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HomeMy WebLinkAboutSP 146; Kelly Kurlander; Specific Plan (SP)ENVIRONMENTAL IMRACT RICK ENGINEERING COMPANY San Diego , California PREPARED FOR' CAROL AND ALICE KELLY C/0 WILLIAM S. BARTMAN 6505 WILSHIRE BLVD. LOS ANGELES, CAL. 90048 KELLY - KURL ANDER AND VANDERBURG COMMERCIAL SITE PREPARED BY: RICK ENGINEERING COMPANY 5620 FRIARS ROAD SAN DIEGO, CALIFORNIA 92110 OCT. 19,1973 I - TABLE OF CONTENTS Page No, | A. The Environmental Impact Of The Proposed 1 Action | 1 . Project Description 1 • 2. Environmental Setting Without The Project 5 3. Environmental Impacts 11 • B. Any Adverse Environmental Effects Which 19 Cannot Be Avoided Should The Proposal Be I Implemented C. Mitigation Measures Proposed To Minimize 20 • The Impact D. Alternatives To The Proposed Action . 22 • E . The Relationship Between Local Short-Term 24 Uses of Man's Environment And The Mainten- • ance And Enhancement of Long-Term Environ- mental Productivity I F. Any Irreversible Environmental Changes Which 25 Would Be Involved In The Proposed Action Should _ It Be Implemented G. The Growth Inducing Impacts Of The Proposed 26 _ Activity Upon The Neighborhood And/Or Community H. The Boundaries Of The Area Which May Be Signi- 27 m ficantly Affected By The Proposed Activity I Appendix I I I I I I A. THE ENVIRONMENTAL IMPACT OF THE PROPOSED ACTION • (1) PROTECT DESCRIPTION Rezoning of the 29.30 acre Kelly-Kurlander and Vanderburg property • will allow the construction of a shopping center and related facilities. I The subject property is located east of El Camino Real, between Haymar Drive and Marron Road, and is described as those portions of Lots 4 and • 5 of Fractional Section 32, Township 11 South, Range 4 West, San Bernardino I Meridian in the City of Carlsbad, County of San Diego, State of California. A rezone from R-l-10 to C-2 would permit development of the site into a convenient shopping center, complementing existing shopping I facilities located across El Camino Real in Plaza Camino Real. Certain « businesses within Plaza Camino Real have indicated their approval of the proposed project and feel the project would benefit existing commercial I facilities as well as the residential community (see appendix). • The proposed commercial zoning is more consistent with surrounding land uses than is the existing residential zoning. Furthermore, since | Plaza Camino Real is already served by public transportation, com- • mercial development of the subject property would enable area residents to do all of their shopping on a one-stop basis. I Residents living in proximity to the proposed development do • not now have convenient shopping facilities of the type to be provided I I I I SCALE l = 2900! ROJECT SITE -^V^&TW^V;^ I I I if the proposed zone change is granted. The only existing facilities east of Interstate 5 are located at the southeast intersection of Interstate 5 and Tamarack Avenue, and at the southeast intersection of Interstate H 5 and Oceanside Boulevard. I The .commercial facilities will include a Von's Supermarket, a Sav-on Drug Store, a Long's Drug Store, a Bank of America, a hardware ™ store, a restaurant, a hotel and motel, and many other convenient shops I not available in Plaza Camino Real. The specific plan for the proposed zone change indicates the construction of 12 one-story buildings, 5 of which are joined by common walls. Buildings will total approximately I 235,000 square feet of floor space. The largest building is shown to _ have an area equal to approximately 52,500 'square feet, while the smallest of the 12 structures approximates an area of 4,000 square feet. I The architectural style for all structures will retain the early • California "Spanish motif" in keeping with the historical aspects of El Camino Real. A time schedule for completion of the project has | not yet been adopted. • Access to the proposed project site will be from Haymar Drive to the north, Marron Road to the south, and Osuna Drive and El Camino • Real to the west. A system of paved driveways will provide access to • all commercial facilities. Paved parking areas will accommodate approximately 700 customers. I I I I I Water and sewer service for the site are to be supplied by the m City of Carlsbad. An existing water main is located within El Camino Real, while sewer mains are found within Haymar Drive, Marron Road, I and El Camino Real. San Diego Gas and Electric Company will provide I I I I I I I I I I I I I I I the power required by the proposed commercial facilities. I I • (2) ENVIRONMENTAL SETTING WITHOUT THE PROJECT I Climate • The Kelly-Kurlander and Vanderburg site is situated in the City of I Carlsbad, where the climate is mild and temperatures show a relatively small annual range. This small fluctuation in temperature is due to ™ the modifying influence of the Pacific Ocean. August is the warmest • month of the year with maximum temperatures averaging 73 degrees fahrenheit. The highest temperature reading to date is 103 degrees fahrenheit recorded in October 1961. January temperatures range between • 43 degrees and 61 degrees fahrenheit. Occasionally, temperatures in « the area may drop below freezing. | The major climatic control operative over Southern California is • the subtropical high pressure system located over the northern Pacific ' Ocean. Circulation patterns established by this system allow mid- | latitude cyclonic disturbances to drift across San Diego County during • the winter months, making summer precipitation extremely rare. Annual precipitation in the area approximates 11 inches. I I I I I I • Air Quality • The San Diego County Air Pollution Control District's Oceanside- Carlsbad Air Monitoring Station is located approximately four miles • northwest of the project site. This station has only the capacity to • measure total photochemical oxidant levels. During the first half of 1972, the Federal photochemical oxidant ™ ' standard of 0.08 parts per million and the State standard of 0.10 parts I per million were equaled or exceeded 48 and 26 percent of the days, _ respectively. Thus, the quality of air in the vicinity of the Oceanside- Carlsbad Air Monitoring Station was below the ambient air quality • standards set forth by the Environmental Protection Agency and the « California Air Resources Board. | Topography • The 29.30 acre proposed commercial site is an irregular-shaped • parcel of land measuring approximately 1230 feet north to south and | 1180 feet east to west. Elevations vary from 27 feet near the intersection • of Haymar Road and El Camino Real to 120 feet on the ridge crest located near the eastern property boundary. • The eastern portion of the property consists of elevated land I containing a 30-foot high cut slope with a 2:1 slope ratio. Fill was removed from this site for many projects including the widening of ™ El Camino Real and the construction of the Route 78 Freeway overpass. I I 1 1 1 1 1 1 •1 1 1 1 1 1 1 1 1 1 1 Near the eastern property boundary is a 10-foot deep depression, measuring 150 feet in diameter. The western half of the 'site consists of a low-lying area, a portion of which lies within the Buena Vista Creek floodplain. In its present state, the westermost portion of the property along El Camino Real is several feet below street grade. Soils The soils on the Vanderburg property were tested by Southern California Testing Laboratory to determine the expansive characteristics and supporting capacities. Five subsurface explorations were made at the locations indicated on the plot plan in Appendix A. The explorations were carefully logged and are described in the soils report in accordance with the Unified Soils Classification System. In addition, a verbal textural description, the wet color, the apparent moisture, and the density or consistency are given on the logs. The soils range from clean sands to expansive clays. The alluvial deposits in the central portion of the site consist of medium dense sands with clay and silt lenses overlying dense clayey sand natural ground. Land Use The proposed commercial site is composed of undeveloped land 50 percent of which has been previously utilized as a borrow site. Existing man-made structures include a 6-inch concrete drainage pipe, a 6-foot wide concrete ditch, and a barbed-wire fence. I A 15-foot sewer easement and a 150-foot San Diego Gas and Electric power line easement traverse the northern portion of the project site.• The properties within the general vicinity of the subject B property observe a variety of land uses. North of the project site is I Haymar Drive, beyond which lies Buena Vista Creek and the Route 78 Freeway. South of the subject property lies Marron Road, a pro- • ' posed commercial area, and the Tanglewood condominium development. • East of the site is undeveloped grazing land (zoned R-l-10) . West of the proposed project site is a Shell Service Station (zoned C-2), a ™ Standard Service Station (zoned C-l), temporary Bank of America I facilities (zoned C-l), and El Camino Real, beyond which lies Plaza _ Camino Real (zoned C-2) . The subject property is located at the perimeter of the existing J Carlsbad General Plan, and .therefore has no land use designation. • However, according to the San Diego County General Plan for 1990, the project site is designated 'for commercial development. I • Biology The plant species which compose the vegetation on the project I site are characterized primarily by native grasses such wild oat and rye • grass. Second-growth plants including mustard and tumbleweed represent the vegetative species predominant in the disturbed western portion of the • property, where earth borrow operations have been conducted. Anise, I tree tobacco, pampas grass, and two small willows are located in the northern portion of the site along Haymar Road . I I No wildlife species were observed on the subject property, but • the presence of small burrows indicates that small rodents utilize the site. Lizards and snakes common to this habitat, such as the coast | horned lizard, western fence lizard, aligator lizard, gopher snakes, • garter snakes, and rattlesnakes could be expected to occur on the site. Birds associated with grassland vegetation include horned larks, I killdeer, California quail, and the brown towhee. I Archaeology • The 29.30 acres comprising the proposed commercial site have I been intensively surveyed for the existence of archaeological _ resources. Such a survey involved in-field research as well as a check of the available bibliographic resources. The field research I revealed a small, rather insignificant La Jollan food grinding area M located in the southeast corner of the site. The bibliographic re- search involving the records of San Diego State University and the | University of California at Los Angeles failed to note any recorded • sites in the vicinity. A letter has been forwarded to the San Diego Museum of Man requesting a records search at that facility. Any • information which that institution later provides will be included in • this report. The single located site is situated in the extreme southeastern H section of the property at an elevation of 100 feet above sea level. I I I Only surface materials were uncovered and all of these are indicative of a La Jollan food preparation area. The lack of bedrock mortars and• grinding platforms leads to the conclusion that this area was a temporary I grinding complex which utilized the mano- metate grinding technique . • Such a method of preparing acorns and seeds was common among the La Jollans who inhabited the coastal regions between 8,000 and 1,000 • years ago. • An exhaustive reconnaissance of the site revealed only scattered mano fragments, broken metate s and one cobble chopper. No midden or ™ sub- surf ace artifactual material was found, and if other La Jollan sites I are indicative, none can be expected. Material collected will be placed _ in a depository and will, at a future date/ be available to competent researchers. It should be stressed that the surface collection as com- • pleted on October 17, 1973 probably exhausted the potential of this site. M No further surveys or archaeological research is recommended for the proposed site. The already completed in-field survey and | records search fulfills the requirements of the Environmental Quality • Control Act as well as the needs of San Diego County archaeology. The located site is at best an isolated surface site with no excavation I or research potential. Alternation or destruction of such a minor site • is of little scientific significance . I I I I I (3) ENVIRONMENTAL IMPACTS I Land Use I Upon approval of the proposed rezoning from R-l-10 to C-2 and • subsequent development, the subject property will change from partially undeveloped land to land accommodating commercial facilities. The • construction of these facilities will augment the existing Plaza Camino I Real commercial development by providing grocery stores, drug stores, and other convenient shopping facilities not found in the immediate area. I Topography _ Development of the project site will require an estimated 300,000 cubic yards of earthmoving. Following redistribution of earth materials, I portions of the existing site topography will be altered. Upon completion • of grading, that portion of the site located within the Buena Vista Creek floodplain will be elevated above the limits of a 100-year flood. | Daring the construction phase of development, the subject property • may experience surface erosion from both wind and water. Erosion is a function of soil type, percentage of slope, vegetative cover, and rainfall I intensity. This condition will be of a temporary nature, lasing only until • such time as compaction and landscaping have been completed. I I I I I Soils • No known major adverse soil conditions exist on the subject property which would preclude development of the proposed commercial ™ site. However, the Southern California Testing Laboratory has recommended • that the alluvial soils found on the site be tested for relative compaction prior to earthwork operations. Should the relative compaction of this material be less than 90 percent, the material should be moved down • to firm natural ground and recompacted. _ Earthwork operations involving the excavation of materials found in the eastern portion of the site v/ill combine soils varying from clean I sands to expansive clays. In order that expansive testing be more indi- • cative of the soil conditions existing below any proposed structures, testing should take place after grading has been completed. Whenever | layers of non-expansive granular material are encountered during the • grading operations and wherever practicable, this material should be stockpiled and later placed within the top 30 inches of finish grade. I This would minimize the need for specially designed footings needed to • accommodate expansive pressures. Biology • Development of the 29.30 acre project site will necessitate removal of most of the vegetation remaining on the site, thus reducing the available ™ habitat and food supply for animal populations in the area. The animals I I I • presently occupying the site will be displaced, which would in tuni I increase the population pressures on adjacent areas. Since the number of organisms supported by a given habitat is determined ™ by the food and space available and the competitive pressure for • these elements, a decrease in food and space may lead to a decrease in population size . Since current mammal, bird, and reptile populations are both I common and widespread in distribution, and since approximately 50 _ percent of the vegetation has already been removed, the biological impact is considered minimal and represents a localized rather than | a regional change in balance. I Drainage | With development of the commercial site , the quantity of sur- • . face runoff will increase as impervious surfaces such as buildings, driveways, and other paved areas are constructed. Generally, with • urbanization, the discharge curve will change from gradual increase and • relatively sustained high flow rates to a discharge characterized by a rapid buildup to peak runoff during and immediately following rainfall, • and then a more rapid decrease in flow. I Runoff from the project site will change from overland sheet flow and flow in natural channels to flow in streets and gutters. Drainage water from Marron Road will be channeled, via an existing 27-inch I I I • reinforced concrete pipe located in the southwest corner of the property, • north to Haymar Drive where it will connect with the 27-inch concrete pipe which drains the northern portion of the site. Ultimately, all surface ™ runoff will flow into Buena Vista Creek, a tributary to the Buena Vista Lagoon, I Commercial development of the subject property will also result in _ a minor degradation in water quality. This occurs when hydrocarbons, rubber, and other materials are added to surface runoff through urban- I I ization of the land. Visual Aesthetics The visual character of the project site will be altered with the construction of commercial buildings, driveways, and paved parking• areas. As to whether the proposed project is aesthetically objectionable • or not, is a subjective value judgement of the specific observer . • Some residents of the Tanglewood Development may prefer a natural landscape rather than the proposed commercial development. These people • then, may regard the project as having a negative visual impact. Since • approximately 50 percent of the site exists in a disturbed condition, some individuals, may regard development of the subject property as a positive ' visual impact. To many people, well-designed buildings offer much more I visual appeal than ground that has been partially excavated and then left to stand undeveloped. High cut or fill banks also represent an eyesore that can adversely impact the visual aesthetics of the area. I I I • • All new utilities will be place underground, thereby eliminating the visual impact imposed by overhead power poles and telephone lines. Circulation The California Division of Highways Traffic Generators for 1971• indicate that regional commercial centers of the type proposed have • an average weekday traffic volume of 375.95 vehicle trips per acre. • Utilizing these figures, the proposed commercial site would generate 11 ,015 vehicle trips per day. However, the majority of the people using • the proposed facilities would be the same people shopping in Plaza Camino • Real, therefore, the trips generated by the project are actually far less than the number indicated above . The anticipated increase in vehicle trips will be felt primarily by • El Camino Real and the Route 78 Freeway. The most re cent 'traffic count _ taken by the San Diego County Traffic Engineering Department on El Camino Real near the project site (November 1970} indicates an average Jj two-way traffic volume of 5,600 trips per day. Since the completion of • Plaza Camino Real, volumes have undoubtedly increased. A traffic count taken on Route 78 at the intersection of El Camino Real (1972) indicates | existing volumes of 27,000 westbound trips and 34,000 eastbound trips • per day. According to the Circulation Element of the San Diego County General Plan for 1990, both El Camino Real and Route 78 have the capacity I to adequately handle the anticipated increase in traffic. I I I I Access to the proposed commercial area will be facilitated by a I traffic signal and a left-hand turn lane located at the intersection of El Camino Real and Marron Road, which permits southbound traffic on ' El Camino Real to turn left onto Marron Road. Access at other points I along Osuna Drive, Haymar Drive, and El Camino Real will also facilitate the movement of traffic and minimize congestion. I Air Quality " _ With an increase in vehicular activity, automobile exhaust emissions represent the primary source of pollutants generated by the proposed project. J Based on the average number of vehicle trips generated by existing regional • commercial centers located within San Diego County, an estimate of mobile emissions is calculated on the following page. | The use of electricity indirectly affects air quality, in that power • plants which will generate electricity for the project will do so by the burning of fossil fuels. • The primary impact the proposed commercial site will have on • localized air quality is the introduction of dust from the construction phase of development. The major contributors of dust will be grading and ™ earthmoving operations resulting from the movement of construction vehicles I over building sites. This source of air pollution will be of a temporary nature, lasting only through the construction phase of development. I Estimate of Increase in Emissions Mobile 'Total Project S.D. Basin Factor Usage Rate Pollutant Ib/mile miles/day Ib/day Carbon Monoxide 0.109 32,526 3,545 Hydro- Carbons . 0.02 32,52.6 650 Nitrogen Oxides 0.0134 32,526 • 436 • . Particulates . >•-• 0.00065 32,526 21 Oxides of Sulfur 0.00039 32,526 . 12 Total Total tons/day tons/day 1.75 1685.7 0.33 381.6 0.22 ' 189.3 0.01 188.7 • 0.005 33.2 1 Derived by considering the average mileage of 12.5 miles/gal (EPA-1972, P. 2-3) the gallons of gasoiine'consumed, 500 x 10 gal/year, for an automobile population of 750,000 (ARB-1972, P._VII-8). This usage rate is to be used unless more specific information is supplied in the traffic analysis. I I Economics • In addition to the economic benefits afforded the developer of the proposed project, economic gains will be realized by many people in the ™ building trades and construction industries. Local and regional economics • will benefit from the construction related activities and subsequent public service requirements. ™ Commercial development of the project site will have a positive im- • pact on City revenues, related to sales taxes and property taxes derived _ from commercial use of the property. A commercial center of the type proposed, will supplement the shopping facilities in Plaza Camino Real, I thereby increasing the City of Carlsbad's total taxable sales. • Utilizing the following data, it is estimated that the proposed commercial development will generate 395 new jobs for residents of | the Carlsbad area. • • Shopping Center Square Feet of Floor Area Employees Plaza Camino Real 667,100 1,000 I Grossmont 609,200 1,100 Fashion Valley 1,049,769 1,000 College Grove 616,000 800 I Escondido Village 530,000 1,000 Chula Vista 453,976 1,000 South Bay Plaza 264,964 844 I Parkway Plaza 121,000 400 Mission Valley 1,120,000 2,000 • TOTAL 5,432,009 9,144 Number of employees per 10,000 square feet of floor area -16.8 • Square feet of floor area in proposed site - approximately 235,000 I Number of employees - 395 I ANY ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED SHOULD THE PROPOSAL BE IMPLEMENTED I I B • The adverse environmental effects resulting from development of I the Kelly-Kurlander and Vanderburg property are effects typical of most types of urban development. These effects are as follows: ™ 1. A decrease in the amount of open undeveloped land in the City of Carlsbad by 29 . 30 acres . 2 . A modification to the site topography through grading operations. • 3. A decrease in the amount of native grassland vegetation on the _ project site, and the subsequent loss of wildlife habitat. 4. An increase in traffic by 11,015 trips per day, resulting in a I 0.0015 percent increase in pollutants found within the San Diego m County Air Basin. 5. Minor increases in surface runoff and in water quality degradation, | 6. A possible reduction in visual aesthetics as viewed by residents • in close proximity to the site. 7. A temporary increase in dust and noise during the construction I phase of development. I I I I I I I I C. MITIGATION MEASURES PROPOSED TO MINIMIZE THE IMPACT • The loss of open undeveloped land will be partially mitigated by the construction of a commercial shopping center. This center will • provide employment for 395 people, and provide the City of Carlsbad I with revenues in the form of sales taxes and property taxes. Impacts to topography and visual aesthetics can be minimized • by avoiding high cut or fill banks where possible. Grading should • not begin until all discretionary actions necessary in the development _ of the site have been finalized. All graded slopes should be planted with erosion resistant vegetation following earthwork operations, thereby I minimizing any possible erosion of the landscape. • The loss of grassland vegetation and subsequent displacement of wildlife species can be partially mitigated through the installation of I trees, shrubbery, and other forms of landscaping. These areas can • serve as suitable habitat for wildlife species which are tolerant of human activity. The remaining species will be displaced to the east I where large areas of grassland vegetation still remain. These areas • should be able to absorb many of the effects of the biological impact. The locational factor alone represents a significant means of • minimizing traffic and automobile exhaust emissions. Since Plaza Camino I Real is already served by public transportation,the subject property would become an integral part of this existing public transportation service. This • would enable the area residents who utilize this service to do all of their I shopping on a one-stop basis, thereby eliminating the need for automobiles I I • Also, this one-stop feature would tend to reduce the number of separate • shopping trips, thus significantly reducing air pollutants and traffic congestion. • Mitigative measures proposed to minimize dust during the construction • phase of development include the watering of excavation materials, instal- lation of sprinklers, planting of vegetative cover, and other dust suppression measures deemed necessary. I Erosion of cut or fill slopes can prove to be detrimental to areas down- _ stream of Buena Vista Creek. This condition can be minimized by conducting grading operations during the dry seasons. Drainage facilities should be £ constructed concurrently with grading activities, and all exposed surfaces • should be planted. Construction noises can be minimized by requiring mufflers on all | equipment, and by conforming to existing noise ordinances. Noise generated • by construction equipment will last only through the construction phase of development, and will occur only during normal daylight working hours. I I I I I I I fa'»A\ I I D. ALTERNATIVES TO THE PROPOSED ACTION • Several alternatives are always available in regard to land use decisions. The determination of these alternatives and their relationship • to environmental conditions, construction costs, transportation facilities, I community services, and other factors involves an infinite number of variables. ' The first alternative to the proposed zone change is residential • development. This type of development would not be feasible because _ of the proximity of the site to Plaza Camino Real. Since shopping centers are traditionally one of the focal points of the community, vehicular and/ I pedestrian traffic create noise not compatible with residential development, • Furthermore, this alternative would provide fewer economic benefits in the form of job opportunities and tax revenues than would development | of the type proposed. • A second alternative to the proposed action is to retain the site as open space or develop it as a community park. This land is presently | under private ownership and would therefore require purchase for public • ownership. While most land would be desirable as either open space or as a park, economics dictate that not all land can be set aside for these • purposes. These land uses would only be possible if a public entity was I willing to pay the market price of the land. Public purchase of the site is not likely, since other available land would be much better suited for ™ open space or development as a park. At the present time, no public • entity has expressed a desire to purchase the site. I I • Agricultural use of the property is a third alternative. A judgement I on the suitability of the site for agriculture involves the careful definition of crop possibilities and environmental restraints. Truck crops, orchard • crops, and cut flower agriculture generally requires deeper, much more • fertile soils than the site offers. These types of crops also require excessive irrigation water. The use of the land as pasture or range is a possibility, but this I alternative would necessitate the establishment of forage vegetation _ over much of the site. In all probability, the subject property is not large enough to support enough animals to making grazing a feasible | alternative. • Industrial development of the proposed site could possibly be an economically advantageous alterative. However, considering the land | uses in the surrounding area, a project of this type would be out of • context with the makeup of the community. The sixth alternative, which is always available, is to leave the • property under private ownership in its present undeveloped condition. • Utilizing this alternative, none of the environmental impacts discussed in Section A(3) would occur. However, the property would remain in an • undesirable aesthetic state, and the City of Carlsbad would incur losses I in trade, revenues, and jobs. I I I I I E. THE RELATIONSHIP BETWEEN SHORT-TERM USES OF MAN'S ENVIRONMENT AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY • The short-term use of the environment will involve the conversion I of 29.30 acres of undeveloped land to a commercial land use. During this transformation period, landforms will be altered, natural vegetation • will be removed, wildlife will be displaced, noise and dust will increase, • natural resources will be consumed, and employment opportunities in the construction industry will be created. Long-term results of the proposed zone change, and subsequent • commercial development include loss of open land, a possible reduction _ in visual amenities, increased traffic, a reduction in air quality, a minor degradation in surface runoff, permanent employment for 395 | individuals, and an increased tax base for the City of Carlsbad. I I I I I I I I I I I F• ANY IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE INVOLVED IN THE PROPOSED ACTION SHOULD IT BE IMPLEMENTED | Approval of the proposed C-2 rezoning would preclude the use of • the site as open space, a park site, or as agricultural land. Space oc- cupied by buildings and paving would be permanently committed to a I commercial land use. • Removal of natural grassland vegetation will eliminate wildlife habitat areas, resulting in the permanent displacement of those animal • species intolerant of human disturbances. . I Development of the project site will necessitate the moving of approximately 300,000 cubic yards of soil. This earthmoving activity ™ will irreversibly alter the existing configuration of the property. • Power, money, construction materials, and labor will be irreversibly _ used during the construction phase, while during the operational phase electricity, gas, and community services will be used on a more long- • term basis. I I I I I I I I I G. THE GROWTH-INDUCING IMPACTS OF THE PROPOSED ACTIVITY UPON THE NEIGHBORHOOD AND/OR COMMUNITY • Development of the subject property reflects an orderly • growth of commercial property located in proximity to other commercial facilities* Since the project site is surrounded by development to the ™ north, south and west, the growth-inducing impact on adjacent areas • is minimal. The pattern for growth in the area has been previously set by the extension of Elm Avenue, east of El Camino Real, and Marron Road, south I of the project site. No new streets or public utilities will be extended as _ a result of the proposed commercial development. The major growth-inducing impact of the project will be seen in pressure • for development of the property located east of the subject property. A m supplemental shopping center may offer a prospective homebuyer an added incentive to buy in the area, and new employment opportunities may en- | courage new residents to settle in the area. I I I I I I ffifaM I I I H. THE BOUNDARIES OF THE AREA WHICH MAY BE SIGNIFICANTLY AFFECTED BY THE PROPOSED ACTIVITY I The areas which may be affected by the proposed development • vary with the environmental effect under consideration. The alteration of terrain, disruption of vegetation, and temporary increase in dust will • generally be limited to the subject property. • The effects of increased traffic and subsequent noise pollution will probably be limited to the immediate vicinity of the project site. Beyond this area, traffic will be sufficiently dispersed so as to negate many of its I effects. The areas within view of the proposed development are also limited _ to the immediate area. The proposed commercial site will be visible from portions of El Camino Real and the Route 78 Freeway. I The effects of increased runoff and water degradation may range as far as Buena Vista Lagoon, located approximately two miles west of the Site; | Employment opportunities will generally be limited to the Carlsbad • area, but tax revenues generated by the proposed project will affect not only local government, but State and Federal governments as well. I I I I I I I KELLY- KURLANDE PROPERTY R I 1 INSPECTION • TESTING • RESEARCH • DEVELOPMENT 6280 Riverdale St. • San Diego, California 92120 » Phone 280-4321 I I I I I I I I I I I I I I I I ALL REPORTS ARE SUBMITTED Afi THE COHKIDnNTlAL rp£Of»ERTY Of CUILWTS. AUTHORIZATION POR PUBLICATION CT OUR REPORTS. CO«Ct.U6tOHO. OR KXTRACTS FROM OR REGARDING THEM IS RCJiCRVED PilfJDIHG OUR WRtTTLK APPROVAL AS A MUTUAL PROTECTION TO CLIEHTG. THE PUBLIC AND OURSELVES. . OF PRELIMINARY SOIL INVESTIGATION PROPOSED COMMERCIAL' SITE EL CAM I NO REAL CARLSBAD, CALIFORNIA PROJECT DESCRIPTION AND SCOPE This report presents the results o.f our soil investigation for the proposed commercial site between Osuna Drive and Marron Road on the east side of El Camino Real, Carlsbad, California. 'It is our understanding that two story on-grade commercial structures are planned for the site and that a minimal amount of grading will be necessary to develop the> site. The site configuration and sampling locations are shown on Plate No. 1 of this report. The soil investigation was undertaken to determine the expansive char- acteristics and supporting capacities of the soils and to provide information for site preparation and foundation design. FINDINGS AND RECOMMENDATIONS The western portion of the site, excluding an existing service sta- tion, contains filled portions of land to produce a level pad. It is our understanding that compaction control records on this fill- material can be obtained to certify proper compaction of the fill. I • SCT 312543 • October 2, 1973 Page Two • If records to'this effect are not available, it is recommended that • the fill be adequately tested to determine the relative compaction in accordance with A..S.T.M, 1557-66T. The middle portion of the site is low lying, being a portion of the • creek bottom which flows across the site from south to north. At present, an existing storm drain passes beneath Marron Road and empties • onto the site. ' | The easterly portion of the site consists of a hillside which slopes toward the north and west. There is a man made cut slope in the hill- side along Marron Road at a slope Tatiov.of about 2:1 and approximately ' 20 feet in height. The profile of the slope has been, logged and is presented on. Plate No. 4. An abandoned well is located between Trench Nos. 1 and 3 which should be backfilled with gravel and capped with a concrete plug. -.-.... The soils encountered at the site range from clean sands to expansive clays. The alluvial deposits in the middle portion of the site consist of medium .dense sands with clay and silt lenses overlying dense clayey sand natural ground. It is recommended that this alluvium be. tested for relative compaction prior to earthwork operations. Should the relative compaction of this material be less than 90 percent as determined,, in accordance with the Earthwork recommendations of this report, it is recommended that the material be removed down to firm, natural ground and recornpacted in accordance with the Earthwork recommendations. • SCT 312543 . October 2, 1973 Page Three I • The soils from the easterly hillside portion of the site are very stratified varying from clean sands to expansive clays in relatively I thin layers. Earthwork operations involving the excavation of this m material and filling in the lower areas of the site-.will necessarily mix these various soil types. In order that expansive soil testing • be more indicative of the soil conditions existing below any proposed structures, it is recommended that this testing take place after • grading has been completed. Whenever layers of nonexpansive granular • material are encountered during the grading operations and wherever practicable, this material should be stockpiled and later placed • within the top 30 inches of finish grade. This 'would minimize the _ need for specially designed footings to accommodate expansive pressures . Conventional spread footings founded in nonexpansive soils are recommen- • ded for the support of the proposed structure. Conventional spread • ' footings should be founded a minimum .of 12 inches below the adjacent finish grade and have a minimum width of 12 inches. Adjacent footings • -founded at different bearing levels should be so located that the slope from bearing to bearing level is flatter than one horizontal I to one vertical. It is recommended that the determination of.the allowable soil bearing • pressure for the soils be'"made subsequent to earthwork operations. This will insure that the bearing capacities so determined will more I . accurately depict the soil conditions existing below the proposed structures. I I • SCT 312543 - October 2, 1973 Page Four m EARTHWORK| =_ Earthwork and grading contemplated for site preparation should be • accomplished in accordance with the attached Recommended Grading Specifications and Special Provisions. Structural backfill should • be compacted to a minimum relative compaction of 90 percent as determined • by A.S.T.M. 1557-66T, Method A. FIELD EXPLORATIONS • I I I I Five subsurface explorations were made at the locations indicated on the attached, plot plan (Plate No. 1) on September 25 and 26, 1973. The explorations were conducted under the observation of our• engineering geology personnel. • The explorations were carefully logged when made. These logs are • presented on the attached Plate Nos . 2, 3 and 4. The soils are described in accordance with the Unified Soils Classification System as illustrated | on the attached simplified chart. In addition, a verbal textural • description,- the wet color, the apparent moisture, and the density or consistency are given on the logs. The consistency of silts or • clays is given as either very soft, soft, medium stiff, stiff, very stiff or hard. The compactness of sands is given as very loose, I loose, medium dense, dense, or very dense. Soil samples were obtained from the trenches and returned to the laboratory for testing. \\ !•5 ma 7r2£rs7" •• /V SOUTHERN CALIFORNIA F/br\s TESTING LABORATORY, INC. •XfT^ 628° RIVERDALE STREET• \&f SAN DIEGO, CALIFORNIA 92120r. , • PLOT PLAN Proposed Commercial Site El Caraino Real Carlsbad, California BY DATE JC 10/2/73 JOB NO.312543 PLATE NO. 1 i 1 TRENCH NUMBER 1 CLASS SM/ SW DESCRIPTION 8 Olive-Light Gray, Moist, Medium Dense, SILTY SAND WITH CLAYEY SILT'. LENSES (Alluvium) Dark Gray, Moist to Wet, Medium Dense to Dense, CLAYEY SAND TRENCH NUMBER 2 0 Gray, Dry, Medium to Loose, Slightly SILTY SAND J^^ Dark Gray, Moist, Dense, CLAYEY-SAND .Sample Location . -Natural Dry Density (pcf) Natural Moisture Content (% of Y) Y, 106.4 M 15.3 119.9 15.9 SOUTHERN CALIFORNIA TESTING LABORATORY, INC. 6280 RIVERDALE STREET SAN DIEGO, CALIFORNIA 92120 Proposed Commercial Site El Camino Real Carlsbad, California BY TRENCH LOGS DH JOB NO. 312543 DATE 9/25/73 PLATE NO. 2 TRENCH NUMBER 3 DESCRIPTION M 8- Brown, Dry, Medium Dens"e^ SANDY CLAY r •-T --- - - — , Orange-Brown, Dry Dense, CLAYEY J3AND Light Gray, Dry, Dense, SAND Dark Gray with Orange, Humid, Very Stiff, SANDY CLAY Gray with Orange, Humid, Dense, CLAYEY SAND ^ Dry~Dense^ SanH ' Q—fT/r /•\-xsc 1 Gray, Moist, Dense, CLAYEY SAND GrayT" HumidT'st.iff, "SILT ~"~ TRENCH NUMBER 4 Olive, Dry, Dense, CLAYEY SILTY SAND (fill). (moist) 0- TRENCH NUMBER 5 ^v fy£2 'A•• X SM/ sc -._ Olive SAND (mo is , Dry, Dense, CLAYEY SILTY (fill) t) ' FOR LEGEND SEE PLATE NO. 2 SOUTHERN CALIFORNIA TESTING LABORATORY, INC. 6280 RiVERDALE STREET SAN DiEGO, CALIFORNIA 92120 LOGS Proposed Commercial Site El Camino Real Carlsbad, California BY DH DATE 9/2G/73 ROADCUT PROFILE CLASS DESCRIPTION M 2- « A- 6- 8- '¥$• v-V •ftr'>///4-./P SC sn/ S\<! CL Brown Light SILTY Light , Dry, Brown SAND Brown Dense, CLAYEY SAND , Dry, Dense, Slightly , Dry, Hard, CLAY .4«-\Sj>~:W Light Brown, Dry, Dense, SILTY SAND Light Brown, Dry, Hard, SANDY SILT Light Pink-Brown, Dry, Hard, SILTY CLAY ' Light Brown, Dry, Dense, SILTY SAND » Light Olive, Dry, Dense, SILTY SAND with SILTY AND CLAY LAYERS Brown, Dry, Hard, SILTY CLAY Yellow-Light Gray, Dry, Hard, SILT Light Gray, Dry, Hard, CLAYEY SILT Light Gray, Dry, Hard, Very SILTY SAND Light Olive, Humid, Dense, SILTY FOR LEGEND SEE PLATE NO. 2 SOUTHERN CALIFORNIA TESTING LABORATORY, INC. 6280 RIVERDALE STREET SAN DIEGO, CALIFORNIA 02120 ROADCUT PROFILE Proposed Commercial Site El Carnino Real Carlsbad, California BY DH JOB NO. DATE 9/26/73 GENERAL INTENT I APPENDIX A, PAGE 1 JOB NO. 312543 DATE 10/1/73 • RECOMMENDED GRADING SPECIFICATIONS - GENERAL PROVISIONS The intent of these specifications is to establish procedures for I clearing, compacting natural ground, preparing areas to be filled and placing and compacting fill soil to the lines and grades shown ™ on the accepted plans. The recommendations contained in the prelirn- I inary soil investigation report and/or the attached Special Provi- • sions are a part of the Recommended Grading Specif iceitions and shall | supersede the. provisions contained hereinafter in the case of conflict. /' " " I INSPECTION AND TESTING • A qualified, soil engineer shall be employed to inspect and test the earthwork in accordance with these specif ications. It will be ne.ces- • -• sary that the. soil engineer or his representf.it.ive provide adequate inspection so that, he may certify that the work was or was not accom- • • plished as specified. It shall be the responsibility of the contractor • to assist the soil engineer and to keep him appraised of work schedules, changes and new information and. data so that he may make these certi- £ fications. . - ' • If, in the opinion of the soil engineer, substandard conditions are encountered, such as questionable soil, poor moisture content, inade- • quate compaction, adverse weather, etc., he will be empowered to • either'stop construction until the conditions are remedied or corrected or recommend rejection of the work. - - • I I I I I I I I I I I I I I I I I APPENDIX A, PAGE 2 • JOB NO. 312543 DATE 10/1/73 Soil tests used to determine the degree of compaction will be performed in accordance with the following American Society for Testing and Mat- erials test methods: Maximum Density & Optimum Moisture Content - A.S.T.M. D-1557-70 Density of Soil In-Place - A.S.T.M. D-1556-64 PREPARATION OF AREAS TO RECEIVE FILL . All vegetation, brush and debris, shall be removed, piled and burned or otherwise disposed of. After clearing, the natural ground shall be scarified to a depth of 6 inches, brought to the proper moisture con- tent, compacted and tested for the minimum density specified in the Special Provisions or the recommendation contained in the preliminary sail investigation report.. . When the slope of the natural ground receiving fill exceeds 20% (5 horizontal units to 1 vertical unit), the original ground shall be stepped or benched. Benches shall 'be cut to a firm competent soil condition. The lower bench shall be at least 10 feet wide and all other benches at least. 6 feet wide. The horizontal portion of each bench shall be- compacted prior to receiving fill as specified herein- before for compacted natural ground. Ground slopes flatter than 20% shall be enched when considered necessary by the soil engineer. FILL MATERIAL Materials placed in the fill shall be approved by the soil engineer and shall be free of vegetable matter and other deleterious substances. Granular soil shall contain sufficient fine material to fill the I APPENDIX A, PAGE 3 JOB NO. 312543 DATE 10/1/73 I voids. The definition and disposition of oversized rocks, expansive and/or detrimental'soils are covered in the Special Provisions. Ex- I pansive soils, soils of poor gradation or strength characteristics may • be thoroughly mixed with other soils to provide satisfactory fill mat- erial, but only with the explicit consent of the soil engineer. I PLACING AND COMPACTION OF FILL I Approved fill material shall be placed in areas prepared to receive, fill in layers not to exceed 6 inches in" compacted thickness. Each • layer shall have a uniform moisture content in the range that will /• allow the compaction ef'fort to be efficiently applied to achieve the specified degree of compaction. Each layer shall be uniformly com- Jj ~ • pactecl'to" a minimum specified density -with adequately sized equipment,- • .either specifically designed.for soil compaction or of proven relia- • bility. The minimum degree of compaction to be achieved is specified • in either the Special Provisions or the recommendations contained in . the preliminary soil investigation report. Field tests'and-inspections to check the degree of compaction of the | fill will be taken by the soil engineer or his representative. The • location and frequency of the tests shall be at the soil engineer's discretion. In general, the density tests will be made at an inter- I val not exceeding 2 feet in vertical.rise and/or 500 cubic yards of I I I embankment. I APPENDIX A, PAGE 4 JOB NO. 312543 DATE 10/1/73 I SEASON LIMITS •••.... I Fill shall not be placed during unfavorable weather conditions. When • work is interrupted by heavy rain, filling operations shall not be resumed until the proper moisture content and density of the fill has • been achieved. Damage resulting from weather shall be repaired be- fore acceptance of work. UNFORESEEN CONDITIONS • • In the event that conditions are 'encountered during the site prepara-- • . tion and construction that were not encountered during the preliminary soil investigation, Southern California Testing Laboratory, Inc. assumes • no responsibility for conditions encountered which, differ from those _ conditions found and described in. the preliminary soil, .investigation. . I " I I'. ' I I I I I ' . '-.. - ,"-• "•'.•'•". I I I I G SPEC IFIC/VTIOMS SPECIAL PROVISIONS~~ ]Sl§_roiJJlij[:lU^^ to be obtained in compacting• natural ground and in the compacted fill shall be 90 percent. nt^^^ i-s defined as soil which will swell • more than 3 percent against a pressure of 150 pounds per square foot front a condition of 90 percent density and optimum moisture •content to saturation. _..S.l-. is defined cis rocks or lumps over six inches in diameter. At least 40 percent of the fill soil shallm. pass through a No. 4 U.S. Standard Sieve. I I I I I I I I I I I I I I I I I I I I I I I I I I I I UNIFIED SOIL CLASSIFICATION CHART SOIL DESCRIPTION 1. COARSE GRAINED, More than half of material is larger than No. 200 sieve size. GRAVELS CLEAN GRAVELS More than half of coarse fraction is larger than No. 4 sieve size but smaller than 3". GRAVELS WITH FINES (Apprec iab1e amount of fines) GROUP SYMBOL . CLEAN SANDS More than half of coarse fraction is smaller than Wo. 4 sieve size, SANDS WITH; FINES (Appr e c .1. ab 1. a am ou n t of fines) 11. FINE GRAINED, More than half of material is §roaj.-jl t h a n, N o. 200s i e v e s i z e. SILTS AND CLAYS Liquid Limit less than 50 SILTS AND CLAYS Liquid Lijnit greater than 50 GW GP GM GC sw SP SM SC ML CL OL MH CH OH HIGHLY ORGANIC SOILS PT TYPICAL NAME< Well graded gravels, gravel- sand mixtures, little or no fines. Poorly graded gravels, gravel' sand mixtures, little or no fines. Silty gravels, poorly graded, gravel-sand-silt mixtures, Clayey gravels, poorly graded gravel-sand, clay mixtures. Well graded sand,gravelly sands, little or no fines. • Poor ly graded sarids , grave 1 ly sands, little or no fines. Silty sands, poorly graded s a n d a n cl s i 11 m i x t u r e s . Clayey sands, poorly graded s a n d a n d c 1 a y m i x t. u r e s . Inorganic silts and very fine sands,'rock flour, sandy s i It or ' c layey-s i lt.-s and mixtures v;ith slight plast- icity Inorganic clays of low to medium plasticity,gravelly clays, sandy clays,silty clays, lean, clays. Organic silts and organic silty clays of low plasticity Inorganic silts, micaceous or diatomaceous fine sandy or silty soils, elastic silts. Inorganic clays of high °* plasticity, fat clays. Organic clays of medium to high plasticity. Peat and other highly organic soils. SOUTHERN CALIFORNIA TESTING LABORATORY