HomeMy WebLinkAboutSP 161; McReynolds Andrew; Specific Plan (SP) (5)rft^f **• «-•Ft.s(
Supplemental Environmental Impact Report
. . for the
A.W. McReynolds Property
Status. TheA.W. McReynolds Property comprises approximately .
110 acres located in the City of Carlsbad southeast of the intersection
between Palomar Airport Road and the Interstate 5 Freeway. The General
Development Plan proposed that the property be divided into three parcels
to be developed for residential and industrial usage. Subsequent to the
approval by the City of Carlsbad, a Rezoning Application was approved
designating Parcel B as PC *"o permit the construction of 7 dwelling units
per acre. A Development Plan was later filed on Parcel C requesting ap-
proval to construct 7 dwelling units per acre. .
Purpose. The purpose of this Supplemental Environmental Impact
Report is to provide additional information regarding the development
of Parcel B. The original Environmental Impact Report, prepared by James
E. Petteway, A.I .A. , and certified by the City of Carlsbad, anticipated
that Parcel B would involve the construction of 7 dwelling units per acre.
Subsequent planning studies suggested that 201 dwelling units would be
more appropriate. This reduction in density would in turn modify the
Environmental Impacts associated with the project. This document has
therefore been prepared to analyze the new development plans with re-
gard to Environmental Impacts which are dependent upon density.
Project Description. The proposed development of Parcel B antici-
pates the construction of a single-family planned residential community
consisting of 201 homes. Houses will be constructed of wood and stucco
materials and will be arranged as duplexes. A 28-foot wide private resi-
dential street (48-foot right-of-way) will be constructed to provide access
to the six cul-de-sacs within the development. Utilities will connect to
mains located within Lewder Lane, a newly constructed major collector
street adjacent to the property. Parking will be provided for approximately
844 cars.
As proposed, the 201 dwelling units will be constructed in five phases,
each of which will consist of approximately 40 dwelling units. Recreational
facilities will also be provided. During the first phase, 2 tennis courts, a
swimming pool, therapy pool, and recreational building with facilities will
be provided. An additional swimming pool, therapy pool, cabana, and re-
creational area will be constructed during the second phase.
Approximately 81 percent of the property will be retained as open space.
Eight acres of the site, consisting of natural habitat, will be dedicated to
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LOCATION MAP
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the City of Carlsbad as open space and blended with the recreation and
tennis court area. The remainder of the open space will be divided be-
tween the privately-owned lots and common open space available to be
residents.
Environmental Impact of the Proposed Action
\
Grading. The development of the project site to accommodate 201
home sites will necessitate approximately 350,000 cubic yards of grading
resulting in a maximum fill of 30 feet and maximum exposed cut slope of
approximately 20 feet. Grading will be restricted from the northerly slopes
of the mesas as that area will be dedicated as natural open space. As
mentioned in the original Environmental Impact Report, a portion of the
material to be graded will be placed in Parcel A for flood control purposes.
Other impacts related to grading have been discussed in the original Envir-
onmental Impact Report.
Traffic Condition. Access and egress to the property will be pro-
vided by Paloma'r Airport Road, one-quarter mile north of the site, and
Lowder Lane, adjacent to the southerly boundary of the site. Palomar
Airport Road is designated by the City of Carlsbad as a prime arterial
having an existing traffic volume of 3,200 average daily trips (ADT). The
future traffic projection for Palomar Airport Road is 25,000 ADT. Lowder
Lane is designated as a secondary arterial having an existing traffic
volume of 500 ADT and future volume of 7,000 ADT.
Assuming a factor of 10 vehicle trips per day for each dwelling unit,
the proposed project would generate 2,010 vehicle trips on a daily basis.
This traffic volume represents 8 percent of the future traffic volume anti-
cipated for Lowder Lane. The traffic generated by the project will not ex-
ceed the total volume anticipated for this area.
Noise. There are two major noise generators in the vicinity of the
project site. The first of these is aircraft noise generated by Palomar Air-
port, 1-1/2 miles east of the site. The attached map indicates noise con-
tours as prepared by Daniel, Mann, Johnson, and Mendenhall for the County
of San Diego in November, 1972. According to their report, the 65 CNEL
noise level contour (the maximum acceptable noise level) is located 4,000
feet northeast of the subject property. Noise generated by the airport, there-
fore, should not adversely affect the project.
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The secondary noise source is automobile and truck traffic on roads
adjacent to the property. Noise levels were analized using procedures out-
lined in the National Coorperative Highway Research Program Report No. 117.
(See attached calculations). Calculations were based on future traffic pro-
jections for Lowder Lane (7,000 vehicles per day), Palomar Airport Road
(25,000 vehicles per day), and the Interstate 5 Freeway (93,000 vehicles
per day). As the traffic volume approaches the future projections, noise
generated by Palomar Airport Road and the Interstate 5 Freeway would not
adversely affect the project site. Noise generated by Lowder Lane would
be marginally unacceptable as it slightly exceeds the 70 dBA L^Q limit. As
the noise level exceeds the acceptable limit by only 1 dBA, it should be
possible to attenuate the excess noise by installing landscaping.
Air Quality. Future residential development of the project site will
cause a decrease in air quality in the area. This decrease is a result of
(l) projected increases in vehicular traffic, (2) use of natural gas and electri-
city, and (3) dust generated by the short-term activities associated with
grading operations. An analysis of automobile emissions is included in the
Appendix of this report.
Public Utilities. The future construction of 201 dwelling units will
increase the demand on water, sewer, electricity, and telephone systems.
All utilities are presently located in Lowder Lane immediately adjacent to
the property.
Water will be provided by the Carlsbad Municipal Water District from
an existing 10-inch AC water main. Water consumption for the completed
project, based on a population of 603 (3.0 persons per dwelling unit) and
a per capita consumption rate of 200 gallons of water per day (Holmes and
Narver Curve prepared for the City of Carlsbad). The- proposed development
would require 120,600 gallons of water on a daily basis.
(
Sewer service will be provided by the City of Carlsbad from an ex-
isting 8-inch main. Based on a factor of 100 gallons per capita per day,
the proposed project would generate 60,300 gallons of .sewage per day.
San Diego Gas and Electric Company presently provides service to
the area by means of underground transmission lines in Lowder Lane. Based
on a consumption rate of 5,738 kilowatt hours of electricity per year for
the average residence (according to the San Diego Gas & Electric), the pro-
posed development would require 3,160 kilowatt hours of electricity per day.
Community Services. Police, fire, and school services have presently
been extended to the Alta Mira community located south of the project site.
These existing services will be provided for the proposed project.
—3 —
Police protection will be provided by the Carlsbad Police Department
located at 1200 Elm Avenue. At present, there are 45 employees on the
Staff. At a desired ratio of 2 policemen for each 1,000 population, the
proposed project may require the addition of one policeman to the department.
Fire protection services will be provided by the City of Carlsbad Fire
Department. The project site is presently located midway between the station
at 1275 Elm Avenue and the station at the intersection of El Camino Real and
Arenal Drive. Future plans anticipate the construction of a new station at
the intersection of Interstate 5 and Palomar Airport Road.
The proposed project site is located within the Carlsbad Unified
School District. School children from the development will attend one of
four schools as follows:
Grade School Capacity Projected Enrollment
K-3 Jefferson Elementary School 460 353
4-6 Pine Elementary School 352 296
7-8 Valley Junior High School 783 713
9-12 Carlsbad High School 1,280 1,572
. According to the Carlsbad Unified School District's Estimate of School-
Age Students, the student population of the development will be as follows:
Grade Number of Students
K-6 74
7-8 22
9-12 36
(
Except for grades 9-12, the proposed development should not adversely
affect the present school situation. The phased type of development proposed .
(approximately 40 dwelling units in each phase) should minimize the impact.
As each phase is completed, the development would add approximately 7
students to the high school thereby providing time for the schools to expand
their facilities as necessary. To offset the costs of this expansion, the
development will be providing $78,993.00 for school fees.
Visual Aesthetics. The general appearance of the site will be modified
as a result of the proposed project. The mesa will be reduced in elevation
and graded to flatten the slopes sufficient to permit construction. The land
form will remain a mesa in shape and height but will simply be a little lower.
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CNEL P^OISE CONTOURS - PALOMAR AIRPORT
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No changes will be made to the north slope of the mesa where native
growth exists. The most significant impact will be the conversion of
open land to urban development. To mitigate this impact, approximately
81 percent of the site will be retained as open space, landscaping will
installed, and the houses will be architecturally coordinated with the
community.
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NOISE CALCULATIONS
Lowder Lane - Future Prediction
Daily Traffic Volume = 7,000 vehicles per day
Peak Hour Traffic = 0.11 x 7,000 = 770 vehicle sAour
Trucks = 0.05 x 770 = 39 truck sAour
Automobiles = 0.95 x 770 = 731 automobile sAour
Speed Limit = 35 miles per hour
Distance to Site = 70 feet . .
From graphs outlined in Report 117 of the National Cooperative Highway
Research Program:
Automobile s Trucks
Distance to Observer = 70 feet
I-50 reference at feet 58 57
Distance, width adjustment 0 0
L}Q - LSQ adjustment +5 +13
LIQ reference at Observer 63 dBA 70 dBA
Combined Noise Level = 71 dBA LJQ . .
Conclusion: A narrow portion of the property will be marginally unacceptable
for residential purposes as traffic volumes reach the future prediction. -
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(
•Noi se Ca Icula tion s
Palomar Airport Road - Future Prediction
Daily Traffic Volume = 25,000 vehicles per day
Peak Hour Traffic = 0.11x25,000 =2,750 vehicles/fhour
Trucks = 0.05 x 2,750 = 138 trucksAour
Automobiles = 0.95x 2,750 = 2,612 automobile sAour
Speed Limit = 55 miles per hour
Distance to Site = 700 feet
From graphs outlined in Report 117 of the National Cooperative Highway
Research Program:
Automobiles Trucks
Distance to Observer = 700 feet
1.50 reference at feet 68 72
Distance , width adjustment -13 ' -13
Lin ~ ken adjustment +2 +5
L1Q reference at ' 57 dM 64 dBA.
Combined Noise Level = 65 dBA. LIQ
«
Conclusion: The site will be acceptable for residential purposes.
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Noise Calculations
Interstate 5 - 1995 Prediction
Daily Traffic Volume = 93,000 vehicles per day
Peak Hour Traffic = 0.11x93,000 = 10,230 vehicles/hour
Trucks = 0.04 x = 409 trucksAour
Automobiles = 0.96x = 9,821 automobile s/hour
Speed Limit = 55 miles per hour
Distance to Site = 400 feet
From graphs outlined in Report 117 of the National Cooperative Highway
Research Program:
Automobiles Trucks
Distance to Observer = 400 feet
150 reference at 100 feet 73 72
Distance , width adjustment ' -9 - -9
LIQ - LCQ adjustment +2 +4
L1Q reference at • 66 dBA 67 dBA
. . Combined Noise Level = 70 dBA LIQ
•
Conclusion: The project site will be acceptable for residential purposes.
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APPENDIX B
AIR QUALITY AND NOISE ANALYSIS
AUTOMOBILE EMISSIONS
• . Daily vehicle trips generated from
201 residences X 10 trips/residence/day =2
Daily motor vehicle miles generated by
2,010 trips/day x7 miles/trip* =14,0 7 Omiles/day
* (average length of trip from and to residences within San Diego region)
1980 •
Automobile Age .Distribution and Miles Driven (California Statistical Abstract,
Table J-9):
Year
1980
1979
1978
1977
1976
1975
1974
1973 or
older
Age
Class
1
2
3
4
5
6
7
7+
Percent of
Total Automobile
8.09
10.06
9.79
8.47
8.84
9.22
8.53
37.00
Miles/Day
By Class
1,138
1,415
l',377
1,192
1,244
1,297
1,200
5,207
TOTALS ' 100.00 14,070
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•
The following are emissions in grams/mile based on "worst possible case"
future state standards to 1977 and projected standards thereafter (Federal
Registers: Vol. 37, No 221, November 15, 1972; Vol. 38, No. 124, June 28,
1973; Vol. 38, No. 151, August 7', 1973):
Age Hydrocarbon (HO) Carbon Monoxide (CO) Oxides of Nigrogen
Class Grams/Mile Grams/Day Grams/Mile Grams/Day Grams/Mile Grams/Day
1 0.41
2 0.41
3 0.41
4 0.41
5 0.41
6 0.9
7 3.0
7+ 3.2
Totals
Total Tons/Day
*
(Gram = 1.102 x
1990
Hydrocarbons
Carbon Mono*
Ov5He>c: nf Nitr
466.6
580.2
564.6
488.7
510.0
1,167.3
3,600.0
16,662.4
24,039.8
0.026
c
10 ° Tons)
ide. 3.4 grc
.nrrnn--0--4 9
3.4
3.4
3.4
3.4
3.4
9.0
28.0
34.0
V
tn 4 1XT i 9 n7fw *"1J
X l£ , U /UX j.
)ms v - 1 jd n7nvX l^t , U / UX
ram , A nvn .
3,869.2
4,811.0
4,681.8
4,052.8
4,229.6
11,673.0
33,600.0
177,038.0
243,955.4
0.269
• •
ay x gram :
miles 1.10
day A gr
miles 1.1
0.4 455.2
0.4 566.0
0.4 550.8
0-4 476.8
0.4. 497.6
2.0 2,594.0
3.1 3,720.0
3.5 18,224.5
27,084.9
0.030
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