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HomeMy WebLinkAboutEIA 160; ALGA GLENS; Environmental Impact Report (EIR)RICK ENGINEERING COMPANY I PLANNING CONSULTANTS AND CIVIL ENGINEERS 5620 FRIARS ROAD • SAN DIEGO. CALIFORNIA 92110 TELEPHONE AREA CODE 714 291·0707 Mr. Paul Williams Planning Department City of Carlsbad 1200 Elm Avenue Carlsbad I California 92008 June 14, 1973 RE:<it'GA GLE'NB)ROJECT NO. 3959, CASE NO. E .I.S. 166 Dear Mr. Williams: I have compiled the following information in response to your letter dated May 24 I 1973. I hope this information will be sufficient to allow you to proceed with the preparation of the final Environmental Impact Report for Alga Glens. PROJECT DESCRIPTION Statement of Objectives The draft Environmental Impact Report for Alga Glens was submitted in conjunction with the application for a Master Development Plan .. density revision. Approval of this revision would change the existing maximum allowable density from 6.5 dwelling units per acre to ten dwelling units per acre. Although no specific development plans have been prepared I it is anticipated that the project site will ultimately be developed to accommodate multi-family residences. Housing shortages I population growth I and increased land vaiues indicate that a Master Development Plan density revision is needed at this time. The proposed project site is not included within the existing Carlsbad General Plan. Under the San Dieguito General Plan, the project site . is designated for medium density housing (3.3 to 5.4 dwelLing units per acre). Under the San Diego County General Plan for 1990 I the"· I .. '" " .' ....... ~-"_-w.._ ........ -....""" ........ _ ~. "., ... -. -ow. .. Mr. Paul Williams Page 2 June 14 I 1973 site is designated rural resident.ial. Alga Glens is included within the La Costa Master Development Plan, which was approved by the Carlsbad Planning Commission with Resolution No. 808 on July 25 J 1972 and by the City Council with Resolution No. 2058 on August 15,. 1972. Project Location Detailed plot plans and grading plans have not been prepared. An aerial photograph of the site is not available. The current status of the project, including existing and proposed zoning I adjacent zoning I densities I and existing and proposed land use,has been discussed in the draft: Environmental Impact Report. The est.imated population I number of bedrooms I cost of units, precise construction and grading methods I appearance I elevation I and per- spectives cannot be discussed since development plans for Alga Glens have not been prepared. Information concerning adjacent developments has been suppLied in the draft Environmental Impact Report. There are no future phases or extensions of the project I nor w.ill any other projects be dependent on the development of Alga Glens. No projects in the surrounding area will exert a major influence on Alga Glens or will be significantly influenced by the proposed project. ENVIRONMENTAL SETTING Hydrologic Conditions Runoff from the subject property wili flow into San Marcos Creek I located approx.imately one-half mile south of the project site 0 According to the San Diego County Department of Sanitation and Flood Control, the lOa-year design flow of San Marcos Creek is 12 ,000 cubic feet per second. A high water table may be anticipated in some reaches of San Marco's Creek, but it is not expected to affect the project site I which is approximately 140 feet above the stream bed. Additional information concerning water quality and storm runoff has been supplied in the draft Environmental Impact Report. Atmospheric Conditions -~:. ' During the winter, air masses surrounding the project site are influenced by low pressure cells which enter the area as high pressure cells are , ') J , ' Mr. Paul Williams Page 3 June 14 I 1973 displaced. The movement of air masses is significantly reduced during the summer when the high pressure pattern is more stable. When in .... versions occur I airborne emissions are trapped I and thus a decrease in air quality results. The main source of airborne emissions is from automobile pollutants. There are no public facilities ~ recreation areas I or wildlife areas near the project site which would be particularly sen- sitive to atmospheric pollutants from the additional automobile em.issions. Socio-Economic Setting Migrational trends I population characteristics I and employment oppor- tunities cannot be discussed since specific development plans for Alga Glens have not been prepared. The impact of the proposed project on public service programs has been discussed in the draft Environmental Impact Report. Existing and Planned Land Uses The current land use for the project site and surrounding areas was dis-' cussed in the draft Environmental Impact Report. The subject property is not yet included within the Carlsbad General .Plan. Under the San Dieguito General Plan I the project site is designated for medium density housing (3.3 to 5.4 dwelling units per acre). Under the San Diego County General Plan for 1990 I the site is designated rural residential .. Access and Circulation Pattern A traffic analysis has been provided in the draft Environmental Impact Report. ENVIRONMENTAL IMPACTS The proposed project will have the indirect effect of increasing tbe assessed value of the agricultural land to the north. As the value of this undeveloped land increases I the landowner becomes burdened with increased taxes I and the use of the land for agriculture becomes less attractive •. Future dev~lop­ ment of Alga Glens will increase the area's population and result in additional demands being placed on schools I utilities I and public services. These impacts have been discussed .in the draft Environmental Impact Report. Changes in property assessments I revenues I income to the community I opportunities to socio-economic groups I and the cost effectiveness of the. project cannot be discussed since no plans for the development of Alga Glens have been prepared. • 1 Mr. Paul Williams Page 4 June 14, 1973 Mitigation Measures Mitigation measures have been discussed in the draft Environmental Impact Report. Alternatives Additional Alternatives to the proposed project, not discussed in the I draft Environmental Impact Report r include use of the land for the growing of agricultural crops r and the construction of single-family . units in the place of multi-family structures. Use of the site for the growing of truck crops or field grown cut flowers would burden the landowner with additional taxes as surrounding land values continue to increase. The small amount of land involved in the proposed project and the irregularity of the terrain would further inhibit agricultural development. Development of the project site for single-family units or development at a lower density would not be econom.i.cally feasible since grading costs and per unit costs would be prohibitive. The construction of single- fam.ily units would not appreciably diminish the number of impacts on the environment. IRREVERSIBLE ENVIRONMENTAL CHANGES Atmospheric It is anticipated that with future development of the subject property I additional pollutants will be added to the earth's atmosphere. As future scientific advances cannot be predicted1 it is impossible to classify this impact as either reversible or irreversible. Sonic The sound level of the area will increase with future residential develop- ment. The level of noise will remain within the Jlclearly acceptable II or IInormally acceptable 1I range as prescribed by the United States Department of Housing and Urban Development. . Socio-Economic Socio-economic changes cannot be assessed since developmE?nt plans for Alga Glens have not been prepared. .. . , Mr. Paul Williams Page 5 June 14 oF 1 973 Drainage Storm runoff from the subject property will increase due to the introduction of impervious surfaces such as buildings s driveways., and other paved areas. Land Alteration Land alteration changes were discussed .in the draft Environmental Impact Report. If further questions should arise I please let me know so that we may continue with the processing of this project. Sincerely I ~o~ Rick Odiorne RO:lj . ,-.