HomeMy WebLinkAboutMP 133; Occidental Petroleum; Master Plan (MP) (22)CITY
OF
CARLSBAD
ENVIRONMENTAL IMPACT REPORT
FOR
CASAS DE LAS POINSETTIAS
April 24, 1973
TO: PLANNING COMMISSION
SUBJECT: FINAL ENVIRONMENTAL IMPACT REPORT No. 136
BACKGROUND INFORMATION:
The City of Carlsbad established the Planned Community on the subject
property in December 18, 1969 , by City Council Resolution No.
and Planning Commission Resolution No.1670 • The application was
submitted by the H.B. Development Corp., and has subsequently been
purchased by the Occidental Petroleum Land and Development Corporation.
FINAL REPORT:
1. Project Description
The concept employed by the original applicant was to create a
medium density (10 d.u./ac.) residential development which would employ
the design concepts of the Planned Community Zone. Included within the
368 acre development is provision for multiple family (condominiums),
single family (townhouses), mobile homes, adjacent community level
commercial facilities, recreation, and school sites. Casas de las
Poinsettias is adhering to the adopted design concepts and has recently
completed the 1st phase of a mobile home park (Lake Shore Gardens).
Additional information on the project is contained on pages 1-7 of
the subject draft environmental impact report.
2. Environmental Setting Without the Project
The information contained in the draft EIR provides an adequate
description of the present environmental setting for the purposes of
this report. (See Pgs. 10-15 of the draft EIR.)
3. Identify Environmental Impacts
The draft EIR (Pg. 16) has identified the major impacts of the
proposed action. However, any discussion of potential economic
Final EIR/Poinsetti— — April 19, 1973
Page 2 •
impacts is left completely to one's imagination. The report states
that the subject property is conducive to agriculture,specifically
to flower cultivation. The implication that the proposed development
"constitutes a useful and desireafale application of land use" for the
site since the site was 1 imited to serve only as a flower field in
the past.
The requirements on public service, commercial service and pro-
fessional/personal service are nil until the land is used for resi-
dential purposes. The location of the site is approximately 2.5 miles
from the nearest available service area. Therefore, service provisions
are dependent upon when the community center facilities can be con-
structed proportionate to the development of residential units. Occi-
dental Petroleum is constructing sewer, water, storm drain and circu-
lation facilities concurrently with development. Expenditure of
public monies then will be minimal. Occidental, as part of the Master
Plan, is also making provision for school sites, but not for facility-
construction. An expenditure of public funds then would be required.
The Carlsbad Unified School District does not have, at the present time,
the ability to construct facilities. Economic considerations, therefore,
were not considered in depth, but it can be assumed that the economic
impact of any development will be substantial, especially if the area
to be developed does not currently have the facilities to satisfy the
public service demand. Agricultural land uses have minimal service
demands. On the other hand, assessment practices place a value on land
which is disproportionate to the ability of the property to generate
income. In this instance, the zone (P-C) is currently given to the
property available for development, and therefore, value (taxes) com-
pared to income (agriculture) is disproportionate and the pressure of
development is high. Premature development may then occur because of
land value forcing development without necessary public facilities
being available simultaneously. A potential mitigation of the fore-
mentioned disparity would be the use of the "Williamson Act" (Agri-
cultural Preserve) or Open Space and Agricultural Zoning Districts. The
City does not currently have provisions to use these alternatives but
they are scheduled to be included as part of the Open Space and Con-
servation Element of the General Plan. By using these tools, the
assessment of land value then must, by State Law, be based upon the
ability of land to generate income under reasonable restriction.
4. Alternatives to the Proposed Action
The draft EIR (Pgs. 29-30) proposed several alternatives which are
viable. The previous discussion of mitigation which identifies another
alternative, that of agricultural zoning, etc.
5. The Relationship Between Local Short-term Uses and the Maintenance
and Enhancement of Long-term Environmental Productivity
The absolute relationship is one of economic cost in terms of public
service and facility (long-term) as opposed to gain if achieved by
development (short-term).
Additional relationships are developed by the draft report on Pg. 31.
'Final EIR/Poinsettiar _- April 19, 1973
Paga 3
If development occurrs without substantial consideration for the
preservation of the natural or man induced (agricultural) resources,
the absolute choice of alternative courses of action by future gen-
erations would be reduced.
6. Irreversible Environmental Changes Which Would Be Involved in the
Proposed Action Should It Be Implemented.
Ref. Pg. 31 of draft EIR.
7. Growth Inducing Impacts of the Proposed Activity Upon the
Neighborhood and/or Community
The report states the activity will "enhance economic activity"
and "create and expand existing markets." is an economic determinant.
This "bigger-better" theory is not realistic, especially if it places
disproportionate demands on service capacities, or forces land values
to demand development of rural areas. Additional discussion occurrs
on Pg. 21 of the draft EIR.
8. Agencies and Persons Consulted
The following agencies and persons were invited to review and
comment of the draft EIR. Their comments are included for your review.
1. Mr. Philip Stanbro (Environmental Consultant)
2. U.S. Army Corps of Engineers - South Pacific Division
Mr. Levenson and Mr. Speer
3. County of San Diego Snaitation & Flood Control District
4. San Diego Comprehensive Planning Organization (CPO)
5. Integrated Regional Environmental Management Project (IREM)
CONCLUSIONS:
The Draft EIR is adequate and satisfies the requirements of the
City of Carlsbad Environmental Protection Ordinance of 1972. The
inclusion of this analysis constitutes the Final EIR. Understanding
that this report addresses the entire 368 acre project in general
terms, additional information will be necessary to adequately assess
individual projects and their impacts. As each phase of the project
is submitted to the City, specific considerations will be given to
schools, public services, design, etc. as they relate to this Final
Environmental Impact Report.
jfeDMA1D A. AGATEP
Planning Director