Rail Road off of Poinsettia Lane. Poinsettia Lane is being constructed to the western and eastern property boundaries by adjacent developments. The major improvements identified in the Zone 20 LFMP have already been installed, will be provided for by other nearby developments or are provided onsite concurrent with this development to accommodate increased vehicle trips and mitigate traffic congestion. Thus, 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 would be no significant circulation or traffic impacts. b,c) All project on-site circulation improvements shall be required to comply with minimum engineering design and safety standards. Poinsettia Lane and the 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 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 lot will be required to have a minimum 2-car garage per unit. e) Pedestrian and bicycle access will be accommodated by standard full width right of way improvements including sidewalks along Black Rail Road 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. -5- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA 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-e) See "Biological Survey of the Hadley Property" dated September 21, 1998, prepared by Dudek & Associates, Inc., Anita M. Hayworth, Ph.D., Biological Consultant. 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. 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,b,c) A single family residential project is not a use typically associated with risks such as accidental explosion or release of hazardous substances, thereby creating a potential health hazard. Although agricultural operations will continue on parcels in the vicinity of the de Jong 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 29 unit residential project will not create any health hazard. The project will, also not interfere with an emergency response plan or emergency evacuation plan. d) The project site has been previously used for agricultural purposes so the potential exists for soil contamination. The soil may be tested for pesticide residue. If significant levels of pesticide residue are present in the soil, appropriate mitigation measures shall be followed. 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) Implementation of the proposed 38 unit project will incrementally increase existing noise levels in the project vicinity. However, the increased noise associated with 38 residential single-family units (and 380 additional average daily auto trips) would not result in a significant increase in noise levels within the project vicinity. -6- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA b) There will not be significant impacts to the project created by traffic noise from future Poinsettia Lane. This is due to a combination of items: 1) the projected ADT's on Poinsettia Lane are not as high as other arterial roadways (i.e. Aviara Parkway); 2) the proposed building pads are located over 750 feet from the right of way; and 3) a 50' landscaped setback is proposed adjacent to Poinsettia Lane. 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 MEIR, the 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. 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. XIII. AESTHETICS a,b) Potential project visual impacts to the Poinsettia Lane scenic corridor shall be minimal due to the project's horizontal separation from Poinsettia Lane (finished pad elevations to be roughly 750' in distance from Poinsettia Lane). The proposed perimeter landscaping and existing City building height restrictions will mitigate potential negative aesthetic impacts of the project. Development of the project requires 40,100 cubic yards of grading. This results in acceptable grading quantities of 4,090 cubic yards per graded acre (excluding the grading of 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 well not exceed 15 feet and fill slopes will not exceed 30 feet in height. The proposed development generally follows the natural contours of the existing topography thereby preserving the topographic integrity of the relatively flat mesa and preserving the more extreme variations in topography in the canyons in the northeast portions of the site in proposed permanent open space easements. Therefore, the alteration of the topography would not create a significant aesthetic impact. The Zone 20 PEIR includes a visual impact analysis and provides architectural design guidelines that new development should comply with. The viewshed analysis determined that any potential impacts to the Palomar Airport Road viewshed (Section 3.13.2.2.4) would not be significant as the views from this location are not "visually sensitive". The El Camino Real viewshed (Section 3.13.2.2.5) was also determined not to be significant due to the distance from the site and the high speeds at which the motorist is traveling at, - 7- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA results in viewing only a small percentage of the Specific Plan Area. The architectural guidelines suggest that building products be varied with one and two story-elements. This site should not be constrained to single story units over a portion of the subdivision as it is not a ridgeline development. c) The project would not create significant light and glare impacts on surrounding properties. The site would be buffered from surrounding properties by the collector roadway (Black Rail Road), 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 site SDi-6819 is within the project boundaries. 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 SDi-6819 is described as a moderate shell scatter comprised of predominantly Chione spp. with some Argopecten sp. The site is classified as a Level 3 site which have been identified as potentially significant and will require preliminary significance evaluation. XV. RECREATION a, b) On-site recreational amenities will be provided individually for each 7,500 square-foot, single family lot. In addition, Aviara Park is proposed on the lot adjacent to the east and Poinsettia Community Park (42 acres) is located less than 1/2 mile to the west. 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 no impacts to sensitive habitats, species or habitat features. Therefore no mitigation is required for the proposed development project for the Hadley property. 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 38 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 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 -8- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA 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 EIR203 dated June 16, 1993. 3. "Geotechnical Reconnaissance, Hadley Property" dated September 10, 1998, prepared by GeoSoils, Inc. (W.O.2541-ASC). 4. "Preliminary Hydrology Study for Hadley Property, City of Carlsbad" dated September 16, 1998 prepared by Hunsaker & Associates, Inc. 5. "Biological Survey of the Hadley Property" dated September 21, 1998, prepared by Dudek & Associates, Inc., oAnita M. Hayworth, Ph.D., Biological Consultant. -9- JACK HENTHORN & ASSOCIATES HADLEY PROPERTY September 29,1998 JHA/bdb/EIA