HomeMy WebLinkAboutEIR 93-02; Green Valley; Environmental Impact Report (EIR) (73)BACKGROUND
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ENVIR0"TAL IMPACT ASSESSMENT FORM - PART c[
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. MP 92-01
DATE:
ME: Green Valley Master Plan
APPLICANT: Carlsbad Partners. Ltd.
ADDRESS AND PHONE NUMBER OF APPLICANT: 1601 Elm A venue. Suite 2364
DATE EIA FORM PART I SUBMITTED:
PROJECT DESCRIPTION: Reauest for approval of a Master Plan. Local Facilities Management
Pr
south of La Costa Avenue and west of El Camino Real which DroDoses 600.000 sauare feet of
commercial retail mace. 400 multi-familv dwelling units and the extension of Levante Street and
a future Calle Barce ona west of El Camin
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 si@cant &ect on the environment.
The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist
8 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 or Negative Declaration.
* 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 effect on the environment. On the checklist, "NO" will be checked
to indicate this determination.
* An EIR must be prepared if the City determines that there! is substantial evidence that any aspect of the
project may cause a sidcan( effect on the environment. The project may qualify for a Negative
Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed
insirmificant. These findings are shown in the checklist under the headings tYES-sig" and "YES-insig"
.- respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under
DISCUSSION OF ENVIRONMENTAL EVALUATI ON. Particular attention should be given to discussing
mitigation for impacts which would otherwise be determined significant.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECI'LY OR INDIRECTLY: YES YES
(si@ (big)
NO
Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
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Appreciably change the topography or any
unique physical features?
Result in or be affected by erosion of soils
either on or off the site?
Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
Result in substantial adverse effects on
ambient air quality? x -
Result in substantial changes in air movement, odor, moisture, or temperature? x
Substantially change the course or flow of water (marine, fresh or flood waters)? x
Affect the quantity or quality of dace
water, ground water or public water supply? x
Substantially increase usage or cause
depletion of any natural resources? x
x Use substantial amounts of fuel or energy?
Alter a significant arckological,
paleontological or historical site,
structure or object? - x
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BIOLOGICAL E"MENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY YES
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Affect the diversity of species, habitat or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)?
Introduce new species of plants into an area, or a barrier to the normal replenishment of
existing species?
Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance?
Affect the diversity of species, habitat
or numbers of any species of animals (birds, land animals, all water dwelling organisms
and insects?
Introduce new species of animals into an area, or result in a barrier to the
migration or movement of animals?
WILL THE PROPOSAL DIRECTLY OR INDIRECIZY:
17. Alter the present or planned land use!
of an area?
18. Substantially affect public utilities, schools, police, fire, emergency or other
public services?
YES NO (his)
x -
YES NO
(insis)
x -
- x
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WILL
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THE PROPOSAL DIRECTLY OR INDIRECTLY:
Result in the need for new or modified sewer
systems, solid waste or hazardous waste control systems?
Increase existing noise levels?
Produce new light or glare?
Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)?
Substantially alter the density of the human population of an area?
Affect existing housing, or create a demand
for additional housing?
Generate substantial additional traffic?
Affect existing parking facilities, or create a large demand for new parking?
Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods?
Alter waterborne, rail or air traffic?
Increase traffic hazards to motor
vehicles, bicyclists or pedestnaus '3
Interfere with response plans or
emergemy evacuation plans?
Obstruct any scenic vista or create an
aesthetically offensive public view? V
Affect the quality or quantity of
existing recreational opportunities?
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MANDATORY FINDINGS OF SIGNIFICANCE
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WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(si@ (insig)
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Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life 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 en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory.
Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will
endure well into the future.)
Does the project have the possible
environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con-
siderable" means that the incremental effects of an individual 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.)
Does the project have en-tal effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
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* DISC SSION OF E AL TIN
Land Use Compatiity
The Green Valley Master Plan generally proposes retail and residential development within the central, flatter portion of the project site, surrounded by large open space areas. The proposed land uses and densities are compatible with the Carlsbad General Plan and Zoning Ordinance.
Agriculture and Open space
The majority of the Green Vdey Master Plan area is CUtfMtly in natural open space, With the flatter, central
portion being utilized for agriculture. This agricultural area is not subject to a Williamson Act Land Conservation Contract and is the area proposed for development as a subregional retail center and multi-
family residential development. Portions of the property are identified as Open Space on the City Open Space
Map. The proposed project must therefore be in compliance with the Open Space and Resource Conservation
Management Plan. Large open space areas are proposed in the eastem and western portions of the property. Riparian woodland habitat exists within the Encinitas Creek corridor, which runs the length of the site
adjacent to El Camino Real. This entke area will be preserved within an open space easement, with the
exception of two areas necessary for road access to the site. An upland bluff area in the western portion of
the project site, characterized by moderate to steeply sloping hills, will also be preserved within an open space
easement.
Potential landform alteration associated with grading for streets and building pads, and the eventual
construction of buildings, may create aesthetic impacts. These impacts, however, will be lessened by the fact
that existing mature vegetation in the riparian woodland corridor will dectively act as a visual buffer to much
of the development. The environmental review of the visual aesthetics shall analyze all aspects of the
proposed grading depicted on the Master Tentative Map (MTM).
The project will generate additional traffic through the intensification of land uses fkom agricultural use to
retail and residentid development. The proposed circulation network includes two access points from El
Camino Real (Levante Street and Calle Barcelona); a roadway adjacent to the western side of the riparian
woodland; a number of path and trails, including two segments of the Carlsbad Trail System; and two
potential transit stops on Bf Camino Real.
A traffic analysis (CircuIation Facility, Laad Facility Management Plan, Zone 23; prepared by Weston *@e
& Associates, dated September 1992) has been prepared for the project and additional analysis is being
prepared and will be available for review. Analysis includes the project, project circulation alternatives,
alternate land uses project and environmentally preferred project.
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/" x-tion of the site is subject to noise generated from traffic on La Costa Avenue and El Camino Real. The
mdjority of the proposed development will be set back from these roadways and will not be subject to
significant noise impacts. Impacts associated with grading and construction of the project will introduce
additional short-term noise into an area which is currently used for agricultural purposes. Potential increases
in traffic-generated noise levels may adversely affect sensitive wildlife species such as the least Bell's vireo.
Public Services/Utilities
The Green Valley Master Plan project will require a number of public services and utilities which may result
in significant impacts to the various service providers. These public senices and utilities may include:
. Police protection
. Fire protection
. Schools
. Libraries
. Parks and Open Space
. Sewer collection
. Water distribution
*
. Solid waste
. Drainage
Biology
The project site contains two areas of significant biological resources. "he first is the riparian woodland
conidor, adjacent to El Camino Real, which contains least Bell's Vii-occupied wetland habitat. The
proposed project access would result in the disturbance of two areas within the corridor. The upland bluff
area in the western pordon of the site is characterized by a Maritime Chapad habitat that supports several
sensitive plant species.
De configuration and mix of uses within the project has been designed to encourage the use of altemative ies of transportation. Multi-family residential development is adjacent to a retail center, and therefore
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within easy walking distance. A system of walkways and trails also promotes pedestrian and bicycle mvd.
This system includes a portion of the Citywide Trail System, which will be located adjacent to the riparian-
woodland. Transit stops are proposed at the two project entrances which are part of the bus system whic! '
operates along El Camino Real. Although the project has been designed to encourage pedestrian traffic and
public transit, development of the proposed project will still result in an incremental increase in local and
regional air pollution. Since air quality standards are exceeded in the San Diego County Air Basin, any increase in pollutants as a result of additional project-related traffic-generation by project-related
comerciakesidential uses may be considered significant.
Grading for the site will include cut and fill to create streets, building pads, and associated infrastructure.
This grading will result in temporary air quality impacts as a result of fugitive dust and emissions from
construction equipment. These impacts may be considered significant if the proper mitigation measures are
not considered and incorporated into the project.
Archaeologid and Paleontological Resources
The Green Valley Master Plan area was surveyed for archaeological resources in 1989. The survey resulted in the discovery of six previously unrecorded prehistoric sites. Five of these sites were associated with the gentle slopes of the areas along the valley in the central and eastern portions of the project, while one site
was discovered on the higher terrace near the western property boundary. One previously recorded site was
not located within the project. All of the sites in the valley setting have been disturbed to some extent due
to the agricultural use of this area.
The Green Valley site is underlain by tertiary sedimentary rocks (Del Mar Formation and Tomy Sandstone).
Based upon known fossil resources associated with these deposits, potential impacts associated with tk project may be significant.
Proposed development of the Green Valley project will generally occur in the central portion of the site where
agricultural activities have historically occurred. The geotechnical report prepared for the project shall be
utilized to prepare this section of the EIR
The proposed project will incorporate required erosion and sedimentation control devices to mitigate potential
water quality and biological impacts from erosion. Increased runoff fmm newly-created impenrious surfaces,
such as paving, combined with urban pollutants associated with the retail and residential development may
SignScantly impact the Enrinitna creek and Batiquitos Lagoon. Mitigation measures to reduce these impacts
as prescribed by the califarnra Regional Water Quality Control Board (RWQCB), San Diego region, will be
required. Development and Implementation of Best Management Practices (BMP) is required for urban
pollutant runoff mitigation. The Master Plan proposes three debris removal areas and two
desiltation/depollutant basins. These facilities shall be analyzed in the environmental review.
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The development of Green Valley, in conjunction with other planned and/or approved projects in the cities
of Enchitas and Carlsbad, may lead to several cumulative impacts which need to be addressed. These cumulative impacts include:
Degradation of air quality
Increased traffic congestion
Increased requirements for public facilities/utilities
Urban runoff
Reduction of water quality
Growth Inducement
The Green Valley Master Plan area is located along two major arterials, La Costa Avenue and El Camino Real. The proposed development will tie into existing sewer and water facilities. Currently, the site is undeveloped
and will require only minor extension of urban services.
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ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs,
c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now,
f) alternate sites for the proposed project, and
g) no project alternative.
Alternatives
1) No Project - The No Project alternative shall analyze the impacts associated with no development onsite.
2) Environmentally Preferred Alternative - This alternative shall evaluate the environmental impacts of
developing the property using a redesigned site plan which reduces impacts to biology, traffic, and other
impacts identified. The same land uses will be used for this alternative.
3) Land Use Alternative - This alternative shall evaluate a variation of the project which is based on the existing General Plan Designations of Community Commercial, Office and Medium-high Residential.
4) Offsite Alternative - One alternative site shall be analyzed for the proposed project. This offsite alternative
analysis shall provide a general level review of all of the environmental issues which were evaluated for
the proposed project site. -
An Environmental Impact Report will be prepared and alternatives to the project will be discussed.
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DETERMINATION (To Be Completed By The Phmhg Department)
tr On the basis of this initial evaluation:
- I find the proposed project COULD NOT have a significant effect on the environment, and a NEGAW DECLARATION will be prepared.
- I find that the proposed project COULD NOT have a significant effect on the environment, because the environmental effects of the proposed project have already been considered in conjunction with
previously certified environmental documents and no additional environmental review is required.
Therefore, a Notice of Determination has been prepared.
- I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative Declaration will be proposed.
- X I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
- Signature -w=- Planning Director?
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dREEN VALLEY MASTER PLAN
MP 92=01/LFW 23/CT 92=08/
HDP 92-1WSUP 92-0S/GW--93-01- . - .