HomeMy WebLinkAboutEIR 234; LOKER PROPERTY; Environmental Impact Report (EIR)'l
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ENVIRONMENTAL IMPACT
REPORT FOR LOKER PROPERTY
(Industrial Sector)
I. PROJECT DESCRIPTION
The proposed project can be defined at two levels:
(1) The act of amending the General Plan to allow light in-
dustrial development on approximately 214 acres; at the
Southern portion of the proposed development known as
Valle Verde; and
(2) The vestigial actions which the General Plan Amendment
would enable: The zoning change to P.M. and eventual
development of the property for uses such as light
manufacturing, research and product development.
For the purposes of environmental impact analysis, the
project has been defined in the broader sense to include
the potential impacts associated with the actual in-
dustrial development of the site.
II. ENVIRONMENTAL SETTING WITHOUT THE PROJECT
The site proposed for industrial dev~lopment has a variety of
features which comprise the environmental setting.;~:-(~xht~it A
shows existing vegetation of the site. The predominant land
use in this instance is commercial cultivation of tomatoes.
There is a small percentage of natural vegetation (coastal sage
sC;J:ub) and the remainder of the site is fal1o'.~,fields formerly,,-
, '.w5~e,d· . .J.OY\ §gr~i.cu;-l!t:a~ra 1,::p\r0:0uct'·i~(i)n. ---'" -. -.---
Exhibit B shows the eXisting topography of the site. Approxi-
mately 50% of the property has an average slope of. greater than
15.% •
The southern 46.9 acres of the subject property is already
within the City of -Cj.rlsb·~HlI and is zoned RA-IO. The remaining
167 acres has a County Zoning designation of A-I-S. The
applicant has a request on file which would change the property
to a preannexational zane of P.M. pending the outcome of the
General Plan Amendment. .
Exhibit C shows the site in relation to other land uses in the
area.
ARCHEOLOGY: There are several archeological sites on the property,
but due to the largely cultivated state of the site, they are
badly disturbed. Surface collections and mapping have exhausted
their potential. '
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, tXHIBITA
. EXISTING VEGETATION
( n o't to sea 1 e)
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Tomato
cultivation
Fallow fiE!lds
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IM'PR:OVE~ LAND /"_._-
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.Subject
Property
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N 1000
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public fscilitiBS
airport facilities
open space {i~R= .:~;::~:~~nd
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FLORA: On the slopes which have not been cultivated, the dominant
veg~tation is Black Sage (Salira Mellifera) and Buckwheat (Eriogonum
Fasciculatum). This coastal sage scrub habitat is generally dry
and sparsely vegetated, with other typical species as follows:
Adenostoma fasciculatum
Quercus dumosa
Rhus 1 auri na
R • I n te g r i f 0 1 i a
Heteromeles Arbutifolia
Yucca Schdigera
Xylococcus bicolor
Opuntia littoralis
Mimulus puniceus
LotU 7 Scoparius
Eriophyllum sp.
Chamise
Scrub Oak
Laurel-leaved sumac
Lemonade berry
Toyon
Spanish Dagger
Mission Manganta
Coastal Tuna Cactus
Red monkeyflower
Bird's foot trefoil
Yarrow
Tnere are also annual wildflowers which are characteristic of this
type of habitat .
. 'FAUNA: The coastal sage scrub habitat hosts a variety of reptiles,
r~dents and avifauna. Among common species: Western fence lizard,
side-blotched lizard, the sQuthern alligator lizard, striped racer,
red racer, go~her snake, three species of rabbit, the California
gro~nd squirrel, agile kangaroo rat, and the cactus mouse.
Also the following birds: California quail, roadrunner, scrub jay,
common bushtit, wrentit, bewicks wren, California thrasher, blue-
gray gnatcatcher, loggerhead shrike, housefinch, brown towhee, and
. wh i te-·crow·ned spa rrow.
The animals sighted i'n the cultivated or fallow-field habitats in-
cluded th.es.e additional specie~: Botta's pocket gopher, the Coyote,
kildeer, mourning dove, poor-Il]l horned lark, mockingbird, robin,
water pipit, western meadowlark, savannah sparrow, oregon junco,
golden-crawned sparrow, fox sparrow, and song sparrow.
II I .. 'ENVIRONMENTAL IMPACTS
Agriculture -The site has been agriculturally productive for
approximately 20 years. Unfortunately, the costs of sustaining
that use (in terms of taxes, marginal profits, and deferred
devel~pment) do not stimulate l6ng term agricultural use.
The property was, at one time, designated as an Agricultural Preserve.
The Preserve Contract was never finalized and subsequently was
diss·olve.d.
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Impacts associated with the development of agricultural land are: .
(1) Depletion of tomato and squash cultivation acreage by
some 150 acres;
(2) Displacement of agricultural workers;
(3) Loss of open space;
(4) Inducement for the development of other agricultural
properties in the same vicinity.
AESTHETIC IMPACT
T~e natural rise of the property above Palomar Airport Road and
El Camino Real make it conspicuous to traffic. In its present
state, the site presents a pleasing vista of gently sloping, open
land.
Proper site design can help preserve and enhance this vista.
Elaboration is provided under mitigating measures.
"TRAFFIC AND CIRCULATION
Estimated traffic volumes for light industrial use on the property
is 16,073 trips per day. Both Palomar Airport Road and El Camino
Real have very low traffic levels at present and will be able to
adequately accomodate the additional trip generated.
The proposed Master Plan shows a north/south 84 1 road bisecting
the proposed industrial sector at its intersection with Palbmar'
Airport Road. A BO l east/west road is shown at the northern
perimeter.
AIR "QUALITY
Incremental air quality impacts are as follows:
1. From mobile (automobile) sources:
Carbon Monoxide 388 l~blday
.)
Hydro Carbons 704 1 \\b./ day
Nitrogen Oxides 472 l{b/ day
~ Particulates 23 1 ilhl day
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~ Oxides of Sulfur 14 Hl>.l day
2. Stationary sources are mare complex to project without knowing
th~ exact uses proposed for the site. Emis~ion levels arQ
partially controlled through restrictions au)levels of pollution
and emissions in the P.M. Zone.
3. S~condary factors such"as population generation and increased
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BIOLOGY
The Valle Verde inQustrial area has been largely disturbed
by agricultural cultivation over the years.' For this reason
the flora and fauna do not represent particularly valued
natural resources. Most of the bird, reptile and rodent
species can co-exist with industrial development, depending,
of course, on the scale and intensity of that developmept~
Certain other species (sueh as the C,&Yote) will be disR:;erse:d
by the development, but none are rare or endangered. ~ -
The effects of displacing animals from their habitats is
modified or intensified by the amount of.a~evelopment in
surrounding areas. Certainly provision for large open areas
in close ~roximity to the subject property will mjtigate
this effect.
IV .. 'ANY ADVERSE ENVIRONMENTAL EFFECTS. WHICH CANNeT BE AVOIDED
SHOULD THE PROPOSAL BE IMPLEMENTED
Unavoidable adverse effects which will result from the in-
dustrial development of the proposed projeetsj'te:..~)t~:A~·~:Gjlp,.ws:
1. Decrease the open space in San Diego County by some 214
acres.
2. Decrease ~gricultural land by about 150 acres.
3; Displace and/or reduce native flora and wildlife.
,4., Ihcrease exhaust emissions in San Di~go County.
~. Increase the level of noise in the area.
',6. Increase demand for utilities and public services.
7. Cha~ge the natural landforms of the site.
~. Alter natural run off and percolation and diminish, ground-
water qual it,Y.
9. Decrease employment in the agricultural sector.
lUi Intrease traffic congestion in the areft.
11. Increase dust and erosion potential, especially during
construction.
12. Increase the hazard and loss of life should an airplane
accident occur on the site.
V; MITIGATION 'MEASURES PROPOSED TO MINIMIZE ADVERSE IMPACTS
The following measures are proposed to mitJgate adverse en-
vironmental impacts associated with industrial development:
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1. Greenbelts and large setback areas as required in
the P.M. Zone are proposed to retain open areas.
2. The loss of agricultural land and displacement of
Agricultural workers will be partially mitigated by
the substitution of industrial facilities and em-
ployment of some 400-600 workers.
3. Chaparral which will be eliminated through grading of the
site should be replaced with ground cover, trees' and
shrubbery which are aestheti~ally and ecologically
suited to the site.
4. Contour grading, restriction of construction on slope
areas, and slope stabilization plantings in graded
areas should be implemented to minimize grading
impacts. Actual construction should be limited to
mesa areas.
'5. Geologic and seismic studies should be utilized in
design and grading. Should conditions warrant it,
site preparation should occur according to recommen-
dations of the Engineering Geologist ~nd Soil Engineer.
6. Planning of the site should include avoidance of
design~ which wo~ld concentrate large nu~bers of
persons in single areas. This would help mitigate
damage and loss of life incurred should a major air
traffic accident happen on the site.
7. All structures on t~e site should be specially in-
sulated to protect the tenants from airport noise
impact,s.
8 . Mea sur est 0 min i m i zed u s tan d e r 0 s ion ass 0 cia t elQ '
with, grading should be as follows:
(1)
(2)
(3 )
(4)
Installation of sprinklers &nd watering of
excavation materials;
Planti~g of v~getative cover;
Grading should be conducted in the dry season
in order to minimize erosion;
Drainage facilities should be designed to
prevent erosion of cut &nd fill surfaces.
9. Utilization of trees and shrubs native to the San
rriego Coastal Area should mitigate the following
impacts: ' '
(1) The deterioration of ground water quality
w 11 1 bern i n i m i zed b ius e a f ve get a t ion w h i c h
does not require large amounts of high mineral
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content irrigation water~
(2) Indigenous animal communities will suffer
less disruption if provided with plant
communities similar to their native habitat.
ALTERNATIVES TO THE PROPOSED ACTION
1. No project -maintain project site in its present-
agricultural state: This alternative would eliminate
all of the expected adversa impacts should the project
occur. However, the present taxation structure and
limited financial yield of agricultural production
does not stimulate continued agricultural use.
2 . Ret a inS i t e for Ope n Spa c e / R e ere a t i o.n a 1 Us e : W h 11 e
this is a desirable use for the p~operty and one which
would benefit the community at large, it would require
public purchase of the property. Inasmuch as purchases
of this nature are dictated by public prioritie$ and econo-
mics, it does not appear likely that such a purchase
would occur.
3. Private Recreational Development:
Present land values anQ tax assessments would require
a high yield, fairly intensive recreational use of the
property to make it economically biable. The likeli-
hood of such a use occurring is very limited.
,4. Development As Estate low Density (0-2 d.n./acre):
5.
This alternative would be compatible with the airport
land .recommendations contained in the preliminary
Wilsey and Ham study. However, the cost of land and
services to such low density uses would tend to be
prohibitive and certainly would not serve a particularly
large or deficient markat.
V. RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF MANIS
ENVIRONMENT AND ENHANCEMENT OF -LONG-TERM PRODtlCTIVITY
The ~~ort term effects of the project will be'those associ-
ated with the conversion of 214 acres of land --most of
which is suitable for agriculturaJ production --into a
planned industrial development. These short term effects
incluge,t~e elimination or displacement of native vegetation a~d Wll,d+lfe~ the depletion of natural resources, and the
noise and dust associated with construction.
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The long term effects include the loss of open space,
the loss of approximately 150 acres of cultivated land
and additional agriculturally suitable soils, increased
air pollution, increased traffic, loss of natural habitat
for wildlife, degradation of ground water, consumption
of natural resources, and the increased possibility of
damage and loss of life associated with an airplane
accident.
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VI. ANY IRREVERSIBLE ENVIRONMENTAL CHANGES WOULD BE INVQLVED
TN THE PROPOSED ACTION SHOULD IT BE-IMPLEMENTED:
The following irreversible changes would occur should the
property be converted to industrial use:
1. Construction of buildings, pavement and
roadways would permanently commit the site
to industrial or non-open space uses.
2. The natur~l land form will be irreversibly
changed by the moving ofapproximat~ly 1 million
cubic yards of excavation materials.
3. Native wildlife will be permanently displaced
by destruction of habitat and proximity to
human populations.
4. As long as internal combustion vehicles are used
to provide transportation to the site and fossil
fuel plants are used to supply energy for the
proposed project, a~r quality will be irreversibly
impacted by the project. -,
5. An irreversible committment of raw materials,
public utilities and natu~al resources'will be
made with the,approval of the project.
VII. "GROWTH INDUCING,IMPACT-OF THE PROPOSED ACTIVITY:
Developments which ~rovide employment are ,grrrwth inducing to
the e:xtend -that th~y induce persons to move into the area.
S t-a tis tic s s ho w t hat are a s w h fc h are GO n sid ere d to bed e s i ra b 1 e
living environments such as San Diego County, tend to sustain
higher unemployment rates than those areas which are less
desirable. What this would indicate is that areas with higher un-
employment are often effected by the influx of people who
sacrifice deferred employment in order to relocate in a desirable
environment.
Thus, unemployment rates (not withstanding regional effects
of unemployment in specific sectors) tend to stabilize
pro~ortionate to overall unemployment levels. According to
this model, the creation of additional jobs'in labor market
with high unemployment levels will tend to draw a higher
percentage of outside persons than of the existing local labor
force.
Population growth is dependent, of course, on a combination
of factors' (such as housing availability, transportation,
etc.) and it is hard to extricate a solitary factor such as
the creation of jobs, and assign it a numerical value of
growth inducement. However, it is fair to say that extending
the urbanized portion of the City, as would be the case in
this project, would stimulate urbanization of adjacent properties.
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V I II • BOUNDARIES OF THE AREA WHICH MAY BE SIGNIFICANTLY EFFECTED
BY THE PROPOSE8 ACTIVITY:
f... + 1 > • • ___ ~ ~ ~ -_ The effects of changes in the land form, dl-~,r-ailttT.o~B'-,j:Q-'-
natural habitats, and impacts associated W-rfh'-cc)ns"fruction
phases will generally be confined to the project site.
Population"impacts and impact ~n services and public
utitities will generally be confined to the district bound-
aries of those agencies providing services to the project.
The effects of additional runoff and decreased groundwater
quality will generally be confined to the "immediate project
area, but may marginally impact the Agua Hedionda Lagoon,
which wi 11 recei ve addi ti ona 1 run off.
The effect of the project on air quality will be shared by
the entire North County Air Basin.
IX. AGENCIES CONSULTE8:"
Copies of this report have been sent to the following
agencies for review. Written comments are to be received
by ~prtl 8~ 1974.
""AGENCIES CONSULTED:
U. S. Agricultural Department
Local Agency Formation Commission
County' Parks & Recreation Department
State Division of HighWays
County Parks and Re~reation Department -District 6
San Diego Regional Water Quality Control Board
Comprehensi~e Planning Organization
State Departm,ent of 'Fish' & Game
Oepartment of Public Health
San Diego County Air Pollution Control District
San Diego County Sanitation & Flood Control
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Figure 111-4
I I Airport I nfluence Area at
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L . 1990 PAN CAP Operational Level ·_·_·_·-0-_·....., ~------~ .!
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Source:
Wilsey & Ham
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PROP£RT-'I
Figure 111-3
Existing Hazard Zones
With Accident Data
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Figure 111-6
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nee d for f 0 s s il f u e 1 g e n era ted e n erg y to s·e r ve i n d u s try
will also impact the air quality of the region.
NOISE
The site1s proximity to Palomar Airport makes it particularly
susceptible to aircraft noise. The preliminary. Comprehensive
Land Use Plan for Palomar Airport, prepared by Wilsey & Ham
for the Comprehensive Planning Organization, indicates that
present noise levels on the subject property are within
acceptable ranges for all types of development. However, pro-
jected operation levels for 1990 show that noise levels will be
marginally unacceptable for residential use in this area.
Figures 111-4 and 111-6 taken from the Wilsey and Ham Airport
Study illustrate this .
. ·Al"RPO RT HAZARD
Existing Hazard Zones for Palnmar Airport with accident data
are illustrated in Fig~re 111-3 from the Wilsey and Ham study.
Hazard on th.e subject prop.erty, at the present time is limited.
The study lists land use compatibility in the limited hazard
areas as:
No residential construction except for very low density or
agricultural/open space uses. No uses involving large
assemblages of people at times when .aircraft are in operation.
The 1990 projections for the Hazard,Areafor air traffic (Figure
1ll-4) cover the majority of the property proposed for industrial
use. Compatible types of·development are shown in Figure 111-6.
ELIMINATION ·OF OPEN SPACE
T~e project will cause the elimination of some 214 acres of
open land in the City of Carlsbad .
. ·HILLS lOT ·DEVELOPMENT
Approximately 50% of the site has an average slope of 15% or
greater. Depending on coverage, types of facilities developed
and specific soil conditions, certain mitigating measures wi11
be required to minimize any adverse impacts associated with
gradi n.g •
. ·ECONOMIC IMPACTS
The applicant projects that when developed, this industrial sector
~ill generate some 400-600.jobs. While the demand of industry
on municipal services is ~roportionately less than that of
residential development, it should be noted that an employment
generation of th.is magnitude is growth inducing. Thus, it is
indirectly impacting· public services.
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