HomeMy WebLinkAboutEIR 93-02; Green Valley; Environmental Impact Report (EIR) (39)Cit3/ of Eminitas
November 1, 1993
Mike Halzmiller, P1annir.g Director
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009-1 576
Dear Mr. Holzmiller:
The city of Encinitas appreciates the opportunity to comment on the Draft Environmental Impact
Report (DEIR) for the Green Valley Master Plan. Staff has reviewed the DEIR in relationship to
impacts to Encinitas and the proposed Encinitas Ranch Specific Plan, which is being processed
with the city of Encinitas concurrently with the Green Valley Master Plan.
We would like to provide the following comments:
F
Circulation
The City is concerned about the trip generation rates used for the multi-family residential
use. The Green Valley Master Plan traffic analysis uses a calibrated trip generation rate
of 5 trips/day/dwelling unit for multi-family (> 20 du/ac). SANDAG uses a trip generation
rate of 8 trip!dav/dwelling unit for multi-family (> 20 du,/ac). The city of Encinitas used
the SANDAG trip generation rate for all traffic analysis zones (TAZs) within Encinitas as
well as surrounding project areas. Did Carlsbad assume the calibrated trip generation
rate for the city of Encinitas traffic analysis zones including the Encinitas Ranch Specific
Plan area? The trip generation rates don’t accurately reflect actual trips and under
estimate the impact.
2.
c
It appears that the assumptions made in the traffic analysis for the Encinitas Ranch -
Green Valley area for the year 2010 were not up to date. The current Encinitas Ranch
General Plan buildout land use data for your traffic analysis zones (TAZ 312 & TAZ 319)
need to be updated. According to the traffic report, TAZs 312 and 319 indicate a total
of 563 thousand square feet (TSF) of commercial use which includes the western side of
El Camino Real from Encinitas Boulevard north to the City boundary. Our land use data
assumes a total of 806 TSF of commercial for the same TAZs. If we subtract out all
buildout commercial uses from other areas except the Green Valley project area from the
563 TSF, only 2 TSF is assumed for the Green Valley area. It appears that the land use
assumptions for existing development along El Camino Real in Encinitas is under-
505 S. Vulcan Avenue, Encinitas, California 92024-3633 TEL 617-633-2600 / FAX 619-633-2627 / TDD 617-633-2700 @ recycled paper
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City of Carlsbad
November 1, 1993
estimated. For example, was the Home Depot development included?
3. Additional comments:
a.
b.
C.
d.
e.
f.
9.
h.
El Camino Real is on the Congestion Management Plan and should be analyzed
throughout the City of Encinitas. The amount of traffic forecast to be added to E!
Camino Real in Encinitas from this project is approximately 10,000 ADT. This is
significant since El Camino Real currently has an ADT of 34,000.
It is not indicated what assumptions in traffic generation have been made for the
Encinitas Ranch development. The proposed Encinitas Ranch Specific Plan is
forecast to generate approximately 68,000 ADT. The original assumption in the
City of Encinitas General Plan assumed 25,770 ADT.
The existing traffic turn count at the intersection of El Camino Real/Olivenhain
Road conducted by the City of Carlsbad in 1991 and factored up by 3 percent for
1992 conditions is shown to be 665 in the PM peak hour for the northbound right
turn lane. The City of Encinitas existing count conducted in October, 1992 shows
this movement to be significantly higher at 900 for the PM peak hour.
There is no westbound right turn lane at the intersection of El Camino
Real/Olivenhain Road.
Indicate projected ADT volumes on street segments in the study area and on El
Camino Real through the City of Encinitas.
It is unclear throughout the report how the Intersection Capacity Utilization was
calculated since there is no supporting calculations. Information on assumptions
for lane capacity, critical movements, and clearance intervals are also unclear.
The trip generation rate for multi-family of 5 ADT per unit is substantially lower than
the industry standard of 8 ADT per unit provided in the SANDAG Traffic Generators
Manual.
Indicate the assumptions made for intersection lane capacity and discuss the
"Heavy Demand Procedure" which increases the capacity of left and right turn
lanes to 1800 vehicles per hour per lane and through lanes to 2000 vehicles per
hour per lane at certain intersections. The City of Encinitas assumes that a travel
lane at an intersection has a capacity of 1600 vehicles per hour per lane. Explain
what physical measures have been assumed to increase the capacity beyond the
standard of 1600 vehicles per hour per lane.
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City of Carlsbad
November 1, 1993
1. The 1995 and 2000 year conditions do not show any eastbound traffic turn
movements at the intersection of Leucadia Boulevard/El Camino Real. Encinitas
Ranch will have traffic on this approach in both 1995 and 2000 which should be
included in the calculation of the intersection levels of service.
i. The year 2000 condition AM and PM peak hour turn volumes are not included in
the study.
k. The WBL, WBT, WBR, and NBR turn movements at the intersection of Olivenhain
Road/El Camino Real for the year 2010 build out condition are significantly
different that the City of Encinitas turn volumes. These turn volumes are shown
to decrease below existing volumes. Check accuracy of traffic model for these
movements.
1. The EBL, EBT, EBR, and NBL turn movements at the intersection of El Camino
Real/La Costa Avenue also appear very low for the year 2010 build out condition.
Check accuracy of traffic model for these movements.
f- m. The intersection levels of service tables for the Existing, 1995, 2000, and 2010
conditions are not SlJppOrted by calculations and therefore cannot be validated.
Drainaae
1. The timing of the Green Valley development will be important. Coordination will need to
occur between the existing Encinitas Creek and the proposed Encinitas Ranch Specific
Plan development.
2. There is limited space between the wetlands of Batiquitos Lagoon and the City boundary.
If La Costa Boulevard is to be widened, the roadway section may encroach into the city
of Encinitas. The City suggests a city boundary change in order to keep the roadway and
associated drainage under the roadway in one jurisdiction (i.e. Carlsbad) in order to keep
maintenance responsibilities clear.
3. The proposed riprap energy dissipators along Encinitas Creek could be a maintenance
problem.
r' Biological Resources
1. The proposed Green Valley Master Plan does not incorporate or discuss an open space
linkage along the southern portion of the property, between the bluffs and the Encinitas
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City of Carlsbad
November 1, 1993
Creek riparian corridor, which was discussed and agreed upon between Encinitas and
Carlsbad subsequent to our joint meeting with the Department of Fish & Game.
If you have any questions regarding the above comments, please contact me at 633-2698 or
Patrick Murphy at 633-2689.
Sincerely yours,
Alcina A. Crull
Project Manager
r cc: Warren Shafer