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HomeMy WebLinkAboutCUP 89; Lakeshore Gardens; Conditional Use Permit (CUP) (13)1265 KENDALL DRIVE SAN BERNARDINO, CALIF 92407 JOSEPH E. BONADIMAN & ASSOCIATES ENGINEERS AND PLANNERS AREA CODE 714 882-1291 TO: Planning Commission, City Hall DATE: December 5 , 1972 1200 Elm Avenue SUBJ: Environmental Impact Carlsbad, California 92008 Assessment for Lakeshore Garden S Mobilehome Communit ATTN: Mr. Don Aqatep FILE N8: 71-577~ We are sending you: Herewith Ix] Under Separate Cover Mem Only Via No. of Copies Description 1 E.I.A. for Lakeshore Gardens Mobilehome Community 1 Check for $50.00. The above items are submitted: At Your Request 0 For Your Review For Your Files c] For Your Approval For Your Action For Your Info GENERAL REMARKS: ......................................................................... As per Resolution No. 3015 of the City Council of the City of Carlsbad, dated November 2, 1972, we are sending herewith an Environmental Impact Assessment for Lakeshore Gardens Mobilehome Community along with a check for $50.00. RECEIVED CIT-Y OF, CARLSBAD Bannlng Department Encl : CC:Mr. W. E. McKinley -~~ ~ - D. c. HULBERT c- u __ ;IRONMENTAL IMPACT ASSES f Date: MGemhbar .$. , 1972 Name of Applicant: Sequoia Pacific Realco and U.S. Life Corporation Permit Applied For: Lakeshore Gardens Mobilehome Community Location of Proposed Activity.: 7201 Avenida Encinas Carlsbad, California 92008 Telephone: (714) 729-8069 I. Background Information. ' 1. Give a brief description of. the proposed .activity. See attached sheets. .. 2. Describe the activity area, including distinguishing natural and manmade characteristics. See attached sheet. -. - ,. 1. 1266 KENDALL DRIVE SAN BERNARDINO, CALIF. 02407 JOSEPH E. BONADIMAN & ASSOCIATES ENGINEER8 AND PLANNERS AREA CODE 714 TURNER 2.1291 December 5, 1972 LAKESHORE GARDENS MOBILEHOME COMMUNITY 7201 AVENIDA ENClNAS CARLSBAD, CALIFORNIA 92008 ENVIRONMENTAL IMPACT ASSESSMENT I. BACKGROUND INFORMATION 1. Give a brief description of the proposed activity, . Lakeshore Gardens Mobilehome Community, located less than two blocks from the Pacific Ocean in Carlsbad, (See Exhibit 1) is a new park of 51.71 acres, with 384 units on lots ranging from 50 x 70 ft, to 50 x 90 ft. The project is being built in two phases. Phase One (28.68 acres) consisting of 199 units is finished and ready for occupancy, It is being filled'up rapidly. Monthly lot rentals in the finished part of the park range from $95 to $150 per month. The park cater8 to the needs of adults only. Phase Two, to consist of 185 units in an area of 23.03 acres immediately easterly and adjacent to Phase One, is proposed to be taken up for construction in the near future, (See Exhibit 2). In addition to nearly $0.5 million in recreational facilities at the park, considerable outlays have been made for landscaping and other aesthetic amenities, which include many pieces of specially commissioned works of custom-designed Mexican statuary erected in and around the recreation building. The mobilehome community provides a host of recreational faci- lities, including heated swimming pools, saunas, therapeutic -- pools, shuffleboard courts, outdoor barbecues and patio lounge areas. The clubhouse contains ballroom, card, billiard and table .,tennis room. The large contemporary clubhouse fronts on a fully landscaped lake and has an auditorium that will accommodate up to 400 persons, as well as '8 theatrical stage and a completely equipped adjoining community kitchen, (See Exhibit 3). There is also a fully equipped clothi'ng care center to serve the needs of the mobilehome community, 2. Describe the activity area, including distinguishing natural and manmade characteristics, Lakeshore Gardens is reached by taking the San Diego Freeway (Interstate 5) . southerly through Carlsbad to Poinsettia Lane turn- off, then right one block on Poinsettia Lane to the park, Some of the salient features of the area are: a. Elevation - 65 feet above M.S.L, - Coastal Plain, b. Precipitation - 8,68 inches. C. Humidity - 765. d, Yearly Average of Temperature - 63' F. As in all Southern California coastal communities, spring and summer months are characterized by frequent night and morning cloudiness which usually dissipates before noon, Considerable fog occurs, primarily during the fall and winter months. The area is comparatively smog-free, Other unique *features surrounding the property are : a. San Diego Freeway to the East. b, Atchison Topeka and Santa Fe Railroad track to the West, c, Agricultural land to the North, - --_ - d, Batiquitos Lagoon to the South,-(See Exhibit 1). -2- .. APPENDIX B. 11. Environmental Impact Analysis. Answer the following questions by placing a check in the appropriate space. No Yes - 1. Could the project significantly change present ,’ land uses in the vicinity of the activity? b aesthetic value? \\!A 0 x. 2. Could the activity affect the use of a re- creational area, or area of important 3. Could the activity affect the functioning of an established community or neighbor- hood? X ment of community residents? X 4. Could the activity result in the displace- 5. Are any of the natural or man-made features f) in the activity area unique, that is, not or nation? X found in other parts of the County, State, 0 6. Could the activitysignificantly affect a historical or archaelogical site or its setting? X 7. Could the activity significantly affect the potential use, extraction, or con- servation of a scarce natural resource? X 8. Does the activity area serve as a habitat, foad source, nesting place, source of water, etc. for rare or endangered wildlife or fish species? X 9. Could the activity significantly affect 10. Are there any rare or endangered plant fish, wildlife or plant life? x. species in the activity area? X 11. Could the activity change existing features of any of the city’s lagoons, bays, or tide1 ands? X ---- Yes 12. Could the activity change existing features of any of the City's beaches? 13. Could the activity result in the erosion , 14. Could the activity serve to encourage 7 /- developed areas? x,; ~ or el irnination of agribul tural lamds? a development of presently undeveloped areas or intensify development of already 15. Will the activity require a variance from k established environmental standards (air, water, noise, etc)? 16. Will the activity require certification, authorization or issuance of a permit by any local, State or Federal en- vironmental conigency? 17. Will the activity require issuance of a variance or conditional use permit by the City? 18.Will the activity involve the application, use, or disposal or potentially hazardous mater i a 1 s ? 19. Will the activity involve construction of facilities in a flood plain? 20. Wi-11 the activity involve construction of facilities on a slope of 25 per cent or greater? 21. Will the activity involve construction of facilities in the area of an active fault? 22. Could the activity result in the generation of significant amounts of noise? 23. Could the activity result in the gen- eration of significant amounts of dust? 24. Will the activity involve the burning of brush, trees, or other materials? 25. Could the activity result in a significant change in the quality of any portion of the region's air or water resources? (Should note surface, ground water, off-shore) No - X x. X X X X X X x. X .e --. h 26. Will there be a significant change to indicate estimated grading to be done in cubic yards. existing land form? (a) (b) percentage of alteration to the present land form. (c) maximum height of cut or fill sl opes. 1 27. Will the activity result in substantial increases in the use of utilities, sewers, drains or streets? 111. State of No Significant Environmental Effects If you have answered yes to one or more of the questions in Section 11, but youthink the activity will have no significant enviro- mental effects, indicate your reasons below: Not app 1 icab le IV. Comments or Elaborations to Any of the Questions in Section 11. If additional space is needed for answerin vvan~+t6em uestions, ~ -(attach *#.&OlNi* . additional sheets as may be needed.’y Signature: Date signed: Conclusions (To be completed by the Planning Director) [I Further information is required. (Person cbmpleting report) Place a check in the appropriate box. It has been determined that the project will not have . significant environmental effects. significant environmental effects. An environmental impact statement must be submitted by the following date, [] It has been determined that the project could have f- Date Received: APPENDIX B -. ._. ~ - -. PI, ENVIRONMHNTAL IMPACT ANALYSIS 1. Could the project significantly change present land uses in the vicinity of the activity? Yea, The site was utilized to grow renunculus flowers and was almost completely covered with same.. It consists of slightly rolling hills and is vacant with respect to structures, A row of eucalyptus trees is planted in a northerly direction along the 70 feet elevation line near the center of the property to act as a wind barrier, The Lakeshore Gardens Mobilehome Community is only a part i of the planned community as could be seen from Exhibit 4, 2, Could the activity affect the use of e recreational area, or area of important aesthetic value? No, The predominate land use surrounding the project site is agricultural and hence would not be affected, However, when Poinsettia Lane westerly of Avenida Encinas is developed to City Standards and a grade separation across the A.T, & S,F. railroad is constructed, the Poinsettia Lane will provide an easy access to the ocean and the South Carlsbad State Beach, 3. Could the activity affect the functioning of an established community or neighborhood? No. The mobilehome park is only one element of the proposed planned community which is to consist of ,(See Exhibit 4) i - 3- -_ a. b. I C, de e. f, &* The Elementary School Site. Junior High School Site. Municipal Park (to include Fire Station) , Community Shopping Center, Service Station, Commercial and Freeway Service Center Cluster Motor Hotel Center, Planned Community of 10-34 dwelling units per acrer probable three ways that the project could affect the 6 functioning of the neighboring community are: (1) Generation of school age children, (2) Circulation and transportation. (3) Public facilities and Bervices. The increased demands on the above services due to the establishment of the mobilehome park is minimized to a great extent by the proposed facilities to be built around the park. 4. Could the activity result in the displacement of community residents? No, The mobilehome park will only help to meet the predicted growing housing shortages, especially for retirees and adults. Carlsbad is ideal for mobilehome living as it has an excellent climate, The project will also provide; a. be C. Ample, landscaped open space for passive and active recreational uses, Ample off-street parking for residents as well as guests, A greater choice of accommodations and to avoid the monotony of uniformity , *4- ---- - -_ The method of design is such that the tenant will have the option to choose different size lots, The person who likes ‘yard work can pick a large lot, and the tenant who would just as soon not have any yard work can pick a small tot, common gridiron row-on-row park, everyone has exactly the same size yard, In the traditional, regimented park, the mobile- home owner has a tendency to lose imagination in landscaping and improving his yard, In the The street pattern in Lakeshore Gardens is curvilinear and lotting arrangements vary, thus avoiding regimentation and monotony (See Exhibit 2). There is a 39 foot elevation differential in the park, 5, Are any of the natural or man-made features in the activity area unique, that is, not found in other parts of the County, State or nation? Nor A row of eucalyptus trees planted in a northerly direction along the 70 foot elevation line near the center of the property is the only man-made feature that is found on the property. 6, Could the activity significantly affect a historical or archaetogical site or its setting? No, , There are no known historical or archaelogical sites of importance to our knowledge, 7, Could the activity significantly affect the potential use, extraction or conservation of B scarce natural resource? No. The foundation soils investigation for the site prepared by Kenneth G, Osborne and Associates of Anaheim in May, 1971 indicates that the subsurface soils consist entirely of silty, clayey and clean sands. The sands are quite dense and generally 'of a very fine to medium gradation as per the boring logs and hence do not fall under the category of scarce na,tural resources. 8. Does the activity area serve as a habitat, food source, nesting place, source of water, etc, for rare or endangered wildlife or fish species? No, . No known endangered wildlife or fish species will be affected , 9, Could the activity significantly affect fish, wildlife or plantlife? No, Following is a breakdown of the-types of vegetation and their percentage of the total found in the area of Phase 11: a. Ground covers (70%): grasses, b. Shrubs (20%): brush. c. Trees (10%) : Eucalyptus, 10. Are there any rare or endangered plant species in the activity area? No. No known endangered plant species are affected, 11. Could the activity change existing features of any of the city's lagoons, bays or tidelands7 No. The City of Carlbad's storm drain plan calls for the storm runoff from the site and the adjacent property to be drained into the Batiquitos Lagoon southerly of the City of Carlsbad. Several methods of draining the area are being considered from an Engineering standpoint. The most feasible plan from *. .. -. an economic point of view, without compromising the environ- mental effects when compared with the other investigated 'alternatives, is to drain it into the lagoon. Aside from the increased runoff due to the pr,oposed activity, there will not be any change in water quality, physical, chemical or biological and hence will not change any existing features of the lagoon. Besides, the lagoon is situated more than one-half mile southerly of the project, I 12, Could the activity change existing features of any of the city's beaches7 No6 Though the South Carlsbad State Beach is only two blocks away from the mobilehome park, we do not anticipate that the proposed activity will have any adverse effects on the existing features of the beach becauser a. The Park is a self-contained unit enclosed by six foot high concrete block wall all around. b. The Park caters to the needa of adults only. c6 The Park provides exclusive recreational facilities, lakes, and other facilities. However, visitations to the beach by the residents of the Park might increase to considerable extent, 13. Could the activity result in the erosion or elimination of agricultural lands? No, Adequate drainage measures are being taken to drain both the on-site and off-site property so as to prevent any storm runoff from resulting in the erosion of nearby agricultural lands. Of course, the land use where the activity is proposed was agricultural before construction began, - 7- 14. Could the activity serve to encourage development of presently undeveloped areas or intensify development of already developed areas? Yes. See answer to Question No, 3, I 5 15. Will the activity require a variance from established environmental standards (air, water, noise, etc.)? No. The project is being designed and will be built to comply with the existing city ordinances and standards regarding air, water and noise, 16. Will the activity require certification, authorization or issuance of a permit by any local, State or Federal environmental control agency7 Yes, The project requires a building permit from the Department of Building and Safety as well a9 authorization from the local Environmental Control Agency, which in this case is the Planning Commission of the City of Carlsbad, 17, Will the activity require issuance of a variance or Condi- tional Use Permit by the City? Yes, A Conditional Use Permit has been issued by the Planning Commission of the City of Carlsbad by Resolution NO. 646 under the provisions and general purpose of Ordinance No, 9060, for the purpose of allowing the construction of a mobilehome park whioh encompasses both Phase One and Phase Two. 18, Will the activity involve the application, use or disposal of potentially hazardous materials? NO. Except for the use of appropriate fertilizers to the soil for landscaping and planting, use of public services such as .- .- water, natural gas and electricity and disposal of domestic sewage to the proposed off-site sewer, the working of the project does not anticipate the u8e of any hazardous materials. No known radioactive materials or wastes are involved. 19, Will the activity involve conrtruction of facilities in a flood plain? No, The proposed activity is out of the reach of any flood plain. 20, Will the activity involve construction of facilities on a slope of 25 percent or greater? Yes, Often, where topography problem8 exist, it is necessary to design the park based on several factors such as the lot size, utilities, drainage, pattern of the streets and lakes, etc, As such, certain cut and ‘fill slopes will exceed 25%. Such slopes will be graded and compacted to the recommended relative compaction at optimum moisture content as per the specifications of the soils report and will be supervised by an on-site qualified soils engineer. 21. Will the activity involve construction of facilities in the area of an active fault? No, . The foundation soils investigation for the site prepared by Kenneth G. Osborne and Associates of Anaheim indicates that there is no knowledge of active faults within two mile radius of the project area, 22. Could the activity result in the generation of significant amounts of noise? No. -9- -- -----.. Since the project is built in phases, and as Phase One is already completed, the generation of noise resulting from 'construction practices in Phase TWO such as grading, watering, compacting will be minimized and will be of short duration and hence not considered as offensive, The noise eminating from the completed project will be minimized by the proposed 6 foot high block concrete wall around the.perimeter which will act as a suppressor. 23, Could the activity result in the generation of significant amounts of dust? No, Normal construction operations such as clearing, grubbing and grading will have some initial temporary impact on the environment in the form of dust, restricted street access, etc., but not to a harmful extent and is not considered to be of adverse nature. The grading sub-contractor will be directed to use the water truck during his operations. 24. Will the activity involve the burning of brush, trees or other materials? No, All debris from clearing of the site will be disposed of off the site and does not involve any burning whatsoever, 25, Could the activity result in a significant change in the quality of any portion of the region's air or water resources? (Should note surface, ground water, off-shore), NO, Air and water quality will not be affected significantly by the development, The water and sewer linea existing and to -10- be installed will provide tl closed water system which will provide for the health and comfort of the residents. However, additional pollutants in the form of carbon monoxide will be ~ - t introduced into the atmosphere from automobile eqhaust. 26. Will there be a significant change to existing land form: Yes b a. Indicate estimated grading 'to be done in cubic yards: 125,000 including Phases X and XX. b. Percentage of alteration to the present land form: 100%. C. Maximum height of cut or fill slopesi 10 feet, 27. Will the activity result in aubstantial increases in the use of utilities, sewerB, drains or streets: Yes, A brief review of the demands on the utilities that have to be met to meet the needs of the park shows the following: Utility 1. Water 2. Fire Hydrants (on-site) 18 3, Domestic Sewage Ob05 m,ged. 4. Storm Drain (on-site) 2,000 feet 5, Electricity 1,622 ken, 6. Street Lights 190 7. Natural Gas 21,673 CUI ft/hr. 8, Telephone 450 9. Streets (interior) 12.5 miles 10, Mail Boxes I 384 -11- 1' All the essential utility services will be placed uner- ground except refuse disposal, street lights and mail boxes, Small individual street lights will be fixed since they are better than high incandescent fixtures, for they do not leave dark areas under awnings and around doorways, All the interior streets of the park will be paved, The developer of the park owns and maintains all the'streets and utilities including the recreation building, lakes, and landscaping. I -12-