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Home My WebLink AboutCUP 05-31; BRESSI RANCH FUEL MART; Conditional Use Permit (CUP)e • . CITY OF CARLSBAD ?12..( Cb {S3/. LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (CHECK BOXES) (FOR (FOR DEPARTMENT DEPARTMENT USE ONLY) USE ONLY) D Administrative Permit D Planned Industrial Permit D Administrative Variance D Planning Commission Determination D Coastal Development Permit D Precise Development Plan 0 Conditional Use Permit ~11Pos-~ Redevelopment Permit D Condominium Permit Site Development Plan 0 Environmental Impact Assessment D Special Use Permit D General Plan Amendment D Specific Plan D Hillside Development Permit D +eRtati1.ie ~aFGel Map Obtain from Engineering Department D Local Coastal Program Amendment D Tentative Tract Map D Master Plan D Variance D Non-Residential Planned Development D Zone Change D Planned Development Permit D List other applications not specified 2) ASSESSOR PARCEL NO(S).: 213-121-02 3) PROJECT NAME: Bressi Ranch Fuel Mart LLC 4) BRIEF DESCRIPTION OF PROJECT: Conditional Use Permit for a convenience store/service station with a drive thrucarwash in Planning Area 14 of the Bressi Ranch Master Plan 5) OWNER NAME (Print or Type) 6) APPLICANT NAME (Print or Type) Bressi Garden Lane Bressi Ranch Fuel Mart LLC MAILING ADDRESS MAILING ADDRESS 1525 Faraday Avenue Snite 300 P.O. Box456 CITY AND STATE ZIP TELEPHONE CITY AND STATE ZIP TELEPHONE Carlsbad, CA 92008 760-918-7765 Rancho Santa Fe, CA 92067 858-395-4511 EMAIL ADDRESS: peter.fagrell@lennar.com EMAIL ADDRESS: fareed@cox.net I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE IN,RMAT PN IS TRUE AND CORRECT TO THE BEST OF MY OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND K WLED ~E. ) C~CT ,[THE B:ST OF MY £:.WLV. -·ct n ,f;tz,/C)s 'A I a 11 i& '/c lt L I J-.-t 6-o"'J C°'J $,IGNATL I~ D ET SIGNATURE DATE I?> BR EF LEGAL DESCRIPTION Lot 14 of Carlsbad Tract Map CTt-00-06 according to Map therof on file in the office of the County Recorder of San Die o County dated May 23, 2003 g NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00 P.M. Form 14 Rev. 12/04 PAGE 1 OF 5 • 8) LOCATION OF PROJECT: southeast comer of El Fuerte Road and Gateway Road STREET ADDRESS SIDE OF !Gateway Road ON THE !south ---m-o ..... R""!R.,.., ""'so-o-rH ......... EAT'Os-r""". w...,.E.,.,sr-i (NAME OF STREET) BETWEEN jEI Fuerte Road AND !Melrose Drive (NAME OF STREET) (NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 17 10) PROPOSED NUMBER OF LOTS ~ 11) NUMBER OF EXISTING ~ 12) PROPOSED NUMBER ~ L_j RESIDENTIAL UNITS L:.:_J OF RESIDENTIAL UNITS L_=-.J 13) TYPE OF SUBDIVISION 16) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING EJ14) EJ17) PROPOSED IND OFFICE/ ~ 15) PROPOSED COMM SQUARE FOOTAGE ~ SQUARE FOOTAGE PROPOSED INCREASE ~ 18) PROPOSED SEWER IN ADT ~ USAGE IN EDU ~20) EXISTING GENERAL f";l 21) PROPOSED GENERAL L_J PLAN L_j PLAN DESIGNATION EJ r;;-123) PROPOSED ZONING r;z-l 24) HABITAT IMPACTS ~ L_j L_I IFYES,ASSIGNHMP# ~ 25) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMBERS OR CITY COUNCIL MEMBERS TO INSPEC AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT T ENTRY OR THIS PURPOSE FEE COMPUTATION APPLICATION TYPE TOTAL FEE REQUIRED Form 14 Rev. 1 2/04 FEE REQUIRED DEC 2 8 2005 CITY OF CARLSBAD PLANNING DEPT DATE STAMP APPLICATION RECEIVED RECEIVED BY: PAGE 2 OF 5 • City of Carlsbad •=HU,H••h·M-J=i·Fil•l,t4e41 HAZARDOUS WASTE AND SUBSTANCES STATEMENT Consultation Of Lists of Sites Related To Hazardous Wastes (Certification of Compliance with Government Code Section 65962.5) Pursuant to State of California Government Code Section 65962.5, I have consulted the Hazardous Wastes and Substances Sites List compiled by the California Environmental Protection Agency and hereby certify that (check one): ~ The development project and any alternatives proposed in this application are not contained on the lists compiled pursuant to Section 65962.5 of the State Government Code. D The development project and any alternatives proposed in this application m contained on the lists compiled pursuant to Section 65962.5 of the State Government Code. APPLICANT Fro/ f<tc/ PROPERTY OWNER Name: ~e&r /="c,.9">'1'/(' ; Address:8rts~/ /(e,,ve,J Fur//J11,.rf LLc Address: .irr5 5/ G.:;r/('N L.e--w~ LLC /, O, /3cx l/5 & /( ~/VC tc 5e;,,rvfe, R, { ,/19;~~7 ) S ').. 5 F t:i r-4r /e.y /1-ve~ 5{,t/lc JC(f ~ > 6«y/56t:rt/, C/1 I Phone Number: ~ s i -3 r 5 -'-I 5 / I Phone Number: 7 ~ ~ -'1' I g--7 7 6 5 Local Agency (City and County): __ C_e._y_/5_&_c._/,-,.,...' ____ S_&._N __ ~_/'._t'_,:9',,__e __ c._o_v,_.l't/,_/_y 7 7 Assessor's book, page, and parcel number: ____ ;z ...... /_.....3_-......;/ ___ ~_/_-_c_:i... ______ _ Specify list(s): ___________________________ _ Regulatory Identification Number: _____________________ _ Date of List: ____________________________ _ Applicant Signature/Date ignature/Date Admin/Counter/Haz.Waste 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • ( O) 602-4600 FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ ENVIRONMENTAL IMPACT ASSESSMENT FORM-PART I (TO BE COMPLETED BY THE APPLICANT) BACKGROUND 1. CASE NAME: Bressi Ranch Fuel Mart LLC CASENOjfdf,~5-3/ DATE: /e,J i' 2. LEAD AGENCY NAME AND ADDRESS:_C=i=ty~o=f~C=ar=ls~ba=d __________ _ 3. CONTACT PERSON AND PHONE NUMBER: Mike Howes 760-929-2288 4. PROJECT LOCATION: Southeast Comer of EL Fuerte Road and Gateway Road in the Bressi Ranch Master Plan 5. PROJECT SPONSOR'S NAME AND ADDRESS: Fred Reed P.O. Box 456 Rancho Santa Fe, CA 92067 6. GENERAL PLAN DESIGNATION: """P~I _,P'""lann=e=d,.....ln=d=u=stn=·a1=----------- 7. ZONING: PC, Planned Community 8. OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., pennits, financing approval or participation agreements): N=A ______________ _ 9. PROJECT DESCRIPTION/ ENVIRONMENTAL SETTING AND SURROUNDING LAND USES: See attached project description 1 Rev. 07/26/02 BRESSI RANCH FUEL MART LLC The applicant proposes to develop Planning Area 14 of Bressi Ranch with a convenience store/service station with a self-service drive/thru car wash in accordance with the Design Criteria and Development Standards of the Bressi Ranch Master Plan and the underlying Planned Industrial Zone. The project will consist of a 2977 square foot convenience store with four multi-product dispensers (MPDs) offering 8 fuel positions under a canopy. A license to sell beer and wine would be applied for as a part of the convenience store's operation. A drive-thru self-service car wash will be located in the southeastern portion of the site. The car wash has been designed to provide stacking for five cars and will be designed with a conveyor that will allow cars to be pushed through the tunnel and washed in less than three minutes. A total of 10 parking spaces will be provided for the convenience store/service station. An additional three parking spaces will be set aside for detailing of automobiles adjacent to the car wash. A fifty foot setback will be maintained along El Fuerte Road and an average 35 foot landscaping will be provided along Gateway Drive. A fully landscaped 10' setback will be provided along the southern edge of the project. Access to the site will be from two 40' wide driveways. Both driveways are being proposed as in-out driveways to facilitate onsite circulation. A heavy landscape screen is being proposed along the western and southern edges of the project to screen the back of the car wash and convenience store from motorists on El Fuerte Drive. Based on staff direction from a Preliminary Review application, the architecture of the project has been designed to be compatible with the style of architecture that will be used for the future buildings in Planning Area 15 of the Bressi Ranch Master Plan. A copy of the City's Preliminary Review letter of September 27, 2005 and a response to all issues in that letter accompanies this application. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. 0 Aesthetics 0 Geology/Soils 0Noise 0 Agricultural Resources 0 Hazards/Hazardous Materials 0 Population and Housing 0 Air Quality 0 Hydrology/Water Quality 0 Public Services 0 Biological Resources 0 Land Use and Planning 0 Recreation 0 Cultural Resources 0 Mineral Resources D Transportation/Circulation D Mandatory Findings of D Utilities & Service Systems Significance 3 Rev. 07 /26/02 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment to determine if a project may have a significant effect on the environment The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. • A brief explanation is required for all answers except "No Impact'' answers that are adequately supported by an information source cited in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A "No Impact" answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. • "Less Than Significant Impact'' applies where there is supporting evidence that the potential impact is not significantly adverse, and the impact does not exceed adopted general standards and policies. • "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact'' to a "Less Than Significant Impact." The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. • "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly adverse. • Based on an "EIA-Part f', if a proposed project could have a potentially significant adverse effect on the environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required. • When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made pursuant to that earlier EIR. • A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant adverse effect on the environment. • If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce adverse impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration may be prepared. 4 Rev. 07 /26/02 • An EIR !!!!!ll be prepared if "Potentially Significant Impact'' is checked, and including but not limited to the following circumstances: (1) the potentially significant adverse effect has not been discussed or mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the adverse impact to less than significant; or (4) through the EIA-Part I analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation for impacts, which would otherwise be determined significant. 5 Rev. 07 /26/02 Issues (and Supporting Infoimation Sources). (Supplemental documents may be referred to and attached.) L AESTHETICS -Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? IL AGRICULTRAL RESOURCES -(In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model-1997 prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland.) Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? m. AIR QUALITY -(Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.) Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? 6 Potentially Significant hnpact D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D Less Than Significant hnpact D D D D D D D D No Impact D Rev. 07 /26/02 e Issues (and Supporting Infoimation Sources). (Supplemental documents may be referred to and attached.) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? N. BIOLOGICAL RESOURCES -Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as de:fmed by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filing, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? g) Impact tributary areas that are environmentally sensitive? 7 Potential! y Significant Impact D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D Less Than Significant No Impact Impact D D D D D D D Rev. 07/26/02 Issues (and Supporting Infonnation Sources). (Supplemental documents may be referred to and attached.) V. CULTURAL RESOURCES-Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the signifi- cance of an archeological resource pursuant to §15064.S? c) Directly or indirectly destroy a unique paleontologi- cal resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS -Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? iii. Seismic-related ground failure, including liquefaction? iv. Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soils, as defined in Table 18 -1-B of the Unifonn Building Code (1997), creating substantial risks to life or property? 8 Potential! y Significant Impact D D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D D Less Than Significant No Impact Impact D D D D D D D D D D D Rev. 07/26/02 e Issues (and Supporting Information Sources). (Supplemental documents may be referred to and attached.) e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment? e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VID. HYDROLOGY AND WATER QUALITY -Would the project: a) Violate any water quality standards or waste discharge requirements? 9 Potentially Significant Impact D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D Less Than Significant Impact D D D D D D D D D D No Impact Rev. 07/26/02 Issues (and Supporting Information Sources). (Supplemental documents may be referred to and attached.) b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Impacts to groundwater quality? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on-or off- site? e) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on-or off- site? f) Create or contribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? g) Otherwise substantially degrade water quality? h) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? i) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? j) Expose people or structures to a significant risk of loss injury or death involving flooding, including flooding as a result of the failure of a levee or dam? k) Inundation by seiche, tsunami, or mudflow? l) Increased erosion (sediment) into receiving surface waters. m) Increased pollutant discharges (e.g., heavy metals, pathogens, petroleum derivatives, synthetic organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or other alteration of receiving surface water quality (e.g., temperature, dissolved oxygen or turbidity)? 10 Potentially Significant Impact D D D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D D D Less Than Significant Impact D D D D D D D D D D D D No Impact Rev. 07 /26/02 e e Issues (and Supporting Information Sources). Potentially (Supplemental documents may be referred to and attached.) Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact n) Changes to receiving water quality (marine, fresh or D D D rgJ wetland waters) during or following construction? o) Increase in any pollutant to an already impaired D D D [)11 water body as listed on the Clean Water Act Section 303( d) list? p) The exceedance of applicable surface or groundwater D D D lXJ receiving water quality objectives or degradation of beneficial uses? IX. LANDUSE AND PLANNING -Would the project: a) Physically divide an established community? D D D ~ b) Conflict with any applicable land use plan, policy, or D D D ~ regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation D D D plan or natural community conservation plan? x. MINERAL RESOURCES -Would the project: a) Result in the loss of availability of a known mineral D D D ~ resource that would be of future value to the region and the residents of the State? b) Result in the loss of availability of a locally D D D ~ important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? XL NOISE -Would the project result in: a) Exposure of persons to or generation of noise levels D D D in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? b) Exposure of persons to or generation of excessive D D D groundbourne vibration or groundbourne noise levels? c) A substantial permanent increase in ambient noise D D D gJ levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in D D D ambient noise levels in the project vicinity above levels existing without the project? 11 Rev. 07 /26/02 Issues (and Supporting Information Sources). (Supplemental documents may be referred to and attached.) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? t) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING -Would the project: a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction ofreplacement housing elsewhere? XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i) Fire protection? ii) Police protection? iii) Schools? iv) Parks? v) Other public facilities? XN. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 12 Potentially Significant Impact D D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D D Less Than Significant Impact D D D D D D D D D D D No Impact Rev. 07 /26/02 e Issues (and Supporting Information Sources). (Supplemental documents may be referred to and attached.) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC -Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in insufficient parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation ( e.g., bus turn- outs, bicycle racks)? XVL UTILITms AND SERVICES SYSTEMS -Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? 13 Potentially Significant Impact D D D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D D D Less Than Significant Impact D D D D D D D D D D D D No Impact Rev. 07 /26/02 e Issues (and Supporting Information Sources). (Supplemental documents may be referred to and attached.) e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumula- tively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) c) Does the project have environmental effects, which will cause the substantial adverse effects on human beings, either directly or indirectly? XVIII. EARLIER ANALYSES Potentially Significant Impact D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D Less Than Significant Impact D D D D D D No Impact Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project 14 Rev. 07 /26/02 e DISCUSSION OF ENVIRONMENTAL EVALUATION Am QUALITY-Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? No Impact. The project site is located in the San Diego Air Basin which is a federal and state non-attainment area for ozone (03), and a state non-attainment area for particulate matter less than or equal to IO microns in diameter (PM10). The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SAND AG). A plan to meet the federal standard for ozone was developed in 1994 during the process of updating the 1991 state- mandated plan. This local plan was combined with plans from all other California non-attainment areas having serious ozone problems and used to create the California State Implementation Plan (SIP). The SIP was adopted by the Air Resources Board (ARB) after public hearings on November 9th through I 0th in 1994, and was forwarded to the Environmental Protection Agency (EPA) for approval. After considerable analysis and debate, particularly regarding airsheds with the worst smog problems, EPA approved the SIP in mid-1996. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. Section 15125(B) of the State of California Environment Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources Board provides criteria for determining whether a project conforms with the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the growth assumptions of the City's General Plan and the RAQS. Therefore, the project is consistent with the regional air quality plan and will in no way conflict or obstruct implementation of the regional plan. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less Than Significant Impact. The closest air quality monitoring station to the project site is in the City of Oceanside. Data available for this monitoring site through April, 2002 indicate that the most recent air quality violations recorded were for the state one hour standard for ozone (one day in both 2000 and 2001) and one day in 2001 for the federal 8-hour average for ozone and one day for the 24-hour state standard for suspended particulates in 1996. No violations of any other air quality standards have been recorded recently. If there is grading associated with the project, the project would involve minimal short-term emissions associated with grading and construction. Such emissions would be minimized through standard construction measures such as the use of properly tuned equipment and watering the site for dust control. Long-term emissions associated with travel to and from the project will be minimal. Although air pollutant emissions would be associated with the project, they would neither result in the violation of any air quality standard (comprising only an incremental contribution to overall air basin quality readings), nor contribute substantially to an existing or projected air quality violation. Any impact is assessed as less than significant. c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? 15 Rev. 07 /26/02 . . e Less Than Significant Impact. The Air Basin is currently in a non-attainment zone for ozone and suspended fine particulates. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. A,; described above, however, emissions associated with the proposed project would be minimal. Given the limited emissions potentially associated with the proposed project, air quality would be essentially the same whether or not the proposed project is implemented. According to the CEQA Guidelines Section 15130 (a)(4), the proposed project's contribution to the cumulative impact is considered de minimus. Any impact is assessed as less than significant. EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning Department located at 1635 Faraday Avenue, Carlsbad, California, 92008. 1. Final Master Environmental Impact Re,port for the City of Carlsbad General Plan Update (MEIR 93-01). City of Carlsbad Planning Department. March 1994. 2. Final Program Environmental Impact Report for the Bressi Ranch Master Plan (EIR 98-04) City of Carlsbad Planning Department April 2002 Mitigation Measures attached 16 Rev. 07 /26/02 J. ' Environmental Impact Assessment Part I Planning Area 14 -Bressi Ranch Master Plan The proposed project will allow for the development of a convenience store/service station with a self-service drive/thru car wash in Planning Area 14 of the Bressi Ranch Master Plan. When the Bressi Ranch Master Plan was approved it was anticipated that Planning Area 14 could be developed with a gas station use, subject to approval of a Conditional Use Permit. Therefore, the development proposed by the project is in accordance with the use anticipated by the Bressi Ranch Master Plan. The proposed project will not create any impacts greater than those anticipated by EIR 98-04 which was certified by the City Council concurrently with the approval of the Bressi Ranch Master Plan. The mitigation measures from EIR 98-04 have been attached. I. Aesthetics a. No Impact: The proposed project is in conformance with the approved land uses of the Bressi Ranch Master Plan. Therefore impacts to scenic vistas are not greater than those already anticipated and addressed by the Environmental Impact Report for the Bressi Ranch Master Plan. b. No Impact: The proposed project is in conformance with the approved land uses of the Bressi Ranch Master Plan. The EIR for the Bressi Ranch Master Plan did not find any scenic resources including, but not limited to trees, rock outcroppings and historic buildings on the site. In addition it did not identify Palomar Airport Road, the nearest highway as a State scenic highway; therefore the impacts to scenic resources will be no greater than those anticipated by the Bressi Ranch Master Plan EIR. c. No Impact: The proposed project is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan and the certified EIR for the Master Plan. A heavy landscape screen is proposed to screen the back of the car wash and convenience store from motorists on El Fuerte Street. Additionally, the architecture of the project has been designed to be compatible with the architecture style to be used for the future buildings in Planning Area 15 of the Bressi Ranch Master Plan. The impacts to the visual character or quality of the site and its surroundings will be no greater than those anticipated by the previously certified Bressi Ranch Master Plan EIR. d. No Impact: The proposed project is in conformance with the approved land uses planned for this site by the Bressi Ranch Master Plan. Therefore impacts involving the creation of light and glare will be no greater than those addressed by the certified BIR. II. Agricultural Resources a. No Impact: The proposed project is in conformance with the approved land uses of the Bressi Ranch Master Plan. hnpacts to farmlands were addressed by the certified BIR for the Master Plan. Impacts to farmlands by the proposed project will be no greater than those anticipated by the Bressi Ranch Master Plan BIR. b. No Impact: The location of the proposed project has never been part of a Williamson Act contract and does not have an agricultural zoning. Therefore impacts will be not greater than those previously addressed by the certified BIR. c. No Impact: The proposed project will not make any changes to the existing environment that will result in the conversion of farmland to non- agricultural uses. The site has been previously mass graded for future development. This grading has been evaluated by the previously certified BIR for the Bressi Ranch Master Plan. m. Air Quality a. No Impact: The proposed project is in conformance with the uses anticipated by the previously certified BIR for the Bressi Ranch Master Plan. The project will not conflict with or obstruct implementation of the applicable air quality plan. Impacts to the air quality plan will be no greater than those anticipated by the Bressi Ranch Master Plan BIR. b. Less Than Significant Impact: The proposed development will generate additional vehicular traffic. The proposed project is consistent with and implements the Master Plan. In addition, the project will be required to implement the mitigation measures from the Air Quality portion of the BIR. Therefore impacts to air quality will be no greater than those anticipated by the certified BIR. c. Less Than Significant Impact: The proposed development is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan. Therefore the cumulative net increase of any criteria pollutant will be no greater than the impacts analyzed in the Bressi Ranch Master Plan EIR. d. No Impact: The proposed convenience store/service station/car wash project will not expose any sensitive receptors to a substantial pollutant concentration any greater than that addressed by the previously certified EIR, since the proposed project is in conformance with the uses anticipated for this site by the EIR. e. No Impact: The proposed project will not create any objectionable odors. Any potential odor impacts created by the development of this site with a convenience store/service station/car wash were analyzed by the previously certified EIR. IV. Biological Resources a. No Impact: The proposed project will not have direct or indirect adverse impacts on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations or by California Department of Fish & game or U.S. Fish & Wildlife Service. The proposed project will be located on a previsously graded lot that is devoid of habitat. The grading of this site was addressed by the previously certified BIR for the Bressi Ranch Master Plan. Since the proposed service station use was anticipated for this site by the BIR the impacts of this project will be no greater than those analyzed by the BIR. b. No Impact: The site has been previously graded in accordance with the Bressi Ranch Master Plan. Prior to the grading of the Bressi Ranch Master Plan there were no riparian, aquatic or wetland habitat on this portion of the Master Plan. The proposed use is consistent with the Bressi Ranch Master Plan; therefore impacts will be no greater than those already anticipated by the EIR for the Bressi Ranch Master Plan. c. No Impact: The site has been previously graded and is devoid of habitat. Before it was graded no federally protected wetlands existed in this portion of the Master Plan. Impacts created by the proposed project will be no greater than those anticipated by the Bressi Ranch Master Plan BIR. d. No Impact: The site has been previously graded and is devoid of habitat; therefore the development of this site with a convenience store/service station/car wash will have no adverse impacts on the movement of any native resident or migratory wildlife species. The proposed convenience store/ service station/car wash is consistent with the uses anticipated for this site by the Bressi Ranch Master Plan, therefore impacts to movement of wildlife species will be no greater than those analyzed by the previously certified BIR. e. No Impact: The development of this site with a service station project will not conflict with any local policies or ordinances such as a tree preservation policy. The site has been previously graded and the impacts of the development of this site with convenience store/service station/car wash uses has been analyzed by the Bressi Ranch Master plan BIR. f. No Impact: The proposed project is in conformance with the City of Carlsbad's Habitat Management Plan. The HMP designates this portion of the Bressi Ranch Master Plan as a developable area. The overall Bressi Ranch Master Plan is in conformance with the HMP. g. No Impact: The development of this site with a convenience store/service station/car wash project will not impact any environmentally sensitive tributary areas, since none exist on the project site or adjacent properties. V. Cultural Resources a. No Impact: The previously certified EIR did not find any historical resources on this portion of the Bressi Ranch Master Plan. The proposed development of a convenience store/service station/car wash is in conformance with the approved land uses of the Bressi Ranch Master Plan. Therefore the proposed project will have no impacts on historical resources as defined in Section 15064 .5. b. No Impact: The proposed convenience store/service station/car wash development is in conformance with the approved community layout of the Bressi Ranch Master Plan. Therefore impacts to archeological resources will be no greater than those already addressed by the Bressi Ranch Master Plan EIR. c. No Impact: The proposed convenience store/service station/car wash project is in conformance with the uses anticipated by the Bressi Ranch Master Plan for Planning Area 14. Therefore impacts to paleontological resources will be no greater than those already addressed by the Bressi Ranch Master Plan EIR and its Mitigation program. d. No Impact: No human remains were discovered in this portion of the Bressi Ranch Master Plan; therefore, the proposed project will have no impacts on any human remains. VI. Geology & Soils a.i. No Impact: The development of the proposed project will not expose people or structures to adverse impacts from rupture of earthquake faults since the Bressi Ranch Master Plan EIR did not identify any active faults on the site or in the vicinity of the project site. a.ii.No Impact: The propose project is consistent with the land uses anticipated for this site by the previously certified Bressi Ranch Master Plan EIR which did not identify any potential negative impacts from seismic ground shaking at this site. a.iii. No Impact: The proposed project is in conformance with the approved Bressi Ranch Master Plan. Therefore any impacts related to seismic ground shaking have already been addressed by previously certified BIR. a.iv. No Impact: The proposed convenience store/service station/car wash project is consistent with the approved Bressi Ranch Master Plan. Therefore impacts involving landslides will not be greater than those already addressed by BIR 98-04 for the Bressi Ranch Master Plan. b. No Impact: The proposed project is in conformance with the uses analyized by the previously certified Bressi Ranch Master Plan BIR. Therefore, impacts involving soil erosion are no greater than those already anticipated by the BIR. c. No Impact: The proposed project is in conformance with the uses addressed by the previously certified BIR for the Bressi Ranch Master Plan. Therefore, impacts from unstable soils are no greater than those that have already been anticipated and addressed by BIR 98-04. d. No Impact: The proposed project is in conformance with the Bressi Ranch Master Plan. Environmental impacts to this site from expansive soils have already been addressed by the mitigation measures of BIR 98- 04. e. No Impact: This site will not be developed with a septic system. VIL Hazards and Hazardous Materials a. No Impacts: The proposed project is consistent with the approved Bressi Ranch Master Plan. Therefore impacts from the routine transport, use or dispersal of hazardous materials will be no greater than anticipate by the certified BIR for the Master Plan. b. No impacts: The proposed convenience store/service station/car wash project is consistent with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore impacts from the accidental release of hazardous materials into the environment will be no greater than identified by the previously certified BIR. c. No Impacts: The proposed convenience store/service station/car wash development is not within one-quarter mile of a school. d. No Impact: The proposed project is not located on a site included on a list of hazardous materials compiled pursuant to Government Code Section 65962.5. e. No Impact: The proposed convenience store/service station/car wash is consistent with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, the proposed project will not create any safety hazard that has not already been addressed by the previously certified BIR. f. No Impact: The project is not in the vicinity of a private airstrip. g. No Impact: The proposed project is consistent with the land uses identified in the Bressi Ranch Master Plan. Therefore, impacts to an emergency response plan or emergency evacuation plan are no greater than those already analyzed by the previously certified BIR. h. No Impact: There are no wildlands adjacent to the project site. VIII. Hydrology and Water Quality a. No Impact: The proposed project is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan and has been designed in accordance with all applicable water quality standards and waste discharge requirements. b. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, impacts to groundwater supplies will be no greater than those already anticipated by the previously certified BIR. c. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, impacts to groundwater quality will be no greater than those already identified by BIR 98-04. d. No Impact: The proposed convenience store/service station/car wash project will be located on a previously graded pad and will not alter the existing drainage pattern of the site. e. No Impact: The proposed project will be located on a previously graded pad and will not alter the existing drainage pattern of the site. Any impacts associated with surface runoff will be no greater than those already identified by BIR 98-04. f. No Impact: Runoff from the proposed project will be treated in accordance with all applicable storm water mitigation requirements and will not exceed the capacity of existing or planned storm water drainage facilities. g. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, impacts to water quality will be no greater than those already anticipated by the previously certified BIR. h. No Impact: The proposed project is not located within a 100 -year flood hazard area. 1. No Impact: The proposed project is not located within a 100-year flood hazard area. j. No Impact: The proposed project is not located downstream from a dam or levee. k. No Impact: The proposed project is located several miles from the ocean and over 100 feet above sea level. 1. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore impacts from increased erosion will be no greater than those already addressed by the previously certified BIR. m. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore impacts from increased pollutant discharges will be no greater than those already addressed by the previously certified BIR. n. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore changes to receiving water quality will be no greater than those anticipated by the previously certified BIR. o. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore impacts from an increase in any pollutant to an already impaired water body will be no greater than those already addressed by BIR 98-04. p. No Impact: The proposed project is in conformance with the land uses identified by the Bressi Ranch Master Plan for this site. Therefore, impacts to water quality objectives will be no greater than those already anticipated by BIR 98-04. IX. Land Use and Planning a. No Impact: The proposed project will be located on vacant land designated for industrial development and will not divide an established community. b. No Impact: The proposed project is in conformance with all applicable land use plans and policies of the City and State. c. No Impact: The proposed project is in conformance with the City of Carlsbad's Habitat Management Plan which designates this site as a developable area. X. Mineral Resources a. No Impact: The previously certified EIR did not find any valuable mineral resources on the Bressi Ranch Master Plan. b. No Impact: The previously certified EIR for the Bressi Ranch Master Plan did not identify any mineral resources on the site. XI. Noise a. No Impact: The proposed project is in conformance with the land uses identified for the site by the Bressi Ranch Master Plan. Therefore, people will not be exposed to greater noise impacts than those identified in the previously certified BIR. b. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, people will not be exposed to greater groundboume noise or vibration than that identified by EIR 98-04. c. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, increases in ambient noise levels will be no greater than those analyzed by the previously certified BIR. d. No Impacts: The proposed convenience store/service station/car wash development is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, temporary or periodic increases in noise levels will be no greater than those addressed in the previously certified BIR. e. No Impacts: The proposed project site is located outside of an airport land use plan. f No Impacts: The proposed project is not in the vicinity of a private airstrip. XIl. Population and Housing a. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, the proposed convenience store/service station/car wash development will not have any growth inducing impacts greater than those addressed by the previously certified EIR. b. No Impact: The site is vacant and the development of the proposed convenience store/service station/car wash will not displace any existing homes. c. No Impact: The site is vacant and the development of the proposed convenience store/service station/car wash will not displace anyone. xm. Public Services a. i-v. No Impact: The proposed project is in conformance the land uses identified for this site by the Bressi Ranch Master Plan. The Bressi Ranch Master Plan and Zone 17 Local Facilities Management Plan addressed the impacts of the development of this area on public facilities. Since the proposed project is in conformance with the Master Plan the impacts to public facilities will be no greater than those previously addressed by the certified EIR. XIV. Recreation a. No Impact: The proposed convenience store/service station/car wash project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan and will not result in additional population that may increase the use of recreational facilities. Therefore, no impacts to existing parks will occur. b. No Impact: The proposed project does not include recreational facilities or require the construction of recreational facilities. XV. Transportationffraffic a. No Impact: The proposed convenience store/service station/car wash project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, impacts due to an increase in traffic will be no greater than those already anticipated by the previously certified EIR. • b. No Impact: Traffic generated by the proposed project will not exceed any level of service standard established by the City, since the proposed land use is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan. c. No Impact: The proposed convenience store/service station/car wash project will have no impacts on air traffic patterns. d. No Impact: The proposed convenience store/service station/car wash project has been designed in accordance with all applicable safety standards and intersection locations and, therefore, will not increase hazards due to design features. e. No Impact: The proposed project is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan and all applicable City standards relating to emergency access. Therefore the development of this site with a convenience store/service station/car wash will not create any adverse impacts to emergency response. f. No Impact: The proposed project will provide parking in accordance with the requirements of the City's Parking Ordinance. Additionally, the project will provide 12 positions for the refueling area, 6 queuing spaces for the car wash, and 3 parking stalls for the car care area. No adverse impacts from inadequate parking are anticipated. g. No Impact: The proposed project is in conformance with the Bressi Ranch Master Plan, which has been designed in accordance with all applicable policies and programs supporting alternative transportation. XVI. Utilities and Services Systems a. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master plan. Therefore, the development of this site with a convenience store/service station/car wash will not exceed the wasterwater treatment requirements of the Regional Water Quality Control Board. b. No Impact: The proposed project will not result in the construction of any new water or wastewater treatment facilities or the expansion of any existing facilities. c. No Impact: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. Therefore, impacts to storm water treatment facilities will be no greater than those identified in BIR 98-04. d. No Impacts: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. The EIR for the Master Plan showed that existing water supplies would be adequate to address the needs of the proposed project. e. No Impacts: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. The EIR for the Master Plan showed that the Encina Treatment Facility had adequate capacity to handle the wastewater treatment requirements of the Master Plan. f No Impacts: The proposed project is in conformance with the land uses identified for this site by the Bressi Ranch Master Plan. The EIR for the Master Plan indicated that there was sufficient land fill capacity to accommodate the solid waste generated by the Master Plan. g. No Impacts: The project will comply with all applicable federal, state & local regulations related to solid waste. xvn. Mandatory Findings of Significance a. No Impact: The proposed convenience store/service station/car wash is in conformance with the land uses anticipated by the Bressi Ranch Master Plan for Planning Area 14. The proposed convenience store/service station/car wash will not degrade the quality of the environment. Any potential to degrade the quality of the environment will be no greater that those addressed by the previously certified Bressi Ranch EIR. b. No Impact: The proposed convenience store/service station/car wash is in conformance with the land uses identified for Planning Area 14 by the Bressi Ranch Master Plan. The proposed project does not have impacts that are individually limited, but cumulatively considerable. Impacts that are cumulatively considerable will be no greater than those already anticipated by the Bressi Ranch Master Plan EIR. c. No Impact: The proposed convenience store/service station/car wash is in conformance with the land uses anticipated for this site by the Bressi Ranch Master Plan. Impacts involving environmental effects which will cause substantial adverse effects on human beings will not be greater than those addressed by the Bressi Ranch Master Plan EIR. XVIll. Earlier Analysis a. Source documents are on file at the Planning Department located at 1635 Faraday Avenue, Carlsbad. 1. EIR 93-01, Carlsbad General Plan Update-September 6, 1994 • • 2. EIR 98-04, Bressi Ranch Master Plan-July 9, 2002 b. All environmental impacts were adequately addressed, and are within the scope of the previously certified Bressi Ranch Environmental Impact Report (EIR 98-04). The mitigation measures to address impacts are contained in the mitigation measures in the BIR (attached). c. Please see the attached mitigation measures. TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Plan and Off-Site Improvements The total (mobile and stationary) projected air pollutant emissions at buildout are estimated at 2,699.53 pounds per day of CO, 742.74 pounds per day of NOx, 395.20 pounds per day of PM I 0, and 305.53 pounds per day of ROC. All air pollutant emissions analyzed in this EIR are considered significant at buildout of the proposed project. Bressi Ranch Mas/er Plun Final Program EJR AQ2. MITIGATION MEASURES SIGNIFICANT AND UNA VOIDABLE 5.3 AIR QUALITY The following measures shall be implemented for all subsequent development projects within the Master Plan area. . A commercial site designed to serve the commercial needs of the occupants of the business park and residential areas shall be provided. . Development within Bressi Ranch shall provide traffic control devices along all roadway segments and at intersections and interconnect and synchronize the operation of traffic signals along arterial streets. . Development within Bressi Ranch shall encourage conunuter usage of busses, carpools and van pools through provision of a community database made available on a website. . Developmi;:nt within Bressi Ranch shall encourage the expansion or bus service and new routes into the Master Plan area by providing the bus transit facility (as described in Section 3.0 of the EIR), as well as acconunodating bus pullouts/stops at appropriate locations within the Master Plan area if requested by the North County Transit District. . Provide incentives for car pooling, flex-time, shortened work weeks, and telecommunications and other means of reducing vehicular miles traveled. Develop and implement employer incentive programs to encourage the placement of strategic bicycle storage lockers, and the construction of safe and convenient bicycle facilities. 2-3 LEVEL OF SIGNIFICANCE AFTER MITIGATION The project-specific and cumulative impact is significant and unavoidable. Ci£y of Carlsbad April 2002 .... ••• ··: TABLE2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS ·. Master Plan Direct project impacts to intersections are expected at the following locations: 1) Palomar Airport Road/El Fuerte Street 2) Palomar Airport Road/Melrose Drive With project and City Capital Improvements Program widening of Palomar Airport Road along the project north frontage and project widening of El Camino Real along the west frontage, as well as frontage improvements along Palomar Airport Road between Business Park Drive and Melrose Drive implemented by the · Palomar Forum project. no direct significant project impacts to street segments an: expected. Frontage improvements provided by the project along Palomar Airport Road and El Camino Real include curb, gutter. and sidewalk. Bressi Ra11cl, Master Plan Final Program EIR MITIGATION MEASURES • Development within Bressi Ranch will provide shade trees to reduce building heating/cooling needs. . DevelopI11ent within Bressi Ranch shall use energy efficient and automated controls for air conditioning. MITIGATED TO A LEVEL LESS THAN SIGNIFICANT 5.2 TRAFFIC/CIRCULATION The City has established mitigation for project-related traffic impacts that includes payment of a Traffic Impact Fee (TlF). A TIF is defined as improvements identified in the Carlsbad Traffic Impact Fee Study or improvements that are not directly associated with other developm_ent within the City of Carlsbad. Tl. Prior to recordation of a final map. issuance of grading permit or building permit, whichever occurs first within Zone 17, a financing guarantee shall be provided for the construction of El Fuerte Street from Palomar Airport Road to the southern Zone 17 boundary which shall be in accordance with Section 66462 of the Subdivision Map Act and Section 20.16.060 of the Carlsbad Municipal Code. El Fuerte Street from Palomar Airport Road to the southern zone boundary shall be constructed prior to occupancy of any building as a four lane secondary ai1erial, and shall include the following: -Complete south leg improvements and dual left tum lanes on westbound Palomar Airport Road. complete second left tum only lane on southbound El Fuerte Street at Palomar Airport Road, complete southbound through/right tum lane and southbound right tum only lane at intersection with Palomar Airport Road. l-4 LEVEL OF SIGNIFICANCE AFTER MITIGATION , Less than significant. City of CllrlsBad April 2(J()l ·' ~ TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS There are several intersections outside of the City. of Carlsbad which fall below acceptable levels of service limits: . West San Marcos Blvd./Rancho Santa Fe Road . Melrose Drive/Rancho Santa Fe Road The project has an impact that creates a delay of greater than 2.0 seconds at these intersections, which is deemed significant according to SANTEC guidelines. However, the project does not have the ability to mitigate these impacts in adjacent jurisdictions. Likewise, adjacent jurisdictions are facing similar impacts associated with new development impacting Carlsbad. The City of Carlsbad is working with local agencies to develop offsetting mitigation within their respective jurisdictions. Short-Term (Year 2005) Conditions No significant impact to street segments has been Bressi Ranch Master Plan Final Progrum EIR MITIGATION MEASURES -Construct new intersection with traffic signal at El Fuerte/Bressi North Access intersection. -Construct new intersection with traffic signal at El Fuerte/Bressi Central Access intersection. -Construct new intersection with traffic signal at El Fuerte/Bressi South Access intersection . T2. Prior to recordation of a final map that creates buildable lots within Zone 17, a financing guarantee shall be provided for the construction of Poinsettia Lane from El Camino Real to the existing teminus east of the Zone 17 boundary which shall be in accordance with Section 66462 of the Subdivision Map Act and Section 20.16.060 of the Carlsbad Municipal Code. Poinsettia Lane shall be constructed as a four lane major arterial from El Camino Real to the existing terminus east of the Zone 17 boundary, and shall include the following: -Construct new intersection with traffic signal at intersection with El Fuerte Street. T3. The po11ion of Poinsettia Lane from El Camino Real to the existing terminus east of the Zone 17 boundary is conditioned to be constructed by the Greens at the Villages of La Costa development. The applicant shall provide their fair-share contribution to the construction of Poinsettia Lane from the project's (Zone 17) western boundary to El Camino Real. Should the Villages of La Costa development not proceed as planned, the project applicant shall provide for the construction of Poinsettia Lane from the project's easterly boundary to El Camino Real. Implementation of Mitigation Measures Tl, T2 and T3 will reduce the Short- Term (Year 2005) traffic impact to a level less than significant. 2-5 LEVEL OF SIGNIFICANCE AFTER MITIGATION City of Carlsbad April 2002 .,. - TABLE2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Measures Tl, T2 and T3 identified for the Existing Plus Project conditions. No significant impact to intersections has been identified for the Year 2005 condition. No mitigation is needed beyond the planned construction of Melrose Drive between Faraday A venue and Palomar Airport Road, Faraday A venue between Melrose Drive and El Fuerte Street and Poinsettia Lane between Melrose Drive and El Camino Real (Mitigation Measure T2). Improvements at off-site intersections that would be provided as adjacent projects build out or by Traffic Impact Fee projects are shown in Figure 6-9 Year 2005 Intersection Lane Configurations provided in Volume II Appendix B of this EIR. Master Plan and Off-Site Improvements The proposed project will result in a short-term impact to localized air quality as a result of grading and construction activity. Bressi Ranch Master Plan Final Program EIR AQI. MITIGATION MEASURES ' S.3 AIR QUALITY During clearing, grading, earth moving or excavation of the project site, the following measures shall be implemented: . Control fugitive dust by regular watering, paving construction roads, or other dust preventive measures; . .Maintain equipment engines in proper tune; • Seed and water until vegetation cover is grown; . Spread soil binders; . Wet the area down, sufficient enough·to form a crust on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust pick up by the wind; -2-6 LEVEL OF SIGNIFICANCE AFfER MITIGATION City of Car/sbafi Apri/2002 ,• TABLE2-l ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Plan and Off-Sile lmprnvemcuts Implementation of the proposed project has the potential to expose land uses to unacceptable noise levels as a result of roadway noise. Additionally, the Master Plan is required to comply with the requirements for the Noise Impact Notification "Area. Although no signific.ant impact has been identified, Mitigation Measure N2 is proposed to ensure notification is provided in compliance with the requirements of the Noise Impact Notification Area. Bressi Ranch Master Plan Final Program EIR NI. N2. MITIGATION MEASURES . Street sweeping, should silt be carried over to adjacent public thoroughfares; • Use water trucks or sprinkler systems to keep all areas where vehicles move dirt enough to prevent dust raised when leaving the site; . Wet down areas in the late morning and after work is completed for the day; • Use of low sulfur fuel (0.5% by weight) for construction equipment. 5.4 NOISE Development within the Master Plan area shall be designed so as to minimize exposure to noise from external and internal roadways. Specific recommendations for lot layout, building location, and/or noise barrier design, and location shall be made based on detailed, site specific acoustical evaluations for each pla1U1ing area development proposal to attain the acceptable exterior and interior noise level for residential and non-residential uses established in the city of Carlsbad Noise Guidelines. Prior to the recordation of any residential tentative maps, the notices shall be recorded that the future homes are subject to overflight, sight and sound of aircraft operating from McClellan-Palomar Airport. 2-7 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. Less than significant. City of Carlsbad April 2002 e. e TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Plan There is the possibility of damage to proposed structures due to excessive settlement resulting from compression of the .porous and/or loose topsoil, from swelling and shrinkage of the siltstone and claystone soils, and from the undocumented/trash dump located on the site. ; Due to their potentially compressible nature, the landslide deposits within the limits of the planned grading are considered unsuitable for structural support in their present condition. On the south-central portion of the site, in an'area of planned residential, a small landslide complex extends offsite. Additionally, on the east side of the site, the potential for a landslide has been observed. Bressi Rane/, Master Pim, Final Program EIR GSI. GS2. GS3. MITIGATION MEASURES 5.5 GEOLOGY /SOILS All future grading and construction of the project site shall comply with the geotechnical recommendations contained in the Prelimi11ary Geoteclmical /11vesliga1io11, Bressi Ra11cli, Carlsbad, California (Leighlo11 and Associales, July I 997). This report contains specific recommendations for mitigating geotechnical conditions related to soils earthwork, slope stability, and ground and surface waters. All recommend~tions contained in the report shall be incorporated into all final engineering and grading plans. The soil engineer and engineering · geologist shall review the grading plans prior to finalization to verify the plan's compliance with the r~conunendations of the report. If required, a third party review of the geotechnical report and final grading plans shall be conducted by the City of Carlsbad Engineering Department prior to the issuance of a grading permit. Compliance with this measure shall be verified by the City of Carlsbad. Remov~ (or some other fom1 of stabilization) the ancient landslides which occur in areas of proposed development. Final reconunendations for stabilization shall be approved prior to issuance of a grading permit. Prior to grading and construction of the site, an off-site investigation of potential landslide areas shall be conducted to confirm the locations and extent of the potential landslides. Recommendations contained in the geotechnical investigation shall be implemented to eliminate the risk associated with the potential landslide area. Measµres may include remedial grading and/or structural setbacks. Compliance with this measure shall be verified by the City of Carlsbad. 2-8 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. Less than significant. - - Cily of Carlsbad April 2002 .. TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS The site is likely to be subject to at least one moderate to major earthquake during the design !if e of the structures. During such an earthquake, the danger from fault offset through the site is remote, but relatively strong groundshaking is likely to occur. Ground water is present in the main drainages of the site. The control of groundwalt:r iu a hillside development is essential to reduce the potential for undesirable surface flow, hydrostatic pressure, and the adverse effects of ground water on slope stability. Off-Site Improvements Geologic conditions that need to be addressed as part of grading and construction of off-site improvements include undocumented till, topsoil, moderate to highly compressible and expansive colluvium and allumiurn, and one small surficial landslide. Bressi Ranch Mt1ster 1~1c111 Final Program £IR GS4. GS5. GS6. MITIGATION MEASURES All future development of the project site shall adhere to the Unifom1 Building Code and State building requirements in effect at the time specific development is proposed. Compliance with this measure shall be verified by the City of Carlsbad. Prior tu grading and construction an additional geotechnical investigation shall be conducted to identify possible future seepage areas that could occur during grading. Field recommendations for mitigation <,[ future potential seepage, as well as for the provision of drainage in areas known to be susceptible to groundwater accumulation shall be provided. Compliance with this measure shall be verified by the City of Carlsbad. All grading and construction associated with implementation of the off- site improvements shall comply with the geotechnical recommendations contained in the Geotec/111ica/ Feasibility Study, Off-Site Poinsettia Lane, Alicame Ruad and Borrow Sites within the Greens of the Villages of La Costa, Bressi Ranch Devtdopment, Carlsbad, California (Leighton and Associates, Janumy 5, 2001). This rt:port contains specific recommendations for mitigating geotechnical conditions related to soils earthwork, slope stability, and ground and surface waters. All recommendations contained in the report shall be incorporated into all final engineering and grading plans The soil engineer and engineering geologist shall review the grading plans prior to finalization to verify the plans compliance with the: recommendations of the report. If required, a third party review of the geoteclmical report and final grading plans shall be conducted by the City of Carlsbad Engineering Department prior to the issuance of a grading pennit. Compliance with this measure shall be verified by the City of Carlsbad. 2-9 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. Less than significant. City of Carlsbad April 2002 el e TABLE2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Phln 30.9 acres of Diegan coastal sage scrub will be impacted by the proposed project. Bressi Ra11ch Mltster Plan Final Pro[.!ram EIR Bl. MITIGATION MEASURES 5.6 BIOLOGICAL RESPURCES Impacts to Diegan coastal sage scrub shall be mitigated by a combination of on-site preservation consistent with the Draft HMP, as well as on-site habitat restoration and off-site habitat acquisition. The overall mitigation ratio shall be 2:1, resulting in a mitigation requirement of 61.8 acres (30.9 x 2). Preservation consistent with the guidelines of the City of Carlsbad's Draft HMP, shall be accomplished through the preservation of approximately 35.7 acres (55 percent) of the Diegan coastal sage scrub on site. Pr~servation ·shall occur within the planned open space on site and will include the coastal sage scrub located in the southeastern comer of the project site which is identified as within Linkage D PPA. However, based on discussions with the USFWS, only 32.3 acres of Diegan coastal sage scrub conserved on-site can be used toward project mitigation. This results in a mitigation shortfall of29.5 acres (61.8 - 32.3). The balance of the coastal sage scrub mitigation required (29.5 acres), shall be accomplished through on-site restoration, off-site acquisition or fee payment should the HMP be finalized prior to the issuance of a Section 7. Based on the biological opinion issued by the USFWS, mitigation acreage required for off-site acquisition is 24.5 acres. On-site restoration of 5.0 acres shall use the duff reapplication method. This method has proven successful in rehabilitating disturbed areas by using existing topsoil scheduled to be impacted by the project. Existing Diegan coastal sage scrub and the first six inches of topsoil from areas supporting DCSS proposed to be impacted will be collected. The areas proposed for restoration will be disced prior to spreading of the collected duff. The vegetation and topsoil will be spread over the restoration areas 2-/0 LEVEL OF SIGNIFICANCE AFfER MITIGATION Less than significant. -4 - City of Carlsbad April 2002 "' TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS The proposed project will directly impact the coastal California gnatcatcher, Cooper's Hawk, white-tailed kite, and northern harrier. Bressi Ranch Muster Plan Final Program EIR MITIGATION MEASURES to a depth of approximately three inches. The areas will be weeded three times during each of the two years following the duff application. A mitigation credit of0.5:1 for each acre restored, pursuant to the Section 7 consultation, will be allowed using this method. For example, if20 acres of area is restored, then lO acres of mitigation credit will be allotted to the project. The final location and amount of area available will be detennined through consultation with the City and USFWS. Any remaining mitigation needs for the project will be provided through off-site acquisition of Diegan coastal sage scrub at a location acceptable to the City and the USFWS, or through payment of a habitat acquisition fee, should the HMP be finalized prior to project implementation. The off-site acquisition of coastal sage scrub shall be in the form of a similar type and biological value of the coastal sage scrub impacted by the project. This mitigation program would result in 32.3 acres of good quality DCSS conserved on-site, an additional 5.0 acres of habitat restored on-site over the long-term, and an additional 24.5 acres of habitat acquired at a mutually agreed off-site location. The mitigation is identified as part of the Biological Opinion already issued for the project by the USFWS and would meet the applicant's potential future obligations under the HMP. Mitigation for impacts to the coastal California gnatcatcher would be mitigated through preservation of the coastal sage scrub cited above (B- 1 ). Additional mitigation is not required for the other sensitive species impacted on site due to their low sensitivity status and/or limited extent on site. Mitigation for cumulative impacts to raptor hunting habitat will be met in conjunction with habitat mitigation discussed above. 2-1/ LEVEL OF SIGNIFICANCE AFfER MITIGATION City of Carlsbad April 2002 -) e. TABLE2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Wetland habitats impacted include cismontain alkali marsh (0.02 acre), southern willow scrub (0.08 acre), ·southern willow scrub disturbed/coastal and valley freshwater marsh (0.29 acre), mule fat scrub (0.07 acre), tamarisk scrub (3.95 acres) and streambed (0.16 acre). Indirect impacts expected to occur as a result of implementation of the proposed project include regional connectivity and several urban edge effects including habitat insularization, edge effect, exotic species invasion, domestic pets, increased human intrusion, lighting and noise impacts. Increased human (and pet) intrusion into open space areas, fixed lighting, exotic species invasion would be considered significant where they occur to any of the preserved Diegan coastal sage scrub riparian habitats. Bressi Ranch Master Plan Final Program EIR . 82. 83. 84. 85. 86 . MITIGATION MEASURES All impacted cismontane alkali marsh, southern willow scrub disturbed/coastal and valley freshwater marsh, mule fat scrub, tamarisk scrub, and streambed habitats shall be mitigated at a l: 1 ratio and implemented under a detailed creation/restoration plan prepared and implemented by the applicant within on-site open space. The l: l mitigation ratio has been accepted as appropriate based on the Biological Opinion issued by the U.S. Fish and Wildlife Service given that the restoration has been implemented in advance of any impacts, and because of the overall low quality of the wetlands being impacted. Wetland restoration on-site has already been initiated, the location of which is depicted on Figure 5.6-5. All backyard lighting installed on homes adjacent to open space shall be shielded to prevent light over spill. Shielding shall consist of the installation of fixtures that physically direct light away from the outer edges of the property or landscaping, bem1s, or other barriers at the edge of the lots that prevent light over spill. Fencing shall be required along the common boundary between homes abutting the adjacent open space to control domestic pet predation of native animal species and access by residents into sensitive habitats. Construction adjacent to wetland habitats shall be done under the supervision of a qualified biologist to ensure that construction activities do not impact sensitive areas. Drainage facilities should be designed to avoid the dumping of untreated urban runoff. 2-12 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. - City of Carlsbad April 20IJ2 .. TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Off-Site Improvements Construction of the on:sik improvements will impact 0.48 acre of riparian wooJlan<l, 1.85 acre ofriparian scrub, 12.9 acres ofDk:gan coastal sage scrub, I 1.2 acres of floodplain scrub, 12.9 acres of southern maritime chaparral, 0.3 acre of southern mixed chaparral, 46.8 acres of non- native grassland, I .5 acres of eucalyptus woodland, and 11.3 acres of disturbed habitat. Indirect Impacts Indirect impacts expected to occur as a result of implementation of the off-site improvements are the same as for the project. Master Plan and Off-Site Improvements Archeological site SDl-14,592 will be impacted by implementation of the proposed project. Bressi Ranch Muster Plan Final Program EIR MITIGATION MEASURES The off-site improvement areas occur within the Villages of La Costa project. The off-site improvement areas are part of the HCP/OSMP that was previously approved through the Section lO(a) process of the FESA, and Section 208 I of the SESA. Impacts resulting from the off-site improvement areas all occur within the impact limits of the HCP/OSMP, and therefore the only mitigation required will be that which is required for the Villages of La Costa portion of the HCP/OSMP. Implementation of Mitigation Measures B3, B4, B5 and B6 as identified above. 5.7 CULTURAL RESOURCES Cl.. A data recovery program shall be completed for archaeological site SDI- 14,592 in compliance with the City of Carlsbad's Cultural Resource Guidelines Criteria and Methodology for Completing a Data Recovery Program Phase Ill (December, 1990). Data recovery provides for a sample of the site to be excavated, artifacts and ecofacts to be analyzed, special studies (i.e. radiocarbon dating, residue analysis, obsidian hydration and sourcing) and a report of finding which addresses the important research questions and curation of any collections of cultural material, including associated records in a scientific institution with permanent cultural resource collections or retained by the City and displayed to the public at an appropriate locations such as a library or 2-/3 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. Less than significant. City of Carlsbad April 2002 e. • TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS SDI-9,846 is not impacted by the project as proposed. If avoidance of site SDI-9,846 is not feasible under the proposed development plan, then a data recovery program shall be implemented for this site as well; however, this area is currently designated as open space under the Master Plan. Bressi Ra11cli Master Plu11 Final Program EIR C2. CJ. MITIGATION MEASURES City Hall. The Master Plan identifies the area where SDI-9,846 is located as open space. Preservation of this near-surface cultural resource would require implementation of a capping and easement mitigation plan to protect the site from artifact collecting. Capping would include placement of a semi-penneable layer of polypropolene geofabric and a six-inch (6") layer of clean, low saline sand and gravel fill across the site followed by a minimum two feet (2') of non-compacted fill soil. In addition, the site shall be fenced and a conservation easement shall be recQrded over the site to preclude vehicle traffic, excavations in excess of two feet (2') and planting of deep-root trees and shrubs. If avoidance of site SDI-9,846 is not feasible, then a data recovery program shall be implemented in compliance with the City of Carlsbad's Cultural Resource Guidelines Criteria and Methodology for Completing a Data Recovery Program Phase III (December, 1990). Data recovery provides for a sample of the site to be excavated, artifacts and ecofacts to be analyzed, special studies (i.e., mdiocarbon dating, residue analysis, obsidian hydration and sourcing) and a report of finding which addresses the important research questions. A qualified archaeological monitor shall be on-site during initial grading within CEQA important sites CA-SDl-9846 and CA-SDl-14,592 including a JOO foot huff er. The goals of the archaeological monitor shall be to collect isolated diagnostic artifacts, ensure the integrity of the preserved portion of archaeological site CA-SDl-9846 during initial grading, and identify and record intact archaeological features. 1-14 LEVEL OF SIGNIFICANCE A1'1ER MITIGATION - ~ City of Carlsbad Apri/2002 .. TABLE2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS , The proposed grading activity has the potential to impact significant paleontological n:sources. Bressi Ranch Master Plu11 Final Program EIR C4. MITIGATION MEASURES . Grading within and adjacent to archaeological sites CA-SDI-9846 and CA-SDl-14,592 shall be incremental, i.e., approximately 6 inches at a pass, allowing the archaeological monitor to examine surfaces prior to continuing. Monitoring in these areas shall continue until such time as culturally sterile subsoil is obtained. . In the event archaeological features are discovered, the archaeological monitor shall be empowered to suspend work in the immediate area of the discovery until such time as a data recovery plan can be developed and implemented. Work outside the area of the find shall proceed along with the continuation of archaeological monitoring. . A final summary report shall be completed and retained on file at the City that outlines the results of the archaeological monitoring program. This report shall include discussions of methods used, a catalog of archaeological features and artifacts recovered and the results of analysis. Recovered materials shall be curated in a manner consistent with other archaeological studies conducted for the project. A paleontological monitor shall be on-site as required during the initial cutting of previously undisturbed sediments to inspect cuts for contained fossils. In the event that fossils are discovered, it may be necessary to increase the per/day in field monitoring time. Conversely, if fossils are not being found then the monitoring should be reduced. A paleontological monitor is defined as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall work under the direction of a qualified paleontologist. 2-15 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. City of Carlsbad April 2002 e. - POTENTIAL IMPACl'S Bressi Rmu:h M"ster Pim, Final Program EIR TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES MITIGATION MEASURES When fossils are discovered, the paleontologist (or paleontological monitor) shall recover them. In most cases, the fossil salvage can be completed in a sh011 period of time. However, some fossil specimens (such as a complete large mammal skeleton) may require an extended salvage period. In these instances the.paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovery of small fossil remains, such as isolated mammal teeth, it may be necessary in certain instances, to set up a screen-washing operation on the site. • Fossil remains collected during the monitoring and salvage portion of the mitigation progran1 shall be cleaned, so11ed and cataloged. Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall either be deposited (as a donation) in .a scientific institution with permanent paleontological collections such as the San Diego Natural History Museum or retained by the City and displayed to the public at an appropriate location such as a library or City Hall. • A final summary report shall be completed and retained on file at the City that outlines the results of the mitigation program. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, and significance of recovered fossils. 2-/6 LEVEL OF SIGNIFICANCE AFTER MITIGATION City of Carlsbad April l(Jf)2 !> TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Plan and Off-Site Improvements Project landform alteration will result in three slopes that are greater than 40 feet in height and do not qualify for exemption or modifications to the standard. Master Plan and Off-Site Improvements The construction and operation of the community recreation center, drainage facilities, water facilities, and sewer facilities will result in an impact to the environment as a component of the overall development and operation of the Master Plan. The physical environmental impacts associated with the construction of the community recreation center, drainage facilities, water facilities, and sewer facilities are considered as part of the environmental evaluation contained in the applicable sections of this EIR. Potential impacts associated with the construction and operation of the community recreation center, drainage facilities, water facilities, and sewer facilities generally include traffic, air quality, noise, geology/soils, biological Bressi Ranch Muster Plan Final Program EIR MITIGATION MEASURES 5.9 VISUAL AESTHETICS/GRADING V AG I. The grading plan of the project shall be redesigned to limit slopes to a height allowed by the applicable design standard. 5.10 PUBLIC SERVICES AND UTILITIES Mitigation Measures identified in Sections 5.2 Traffic, 5.3 Air Quality, 5.4 Noise, 5.5 Geology/Soils, 5.6 Biological Resources, 5.7 Cultural Resources, and 5.11 Water Quality/Hydrology will reduce the impact from the construction and operation of the conununity recreation center, drainage facilities, water facilities, and sewer facilities to a less than significant level. 2-17 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. Less than significant. City of Carlsbad April 2002 - • TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS resources, cultur~l resources, and water quality/hydrology. Master Plun and Off-Sile Improvements A significant increase in surface runoff volumes · is anticipated, bet::ause the Mash:r, Plan and off- site improvements will alter the existing topography and will introduce impervious surfaces on a primarily vacant site. Pollutant discharges in surface water runoff associated with the industrial and residential land uses on-site may contribute to an exceedance of applicable surfa<;e receiving water quality objectives or de~radation of beneficial uses. Bressi Ra11cl, Master Pim, Final Program EJR MITIGATION MEASURES S.11 WATER QUALITY/HYDROLOGY WQH l. Subsequent to Master Plan approval, but prior to approval of specific development plans within the Master Plan area, a preliminary hydrology study shall be prepared which identifies the existing peak-flow runoff quantities as well as those anticipated with proposed development. The study shall define design criteria as approved by the City Engineer, to be utilized in the design of subsequent on-site stonn drain systems. Additionally, a detailed hydrology study shall be prepared concmTent with subsequent site developments plans (e.g., 'tentative tract maps) within the Master Plan area. The hydrology study shall address the drainage characteristics of the proposed development and develop an appropriate drainage control plan for the specific project site. The drainage control plan shall be implemented in accordance with the reconunendations of the hydrology study and shall address on-site and off-site drainage requirements to ensure on-site runoff will not adversely affect off-site areas. _WQU2. Regarding the industrial land use, the proposed project is requin:d by the RWQCB to comply with the area wide Municipal Stonnwater Pem1it, Order No. 2001-01. In addition, industrial land uses are required to comply with Order No. 97-03-DWQ, NPDES, General Pennit No. · CASOOOOOO l Discharges of Stormwater Associated witli J11dustri"I Activities Excludi,ig Co1istructio11 Activities. Further, all requirements contained in the Industrial Concept Water Quality Plan shall be implemented in accordance with the Plan and verified by the City 2-18 LEVEL OF SIGNIFICANCE AFfER MITIGATION -'4 Less than significant. - Less than significant. City of Carlsbad .April 2()()2 IJ TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master Plan and Off-Site Improvements The presence of hazardous materials on-site will require mitigation to ensure proper disposal and remediation if necessary. Bressi Ranch Master Plan Final Program EIR HMI. MITIGATION MEASURES Engineer. The Best Management Practices (BMP) Plan Options address the use of treatment control methods using flow based and volume based BMPs such as: l) Grass Biofilters and Strips; 2) Wetland Pond/Retention Basins; 3) Continuous Deflective Separation (CDS) Units/Fossil Filters; or 4) A combination ofBMP options one through three. Regarding the residential and mixed-use land uses, the proposed project is required by thi: R WQCB to comply with the area wide Municipal Stormwater Permit, Order No. 2001-01. Further, this Mitigation Measure requires that all Municipal/Post-Construction BMP Plan Options contained in the Concept Water Quality Plan shall be implemented and verified by the City Engineer. The plan contains five BMP plan options. Option one would treat the sto1m flow with a single (CDS) Unit near the downstream end of each major stonn drain system and specific pad locations that drain directly into adjacen! canyon watercourses. Option two would treat storm flow surrounding residential and mixed-use areas. Option three would treat the entire project stom1 flows with filters. Option four would treat stonn flow from the residential and mixed-use areas with units, filters, grass-lined swales, and retention basins. Option five is similar to Option four (refer to Appendix G, Concept Water Quality Plan). 5.12 HAZARDOUS MATERIALS AND HAZARDS Prior to site grading, the stained soil shall be properly disposed of in accordance with federal, state and local requirements in order to eliminate this potential health hazard from the project site. Additionally, the applicant shall ensure that the unpennitted landfill is excavated and debris and organic material located in the dump is properly dispose of in 2-19 LEVEL OF SIGNIFICANCE AFTER MITIGATION Less than significant. City of Carlsbad April 2002 • .e TABLE2-l ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTJi:NTJAL IMPACTS There may be asbestos present within construction materials including linalGum, linoleum mastic and the plaster on the walls and ceilings of the ranch house. Demolition of the ranch house may result in a significant environmentaJ impact related to the release of asbestos. The unpem1itted landfill that is located in _the northeast portion of the project site was remediated in 1989. P011ions of the landfill remain and its contents need to be removed and properly disposed of prior to development of the project site. The levels of toxaphene were: above the preliminary remediation goals in soil samples taken on-site. T!1is is considered a significant impact. ' Bressi Ra11ch Master Pla11 Final Program EIR ' MITIGATION MEASURES accordance with federal, state and local requirements. A hazardous materials specialist shall verify that materials have been properly disposed of prior to site grading. IIM2. Prior to demolition of the ranch house, an asbestos survey shall be conducted. An asbestos investjgation shall be conducted and mitigation report prepared. The mitigation report shall identify appropriate clean- up and disposal requirements necessary to avoid releasing asbestos into the air and.these requirements shall be followed .. Mitigation Measure HMl identified above. IIM3. Prior to site grading, the project developer, the City of Carlsbad and the County of San Diego shall be consulted regarding development requirements on-site, and due to the presence of pesticides (primarily toxaphene) in the upper 12 inches of fonner cultivated areas, some areas may require further assessment ~d/or remediation prior to grading. Soils shall be remediated to a level deemed acceptable for residential uses according to federal, state, and local guidelines and standards. 2-20 LEVEL OF SIGNWICANCE AFI'ER MITIGATION - ' Less than significant. Less than significant. Less than significant. City of Carlsbad April 20()2 i, TABLE 2-1 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES POTENTIAL IMPACTS Master'Plan and Off-Site Improvements No significant impact related to Land Use and Planning has been identified. Master Plan and Off-Site Improvements No significant impact related to Agricultural Resources has been identified. Bressi Ranch Master Plan Final Program EJR MITIGATION MEASURES LESS THAN SIGNIFICANT LAND USE AND PLANNING Not applicable. AGRICULTURAL RESOURCES Not applicable. 2-21 LEVEL OF SIGNIFICANCE AFTER MITIGATION Not applicable. Not applicable. City of Carlsbad April 2002 e .e