HomeMy WebLinkAboutCT 72-09; JEFFERSON CONDOMINIUMS; ENVIRONMETNAL IMPACT REPORT; 1972-12-14i,
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'ENVIRONMENTAI,. IMPACT REFORT' ,
December 14', 1912
Prepar4?d for the
LIDDLE CONDOMINIUMS
2475 Jefferson Street.
Carlsbad, ,Californi~
By
PHILIP STANBRO
Environmental Con,sultant
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ASSUMPTIONS AND CONDITIONS'
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This report is made express ly subject' to the res~rV:at .. ioJ;ls ,a~d'
conditions following: '.,.
1. No responsibility is assumed, for matt,ers :Legal' :if!. 'n'a~t.tre.
2. Information furnished to the author l:>y oth~~s""is' b~J:i.eve~(
to be accurate, but no res:pons :lbi1 ity is as:sUmed·foi" its' . "
accuracy.
3. I hereby certify that I have no fi~ancial iriJ:e,rest, :pre$ent"
~ ..... ".-... . ~-..... ,\-. ~. .-nor prospective, in the ,property or propose<;i deyelopmen;t·,.
which is the subject of this report; that my empfoymen:,t "
was not contingent upon returning findings of,'C1,n,y, specified"',
nor implied nature; , that all of, the s,tateI!leI,lts ~ontaini?d ' "
in this report are true and c:orrec~t;o, :the best','Q,f, my ,know-:' ,
ledge and belief.
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~.~* Fh;;~iP w.· Stanbrq
EnvironmentaL Consultant'
296'8 Gar'field Stre~'t
'Carlsbad" Cali~ornia
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TABLE OF CON±ENTS' ,. . . ,
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:PROJECT DESCRIPTION '. . r· " · .. -.
_PRIOR ENVIRONMENTAL SETTING . a,' '!. • 1
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Physical Environment . 1
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On Site Description -:' " . i
Area Description. . . , .. ... ~ . Socio-Economic Environment. . '.' " . ., .,' 7
ENVIRONMENTAL IMPACTS ," 7 ' e' .•
Physical Systems .' . ' .-J'
I c,l Geology e. ,. 7-
Hydrology •. ! . 9
Atmosphere. . ' .. ~ . 10
Biotic Systems 10 ,-.. · .,:
Flora '. ',' . " . 10,
Fauna " .~ .' ' · '. , .... ' lL
Ecosystem Stability , . .' 11
.J' Human/Governmental Systems . . . 12
'.1 Socio-Economic Impacts. ,. e·-' . . 12,
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UNAVOIDABLE ADVERSE EFFECTS . . ' . . 14
MITIGATION MEASURES PROPOSED. 14
ALTERNATIVES TO tHE PROPOSED ACTION '. .. . 16
No Project '. 1E?'
Public Ac quis it ion .. 16
Single Family Residence. .. ' . ).6, '
Lower Density Multiple Family Residences . ,,-' 17
Commercial Use . .' o' 17
Long-Term Versus Short-Term Use. . ,. -,e . '. 17
IRREVERSIBLE CHANGES. '. 18
GROWTH INDUCING IMPACTS ., ,. 18
BOUNDARIES AFFECTED .19
LIST OF SOURCES 'CONSULTED FOR THIS PROJECT . , ' ~ " 20
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PROJECT DESCRIPTION. '''''''.; ,
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. The: 1.51 acre site of the proposed deve·.lopment: whi,ch ii:!' .i:hes:uoj~ct ..
of this report is located near the south $hore 'of .Bt;lena V·i·s·ta Lagoon
betwe'en Las Flores Drive and Buena Vist'a: Avenue on·thewes;tel.'lysiqeof
Jefferson Street in Carlsbad (Figure 1). The. d~velopment is' planned, to· .
. consist of twenty-eight condominium units' in two structures wh~ch are'to·
be aligned approximately parallel to the. shoreline:: of Buena Vista. La~oop. .
(Figure··2). Owner of . the property is L. 'E. Liddle~ et .• at..
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'The tentative subdivision map for the project na's, been appr«;>.ved··oy.: '.
the Planning Commission and the City Council. The. ,development: ¢<?nf:or~s-..
to the present area and site. R-3 z·oning •. The city 0'£ Ca;rlsbad GeneJ;al
Plan recommends medium density (22 -47 fami1ies~ per -acre) while the:
project proposes eighteen dwelling units per acre.
The twenty-eight condominium units planned. for: the ~it~ .w:Lil.:be .bf
wood frame construction. The one and two.bedrQom unitswiJ:l be·'in·.the
$35,000 to $40 ,000 market price range .•
PRIOR ENVIRONMENTAL SETTING
Physical Environment
On Site Description
The site is relatively flat on the Najar portion adjacent to
Jefferson Street. The western portion (about dne fourth of th~ ·t;otal) •
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is, however, a steep 8 lope leading ·toward the lagoon •. The slo'pe qf th~·
bank was generally about 45%. Tb,e natural s tope was altered. in ApJ;iL.
1972, when a narrow road. was· cut from the bluff crest· down to' the lower
western property line 80 that drilli1.:1g e·quipment could have a~cee'8·s. for
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soil,testing. Since that-time, mor-e.grl;lding" :h~:S:-beeh-do~·~:t0.' ,pr~,pi~~f>a'
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trench for the _ foot ing of a pro-pose,d -r~tain1ng' ";'~~1~ ~ S~_qils: :e'roin_t~!;se: ~;'
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two' grading projects have fallen onto--the adj~cent lower. ,parc~l t:o -tJ-te
west which is owned by The Nature G6nser~ancy an9:_i~ ~chedj.1ted-ttj-. be--
traI1-sferred soon to the California State Wildlife Conservation-Board..,_-. . ., . ..~ ..
This pa-rcel ultimately will, be included in the Buena· Vista ;Lagoop-~ ,Stat-I;
Ecolog-ical Reserve. No port.ion of the projects::i.te is helow. ~nyex:,,:-'
pected lagoon surface level.
Prior to about March, 1972,.' the relatively level portic>Il.-'if -the·:_
·site ac_commodated two single family residences and '0-:tnameniC!,1-:vege,tat:ion.
Since that time,_ one of the hous~s-and most. of the vegetation; ·haS: -been::'--
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removed. The other larger house j.s iri the precess _of being -moyed.., S~v";;
eral large palm trees and other smaller 9rnamental plants have recently
been placed along the boundary adjacent, to Jef:ferson Street:.
The vegetation which was on the western s-lope '-prior to -the rec.ent
grading, apparently was composed of a mixture, ofconimon coas.tal sa~e
scrub varieties and garden escapes. This vegetat-ion 'has, been destr,oyed
by the grading and its composition can be inferred from uhd~~t~rbed
vegetation-on the adjacent parcel to the south. There' _is-no evi-de_nce o,f '-.
-the previous existence of rare or endangered species on the s.it~.
According to the property owner, the predom_inB;I1-t plant varieties.
on the ~ank prior to grading were bamboo and Castor :Sean (Ricinus'--
communis) • Castor bean plants ate still one of the mos-t: abunc;Iant pl~ntf?
in the lower area and young plants are emerging from the--recently,
deposited grading spoils.
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Representative flora of the area. betwe~n th:e-projec~.' s:it¢', .arid7 t;:~~:"
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'·lagoon incl,ude, but are not limited to', the . lis!:: below. ' '.' ,
Ambros fa . (s,p) -Rag Weed
Haplopapus venetus -Isocor.na .
Malvastrummalvaefloraum -Bush Mallow
Marrubium vulgare -Horehound
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Nicotiana glauca Tree Tobacco· -' ,
Ricinus communis Ca~tor Bean'
Scirpus (sp) Bull Rush
Typha latifolia -Tule
The previous wildlife habitat can also be. infer;ned by: :referep.c·E?, to ' " "
the adjacent undisturbed parcel to the south., .Other ~earbya.reas on ,th~
bank are inhabited or vis ited by various small 'mammals" such as goph~rs,'
mice, .rabbits, squirrels, and' possibly, ·opos'S'ums. Many'variet'i;es' ot.birds·'
are attracted to the area because of the vegetation and-l~g<?ori. water:s •.. :' ',.
Reptiles and amphibians including turtles, iizards"snakes, <and ~r()g's would
be expected to inhabit that bank or at least vis,it; froin their shoreline
homes. In addition to the vertebrates, there woul,d, also occur" 0'£, c,purs~-;
other smaller invertebrates such as insects , worins, eb~., which ~re imp-'
ortant in the food chain.
Area Description
The predominant feature of the area of the proJec~is. ,Buena Vista
Lagoon. The lagoon is composed of fresh to brackish wate:r: fx:om BUena
Vista Creek and is separated from the sea at 'its mouth by a naturally
formed beach barrier bar and a man-made weir.
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The ,weir, which is, made cfwccd aga.:inst ver.~:ica1,' raii:r'~a:d: :~a'ib ',.
was installed iri 1971 to. p;-event" erosicn' c'f : the t>arr'i~:t "bar .~'uch, an
unccntrc lled ercsic~ wculd lead' to. compl~te. dr;aining, ,cf: 'the:, la:gc~cn: a~d '
,1css, cf mcst cf th+tcred fresh wa,ter. ,The weir 1ev-elisS. 8 feet:· ~b6ve
mean sea level. This is the usual height 0.,£ tb,e ~,tiJ:'fa~e'6fthe:l.a~()9P:;:,
althcugh the level will go. lcwer in the dry'sU)lllUer mo.ntns ~heI). su~£a<;:,e'
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evapcraticn and seepage exceed input. The surf~ce level may also. 'he,
s lightly higher during pericds cf heavy rainfall when'th?' ct,ltgcitig. water
is cc'nstricted 'at the weir, causing t~e, water to. "pile uptl, 'and raise the,
entire lagccn surface.
The central lagccn basin between' Carlsbad Bculevard al;ld,'JI:lghway
Interstate S, cn which ,the subject sight faces, :i,.s bc,rdered cn tli~" north
and scuth shcre py a steep slcpe whic,hwas pl;eviously' menticned "in the
cn-site'descripticn. Except fcr a residence abcut 250 yards ncrth cf
the site, and the grading cn the site, no. develcpment has' cccurred' en;":
the s lcpe mcre than slight ly dcwn :ercm,' the pluff edge:_' Thisre lat iv?ly :
undisturbed slcpe is generally ccvered with a thick mixture cfnative:
and garden escape type vegetaticn. This relatively undevelcped shcre-,
line buffer adds greatly to 'the aes'thetic character cf the lagcon" and-
prcvides an impcrtant wildlife habitat'.
The Buena Vista Lagccn abounds with animal life,. ' ,In patt,icular,
it is widely kncwn fcr the quantity and variety 0.'£ birds which live' in
the lagccn biomecr visit during 'migration. Over 200 varieties' cf 'Q,irds,
have been cbserved abcut the lagcon during a 'cne year pericd. Almcst all
cf the areas cf the lagccn prcvide feeding and resting p~aces D' "The
lagocn area adjacent to. the subject site is nO'excepticn.
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lhe value of the BUena Vista Lagoon. as ,a phys·ica:L. ·fe.;l:1;u1:'e-'ill' .the'
community is great. It is valuable as 'an': aestheticaU:y sa1=:is:Ey$ng" .ppeh , " ",
space·, as an educational resource" as. a rcacrea·~ionai s;itg; an4~ ·in.
s'upport of a diverse and healthy ecology~";'
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Socio-Economic Environment
With the exception of onesinall corptnercia:.ideve.10~ment,. 'one .Pro"":
fessional office, and Maxton Brown Park,all the adj?eerit .la,nd.,in the
. central lagoon basin is in residentiai use' or vacant '(F:tg,ur:e 3)'. Most
of the res idences are sing Ie family, hut s·ever~l:. ~pcirtment-Gdn:'ci6minium
multi-family structures have recently b~e~.-built; are ~n:c;le:r cbn$t;ruc·t:i;o~,.
or are planned on the south shore in Carlsbad. Land use east .:qf . the ..
project site is predominantly residential..
Nearly all of the submerged land ~n the lagoon will be a part of
the Buena Vista Lagoon Ecological Reserve, authorized in. 1968 •. ' The area"
owned by the Nature Conservancy' (Fig1,lre 3);.' including that a,dja:Cgnt: to.
the subject site, will soon be transferred to the State Wildlife-Conserv;"
ation Board.
ENV,IRONMENTAL IMPACTS'
Utilizing the City of Carls.bad recQmmendec;l Enviroillnental ti:t).pact
Assessment Checklist as a guide, the p~opose~ pr.oject site: was exantined,
references were consulted, and the following 'iJnpacts were consid~re4as
worthy of note.
Physical Sys·tems
Geology
Alteration of the steep bank above tl},e . .lagoon will yield severa;!.
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V-VACANT
S -51 NGLE RE SIDE NCE$.
M-MULTIPLE RESIDENCE
C-COMMERCIAL
p-PROFESSIONAL
.~ I F-SANITATION FACILITY
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, ~tf)DLF.:. G?N1)QI.."\NIC>M ' LAN'D USE 'AND "'"5\\6:.. '
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'LAND OW.N:ERSHIP '~O~NA ~;IS-rA '.l-AGOON, .
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pos s'ib Ie , geologic consequences. The stability. '0£ ihl'!' bank du'r:ing,the '
ope~atidnal phase will be' determined by the pi:op.er..·.d~sign and'Gonstrt?c:t.,.· .'
ion of the western retaining wall and veg·etat...ive cover ..
the. bank may not be reduced during the opera-tiona.l phaEre.
1:he : s:r:a..hi.li ~y 0£
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has. been reduced during the developml'!ntal phase. Altb,oligll-no 'major I
.mudflows have occurred since the grading" ·there ha:s :beensubstantial.
observable erosion and gUllying.
Hydrology
Change in the hydrology of the, site, wil1.prima+"ily ,res.u.lt froJ!l.
alterations in the topography on.the western slope ancl'increased non-
permeable cover over the soil. .Removal of vegetation. en the ~lope
results in increased runoff and consequential increased eros,ion. d1,1ring
the operational phase.
Increased non-permeable surfaces such as buildings,valkways.,·
roads, and parking will increase runoff. This runo.ff will not only ·he
increased, but will be concentrated into two. maJor. dis(!harge points' 'at ' .
the northwest and southwest corners of the parcel..' This increas.e:d and
concentrated runoff during the operational phase must cross the' adJacent
western parcel (future State land) beforeentel!"ing the lagoon. If the
energy of the runoff from the higher bluff top s.urfa:ce. is 'not proper1y
dissipated, significant erosion can 'be ·expected~
Increased erosion accompanies decreas·ed percolat.i.oU' 'a'n~ ·a·quifer
recharge. Because of the relatively small site-area, and.the proximity
of the fresh water lagoon, this decreased percolation is not.cqnsidered
to be a significant impact.
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'Increased erosion' wi-ll caus'e the trans,po~.t'~t:ion o,fs~lt '9II&, > ',::: .
'nutrients into the lagoon, during, .the' deve'lopment, and: PQssibly 'ope:r:"!:,,,":', '
t,ional phase. Trans-portatidn of. these P9,11ut~nts: may'very,likelY'l!esult: '
,in adverse impacts, upon the l~goon" ,s,J.!~h, ,as increas,e.d, eut.ro.ph-;L,cat.:iioh, ,'o.r
upset in habitat ecology due to'silt clouding ,and buriaL. .Agenc;i~s' which
have, specifically indicated that th~y, a1:e' C'oh~ern~d ap~ut 's,.iltatid~' 'o'r:,,:
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increased nutrient introduction into 'the;,iagoon,; ;lUclude.,::but ,are not ::'
limited to, the Califom ia Department of Par.ks ,and Recre'at,;i.on, 'Cali'f6rn'~a ,
Regional Water Quality Control B'oard, and t:he, California Departmeht : qf'
Fish and Game.
Atmosphere
Although the cumulative effect's of many new ,projects ,might be'
substantial in regard to atmospheric changes,the ~ffe,ct,oft:hisone,
relatively small project is considered to be trivial.
Bi9tic Systems
Flora
As previous ly' described, the flora on :p.eaJ;'ly all of· the' site has·,
been destroyed by grading. Future impacts on area, f.16ra 'will p17i'tnarily
be limited to the shoreline, in the area west of the site~ .This: flo,ra, ' '
will be vulnerable, to increased erosion due t,o 'increased 'runoff£rom ,the
site, to siltation and nutrition resulting from the increased' erQsipp',
and to further physical construction ac'tivities. ,The, f10r'8:, affected
will not only be the larger plants' previously noted in th~'environ,J;Ilenta:i
description, but the equally important ph¥top'lanktoI). and "alga:e~,
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Because Qf the eCQlQgic interdepertdertt r·ela'i:ionsJi.ip"be.tW.ee:q.'~l~l;'~;.,
and fauna, the area fauna will be affected' by:' the change~ in flora·
habttat. Any Qf the impacts described in .the previQtJ,s .sect:i,?n 0.£: felQr?
:will cause a secQndary impact Qn fauna. GQn:v:ers·lYI~~fec.ts Qn fauna .. '
will cause effects UPQn flQra •. FQr 'examI>le, some ani,mah~'feed Qn 'the
algae.
The Qn-site impact Qn the faun'a inchides remQv~,l 0.,£ habitats for' -~ . .
. variQus animals previQus ly described. Bec(iuse a, s'im:i;-iar habiea.t. exist$-
adjacent to. the site and because no. enc;langet'~dspecie's·.are knQW,n,tQhe
displaced, this Qn-site impact is cQnsidered wQrt'hy QfnQte but:'~not·· Qf .
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great significance.
Area impact, hQwever, may be significant. ShQreline and aqtiattc
fauna .are cQnsidered to. be rarer, as they are under a g:r:,eaterpQt:eIit:ial
threat in the regiQn. In additiQn, an impact -such, ,as ,siltatiQn Qr :".
increased nutrient intrQductiQn" may have implicatiQns. for a much larger
area than dQes a similar impact Qn terrestrial fauna.
AnQther PQtential significant disturbance Qf the eCQsystem
CQuid result frQm an inc~ease in the number Qf peQple,' es'pec'ially cnildr!'lJ<!.,
in the lagQQn shQreline area. Because this a:tea is' often utili~ed fQr
fe'eding and resting by lagQQn' fauna, it is especially sensi,tive.
ECQsystem Stability
The Buena Vista LagQQn presentiy supPQrts a reasQnabl,y stable.
eCQsystem. Adverse envirQnmental impacts Qf the prQPQsed prQj,ectcQuld
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have a substantial effect Qn the shQreline area near th~ site and signi,f:i,ca.·nt
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be combined with other similar adverse impacts: of other lagoon .. are'a;'
developments, the resulting impact could have'st+bst:ant'iaLcoqu1i~ni.t:y:and
regional effects.
.... The likelyhood that this project; wiil contributetbasuhstantia:L.';; .
re~ional adverse impact is not great, but it. is' potential., For :,this: .:. "'" ~ "
reas'on, authorities who, rev.iew environnient,al imp~c't s.1;atement;$ sho.uld (------~----------------~--~~~~~~~~~~~~~~~~~~~
keep in mind potential cumulative effects as md.1 as in.dli,Tj~a'jla 1 proJec(,. '
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Human/Governmental Syst:ems,
Socia-Economic Impacts
The size of the project--1.5l acres and 28 ,units.--is' not gJ;eat, in '
compar is on to the surrounding deve loped area. The c'haract'er' '0:£ the
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project--condominium units in the moderately high priced range-":w-ill '
likely attract relatively small fami1:i.es. Together these 'cnaracteri$-
'tics of the project should not caus.e sigIiif~cant iinpa'ct,$. '(J.pon the human ' . ,
and governmental systems of the community. Service-sYstems' £ac,ilities
such as schools, police, fire, water, and sewilge now exista~d are, .
adequate for the expected slight increase in· demand.. Althoug,h norma,l
s light traffic inconveniences and sorile :i-ncrease in healt1;l and' safety
hazards can be expected during the deve lopmental stage, thes.e factors
should not cause significant environmenta~ impacts.
On-site traffic will be subst'antially increased dt+e to: ,the in-
crease in residences from two to twenty-eight. This traffic anc! other
activities will generate an increase in noise wM.ch will pos'sibly be
.'
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distracting to the single family residences which .remain Ort the'north
and ,south adjacent parcels.
In general, the propos,ed project confq,rms'to plan~·and·p:te¢edEmts'
for the area. Several other multiple unit 'holls.ing .proJect~' have.,he,en
built 'or are in the planning or construction .stage ·at thepre~~ntt.:i;;me.·
This use is compatible with the Carlsbad General. Plan an¢l. R-3' z6nin~., .
This project will have a significant effect howeve·r, in ,t;hai: it:; ~.i1J
reaffirm the present continuing change' in use "of, the lagoon SOlit"h hlli,ff"
--"
from, single family residential to inultip;\.e ,fa~ily' str].lctures., Thi.s
gradual change can be expected to have an effect" ~pon'property'tax
which will, in turn, bring increased pressure ,for mote condominiuID,and
apartment development. ' These future developments, if de'l:dgned and:'
constructed so as to not have an adverse physical impact on the ,lagoon'
shoreline and bluf~ slope area, should not necessarily be considered,
. adverse to the environment.
.,
,In general, the project is in conformance with t~e'goals an~
policies of the City of Carlsbad. The only a'pparent· possible c'onflic,ts
depend upon the physical impact and the aesthetics of dle pr.·oject upon,
BUena Vista Lagoon. The General Plan lists as goals" "Preserve and
properly utilize natural and man-made water feature~ of' Ca:rls:bad~':,' and
"Community beautification". The possib1.e phys,ical impacts ;uponthe, lagoon
have been previously described.
Aesthetics of the project as related to visual impact wi.ll also be'
important. Buena Vista Lagoon is a community' as'set largely because. o'f;·
its beauty as a natural open space. The nearly totally undeveloped shore-
"
tine and s lopes which are on the no'ti!!t"-and south s ides of ,the centr.al
-, ' .
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lagoon basin are important factors in this be.autY<:Th~ grad±n~·C0mplet:ed
-~
for the soil testing and retaining wall 'preparation: bri·theprol~c't site ':
created a distracting scar which i~ veri. noticeab,le'i1;1 .c~cintras;t to
the other undis·turbed border vegetation. The retairiing wall ,and: its.
base area and the buildings proper,' if not t'reated' pr6perlY·" <?ou.1d ha~e:"
a significant negative v.isual impact upon the lagoon environment'.
UNAVOIDABLE ADVERS~ ~FFECTS
The unavoidable significant adverse effects of the prop~sed pro~ .
,ject are connected primarily with the grading of· the· s;ite •. ~hey. ~re un-
avoidable because they have, for the most part, already oecurreQ'or.8.r.e
occurring. The potential lagoon siltation,. loss of wilcllife'l?ab:i,ta,t, and.
visual disturbance have been previously described.
'The increase.in noise due to increased 'on-site traff±c<and other
activities will be unavoidable. Because of the relatively, small s'iie ' '
of the parcel and the density, distribution desired l:!y the developer;,
the choice of superior alternative traffic patt~r'ns is. somewhat ~es,tricte~d.
The long term operational phase impacts of drainage and aesthetics
are unavoidab Ie, but may be mitigated as will be described in : the fo llowi:q.g
.section.
MITIGATION MEASURES PROPOSED
The area near the base of the'west retaining waJt ):las beel1...severely
disturbed. At present the unconsolidated spC?ils are sU:1:>ject,toerQsio'rl -------and consequent siltation of the· lagoon. The spoils are also light in
,color and visually distractive. As 'soon as possible, this ,area,wij:h the
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permission of the owners of the ,pr9perty-~The Nature ,Cqn~,etva,i:rc.y ;~:r the '-:', ", .,. , ", ;,.
" "
':15
'. :
:.-Wilc1ii-~e C'onservation Board,..-should' be re·pa:i;r~d and plant~&~, , .,'
. ,
The excess soil might be repaired, regraded into a nat,ural and
stable contour, or removed. Plantings which ,arecompatiple w.ith' the' c~ .. _ _ ._ . '. ,_ .,'
~agoon role as an ecological rese'rve wilt'help to. ,stab~i1i~e the soiJ.."
enhance its appearance, and reste:r~ the wildlife habi~at. Flor,a-that
might be especially appropriate to these needs include Salt Bush>
(Atriplex), which is a native and relat'ive.1y easy to grow, and Stripa;
a bunch grass which grows in hummocks, that would 'provide nes:t:!;ng are?s.
Expert opinion such as that of native plant.biologists, lanciscape' arcbi--.... ..
tects, Fish and Game representatives, and,'the City of, Carlsbad. :p~recto:i:"
of Parks and Recreation should.12..e solic,ited in order to wiseJY restor,e,
this area.
t----.
In addition to the retaining wall base area, the wa'l,l itself wi'J.l be,
an unnatural feature which will require special treat,ment 'SQ as not to
be objectionable aesthetically ~ Vegetation, such as trees" shrubs" and
cli,mbing vines might help to camouflage the wal1.Certainly the'color of
the wall should be chosen so as to reduce the structure I s visual impact ..
The drainage gutters along the north and so-q,th border of the ,
property will collect runoff from t4e extensive area of rQadways~ build,..
ings, and parking areas, and send it down the steep, slopeto,the~agoon.
At present, there are plans to construct rip~rap, structures that will
receive the concentrated runo,ff a't the west ends "of these gutters . ......J.t..
is important that these structures and thegutte,r are: desl.-gned so as .
to dissipate the con!,iderabJrs water, energy in,order to prevent future'
_erosion, siltation, and general disturbance in the lagoon shoreline,
area.
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,is presently planned at the northwe'st corn~.r"of the ,site., 'T.nere ha~'
long been"an inter.est by some in a 'nature trail, aiong the' shoreli~e,but
the·re are many others who feel that foot, traffic in; this ,area 'would be
d'etrimental to the flora and, fauna. Until tp,e time, t~at isolated.,'
alternate wildlife feeding and resting aieas' exis.t· 'in other,p.ositi6n~' ,"
of the lagoon, the shoreline remains a unique' habitat'. This, is' especially",
true now that' the important marshland habitat east of Jeffei:s'oh street '
haS been thoughtlessly filled and destroyed. Pub'iic" ,a~~ess :~o ',th~E!hbrei±rie ' -'
should be discouraged at the present time.', :Ifthe p'ropose.d. stairwa1
'" , ,
is construc~d, it should be equipped, with a locked g?tl? ,uJ;'i.t:i;1 the ,time: " ,-
t at' State Fish and Game authorities invite traf:E1c outoSt'ate, property.
ALTERNATIVES TO THE PROPOSED ACTION
No Project
, "
The alternative of no project is ,unrealistic at this ,time,. Sub-'
stantial alterations, including remoyal of previQus ,buil<;lings, andgradip,g,
have been completed. In view of the recent alteratiG1is~nd t'he value
and taxation of the property, it would not l;>e realistic to leave the hpid
vacant.
Pubiic Acquisition
The high value, location, and present c(md'ition of the property
make it undesireable for ,public acquisition in comparison,to other areas
in the region.
Single Family Residence
The high v.alue of the land was, a ?1ajor influence leading·,to the
elimination of the previous structures in order to intensify the land,llse4
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Un:les,s' there' is, 5ubstant,ial change ,i~ the':'propert¥ tax: .stttict,~i~-:0t;-lani:1"
develop,ment pressure, this alternative is not., conside~ec;l;: econotnically'-, ,-''-
realistic.
Lower Density Multiple Family 'Res,idences., . ,~, -.:
. Because the project is not expected to g'enerate major negative ;,,'
socio-economic impacts, the reduct ton in:-si~e o,f, the proj.eC:t;wo~ld: ';;"ot,' '.;'
be expected,to cause a substantial change. Theonl!" s,ignific,ant:¢ha-ng.e$'
might· be the s light reduction of the on-s he noise and :t;:ed\lctiori '~f'ent'e:rj,.' ,
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iug and departing traffic.
A reduction in the proposed number of'units 'could ha¥eelim~hated
most of the negative physical impacts previous ly ,des,c:r.1bed •. ,.Eri,c;r:oachmerit;
onto the lagoon slope area could have bee~, elimip.ated-by-pla-nnin& ~ith·
a lower density. It is probable that th,is, encroachment could ha,ve been:." ,"
avoided with alternative planning even with the presently .pl;'Q'pqse<;l, den-
, -
sity. Now, however, that 'the' major physical ,iinpac,ts"haY·e b~en,initiated,.",
, ,
there ,would be little or no reduction in t;hese physical impacts due: to
a reduction or rearrangement in residential density": on the, site.-
Commer'cial Use
Commercial uses are not considered a~~eptable at this time 'becaUSe
they are not compatible with the Carlsbad General Plan, present zoning,
or present land use tendencies in the neighborhood ..
G-Te:Vers:s Short-;erm &"0
The type of project--condominium housing--appears to be cOl1).pat:i,:ble
with the long-term use of the environment. The ,project could ,allow mor.'e,
people to utilize the lagoon for visual pJ.eaurewithout di.s,tracting from
the value of the lagoon's ecology or appearance if the proj-ect wer'€!. pr~perJ,.y'
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planned. ,As previously described, however, this particular project has'
al~ered the slope area ,so as to cause negc;J.tive environmental impacts.
In particular, the construction of the western retaining wall will
,restrict the possible uses of the lagoon slope in the future.
Benefits of the prqject include a r~latively short-term economic
gain ,to the developer, housing that will utilize the valuable aesthetic
assets of the lagoon, and a tax re~enue which can be expected to exceed
costs of additional required public services. Costs include a long-term
reduction in alternative future uses of the western portion of the site,
possible negative visual impacts, and physical degradation of the State
Ecological Reserve. It may again be noted that nearly all of the costs
.:::..,::.:.;...--;...----'--~-
could have been avoided with an alternative plan which would have ,.,,,
maintained the character of the western bank. , _______ .. , ..
Some of these negative' impacts could have been avoided or reduced if
the City of Carlsbad had required the dedication of land on the western
portion of the property in accordance with Ordinance 9019--the Park
Dedication Ordinance--. The City, however, determined that "in lieu fees",
would be of more value in obtaining other park area in the City.
IRREVERSIBLE CHANGES
It would be physically possible in the ~uture to remove the western
retaining wall, restore the slope topography, and plant appropriate
vegetation, but such an' action is unlikely in light of the economic invest-
ment for the original construction and for the potential restoration.
The initial effects of siltation of the lagoon and loss of wildlife
habitat will naturally be reversed so' long as other developments or a
combination of unusual conditions do not combine with the project impacts
to form a serious cumulative effect.
/
18
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GROWTH INDUCING IMPACTS
The potential growth inducing impact has previously been described
under Socio-Economic Impacts.
BOUNDARIES AFFECTED
The natural boundary of the lagoon biome will be signific~nt1y
affected by the project. No present man-made boundaries will be affected
in the project area.
/
19
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••
LIST OF SOURCES' "CONSUL';rED
Personal Contac.t
City of Carlsbad
Planning Department
Engineering Department
Consulting Biologist
John Oakley
Project Developer
L.E. Liddle
Correspondence.
•••••
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Letters were sent to the below 'listed agencies, and'. organizations:"
informing them that an Environmental Impac't Report' was being prepared'
and that their comments, if submitted, wo~ldbe. in~lud:ed in the. repdrt.,
.. Only those .designated with an asterisk submittedconiment's a's' o·f December
',5", 1972.
Buena Vi'sta Audubon Society
Buena Vista Lagoon Park Citizens Committe~
Carlsbad Garden Club
California Department of Fish and Game,. Rr;:.gion, 5
California Water Quality Control B'oard,? Region'. 9
California Wildlife Conservation Board'
*Citizens Coordinate Century - 3
North County Environmental Action.
Sierra Club, San Diego Chapter
Other Sources
Carlsbad, California. City Manager. "Applicatibn
Tentative Subdivision Map for a l-Lot,
Development at 2475 Je£fer,son Str.eet."
Planning Commission, June' 13,.1972.
" ,
for Appl?ov~;l.of a
28-Unit. Condomin:iufu. ,
St~ff 'report to th~
Carlsbad, California. City of Carlsbad General Plan~ Prepar~d by' Daniel ,
Mann, Johnson,. & Mendenhall Associates.' Los AngeJ,.es, .1965.
Geocon Incorporated.. "Liddle Condominium, Carlsbad, CaUfol?nia, Sq;i.l
Investigation." San Diego, Califorriia, June; 1972.
Stanbro,. Philip~. "Buena Vista Lagoon and ,It.!? Us·e.1f' Unpublished m~st~rls
thesis, San Diego State University, 1971.
, .:.
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$'tanbro,
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Philip. "Environmental Impact Stateme~:t; for ,a 'Propose& COIi-
dominium Development on the Shores "of ,',Buena. :V'ist-a Lag96n in
Car'ls bad and Oceans ide, Ca Hfor,nia.si , Pr,epared for', th~ 'B:ruc'ei.
Farley Corporation, Sail Diego" California; JaJ:i\1a;ry" 1972 ~' •
, "
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r CitizenSCoordi~ate
. l, for C.entury\l :
"Post Office Box 16~17
, ~antr?J~go .. California 92116 . . oj"" '.
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If,
. House of Hospitality
Balboa Park
(714) 232-7196
.• "
Philip Stanbro
. Environmental Consultant
2968 Garfield Street
Carlsbad, California 92008
Dear Mr. Stanbro:
", ~-•••• -..... " .
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Dece.mber· 7~ 1972,'·
", ;
Thankyou for the opportunity toco:rtui1ent on the Lidciie·~oject.at.
2475 Jefferson Street, Carlsbad. Theprbject as conce·iveo., appears to ,
be compatible \vith the environment of tne area'if'proper care were't?~en:
during construction.
Our reaction to work done thus far ,1,1owever ,.is anything,'but 'favor-::·~i"',: ..
able. It shows a callous disregard of tne most. rud·iment'$ry respect for :,'
environmental effects or for the rights of adjacent ,property ovmers,. ,':' ,
Grading on the steep slope leading to,:'the lagoon. was done", ',we, ;uhderst'ii'nd' ",
without a grading permit. Dirt was pushed in the adjac<,;!ht lij'at.ure Conser:"
vancy property and failure to control' erosion ied to substant:i,al siltatici:r~
of the lagoon. That the lagpon has, been declared a' Sta,te, Ec;:o~ogi;cal '
Reserve is indicative of the adverse environmental 'effept here." ,
We feel that the purpose bf Environmental ,Impact. Statements is to,
point out the damage 'that can be done by a project.. .To serve· this
function, they must of course be prepared prior to' construction., In this.'· ,
case, considerable damage could have been avoided, probably at little or no,
increase in cost of construction if proper awareness ha~ been 'shovm 'before-'
hand. At present, even construction .and 8'estheti~ camotrflagingof iht;}
proposed retaining wall' will not erase, damage done·; damage which coulo.
have been avoided. .
Again, we appreciate the opportunity to comment on this proje,ct .• ,
We do feel, however, that our coinments are· ,after the fa ctanq therefore
nearly wasted. Public response to such projects .must be solicited before-
hand if these comments are to be 'of any 'lise ~ To d'o otherwise' is to los.e
public confidence. In this case, it appears that not only i~ the spirit
of the Environmental Quality-Act broken, but the substapcebf the Act
itself.
Sincerely,
E. A. Keen,. Cn-airman
C-J Ecology ~ qoastal Zone Committee ; • . ~
j
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GE': ON "
; ; , '. . ENGINEERS AND GEOLOGISTS • CONSULTANTS IN THE APPLIED EARTH SCIENCES INCORPORATED' ,
File NO. D3-0047-S02 ~
April 18, 1973
Mr. L. E. Liddle
3550 Santa Maria
Oceanside, California 92054
Subject: Carlsbad Tract 72-9
Carlsbad, California
TESTING AND OBSERVATION SERVICES DURING GRADING OPERATIONS
FIRST AND FINAL REPORT THROUGH 3-5-73
Dear Mr. Liddle:
In accordance with your authorization, our firm has ,provided testing
and observation services during grading operations on the subject site.
When we arrived on the site portions had already beert e~cavated and
the material hauled to other sites. The retaining wall on the west
edge of the property had been constructed and filling behind the wall
was ready to begin. The fill was placed in thin layers,and compacted.
Tests performed by our firm, upon which acceptance is based, indicated
relative compaction in excess of 90%, as recommended in our June 9,
1972, Soil Investigation Report on the subject project. Areas which
had tests below that value were reworked. As the fill proceeded up
slope, the fill was properly mixed in with the native soil slope.
One area which had previously been excavated to too low an el~vation
was filled and properly compacted as was the small fill area along the
upper portions of the site. Several near vertical cuts are standing
on the site. These should be adequately shored to prevent sloughing.
An access road from the middle to lower portions of the site remains
£m 7006 CONVOY COURT' SAN DIEGO, CALIFORNIA 92111 • PHONE (714) 292-5;1.00
, ,
File No. D3-0047-S02
April 18, 1973
~nd will be graded out at a later date.
•
In summary, the grading operat,ions performed to date havE;! been accept-
ably completed with respect to the grading recommendations contained
in our June 9, 1972, Soil Investigation Report on the subject project.
Future grading operations should be tested and observed by our office.
Enclosed in Tables I & II are summaries of all laboratory and field
density tests performed by our firm. A "Site plan is also enclosed,.
Very truly yours,
. GEOCON, ,INCORPORATED
E. Likins, P.E.
Copies: 2 to addressee
1 to E. Brian Smith Engineers
2
e
File No. D3-0047-S02
.A+,il 18, 1973
LEGEND "r
Jefferson St.
~ Approximat~-'ex~,ent \~::~2:~~,~~)'-of f i'll' -. --r'
Q) Location of field
density test
,.
Scale: 1" = 40 1
'FIGURE N2.
1 GfEOCON ~ INCORPORATED
PAGE NS
3
• File No. D3-0047-S02 I,
April lB, 1973 I
Soil
Type
Test
No. -
1
,2
3
4
5
6
1
2
Date
1973 -
2-2
2-2
2-2
2-5
2-6
2-9
TABLE I
Summary of Laboratory Compaction Test Results
A.S.T.M. D1557-70
Source ' & Description Max. Dry Density
,p.c.f.
Optimum Moisture
% dry wt.
Reddish'-brown fine Silty SAND
Reddish-brown fine Clayey SAND
TABLE II
123.5
132.0
Summary of Field Density Test Results
Location & Elevation ' Mois ture Dry Dens.
% dry wt. p.c.f.
Top of wall _6' , 25' So. ' 9:5 10B.2
of edge
Top of wall -4' , 30" So. 10.B 111.9
of edge
Top of wall -2' 20' So. ,
of edge 9.6 130.7
Top of wall +1-1/2' ,
6' So. of edge 11.5 121.3
Top of wall +5-1/2'
10' So. of edge 11. 7 124.1
Native ground, upp,er. area I 9.1 119.7
4
.12.7
B.2
R~l.Comp. Soil Type
% of max. & Remarks
B7~B 1 Soil
Reworke
90.2 1
9B.9 ' 2
'91. 9 2
94.0 2
,96.7 1
'\., ' " . , .
File No. D3-0047-S02
April 18, 1973
TABLE II (Continued)
Tes't Date . Location & Elevation
No. 1973" .
7 3.;.2 "Finish grade -0. S ' ,
~pper area
8 3-S Finish grade -S.O',
middle area
9 3-S" Finish grade -3.0'"
middle area
10 3-S Finish grade, middle
area
11 3-S Finish grade, upper area
•
Moisture' Dry Dens. Re1.Comp. Soil Type
% dry wt. p.c.f. % of max. . & Remarks'
6',~ 117.6 9S.4 1
9.1 121.3 91.8 2
6.3 . 116.1 94.1 1
6.8 112.7 91. 2 1
9.1 118.4 90.0 2
, .
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S
--\-C--~---------------------" ~ .------.-----
-----------===--~-----------J-------! -~----
------------1+..:.._------_._---------------------------..._--------._---------~-.• ------_._----.-. ----
-----------H------·--·----·--------------'-~-------.---
---------~I+----------,~.-------.--------.----------.--------------,,-.-~.-----.:....-----.. -::--;--:--_.----. ,
"
----.--.---l-I-----------------------------------------
-_ .. _---------J-j--------------------_._---_. -. --------. ------------.. _-----------------------.----~-----.
t p.-
.-C I 'T Y 0 F CAR L S'B A.D (714)' 729-ltBl
• E!iIGlNEERING DEPARTME~! "
1.200 ·glm Avenue
Carlsbad I C-at'iforh'ia '92008
TO.:.,.---=L::.;:.:.....,::E;.:::.:......;:L:;.::i~d;;.:d:;::l:;.;::e::;...-. ___________ _
2475 Jefferson St. Via:
C~rlsbad, CA 92008
AT'rN·.: _________________ _
Job No. --'-.--._---
---..~.~ Date Mav 8,1973
...........
~-.~~ ~, .. o Messenger
!d,Blueprinter
iOl Mail
[dPick-up
·O·Othe:r _____________ _
SUBJECT: __ C_a_r_l_s_h_a_d_·_T_r_a_c_t---.:;·*_7_2_-_9_(:,..J_e_f_f_e_r_s_o..;.,n~s_t..-.: .. ...:.) ________ -:-:-:--______ _
We are sen,ding you lID Herewi th
'D'Te.htative Map o Title Sheet
':E] Tr·a"ct Map o G.rading plans
D Under Separate cover
DStreet 'Plans -o Sewer Plans
·DW,at.er Plans o Storm Drain P lails
[Jprints of.
D Transparences of· CJ Original.s of
o S.tructur·al P l'ans o Survey Plat
DTopographic .Map
[JSpecifications
-lX/Other fee in lieu of park dedication (NOTE:: the payment of the ,above
fee and all conditions of tentative map Resolutl.on i204(l shall be complied
with prior to final map recording.)
These-are: D:As noted
O'AS requested
O;for· your
approval
[JFor your files
DFor your use
-E].For you'r
inforrn·ation
Dplease return
Dother ----..,...-~----
'Make corrections as noted and resubmit: DFor :s'igna;ture'
[JF.er recheck
",--~, Remarks : __ D_e_a_r_Mr_._L_i_d_d_l_e_! ___ P_l_e_a_s_e._b_e_a_d_v_i_s_e_d_t_h_a_t.,.--s_u_h....;j:;.-e_o_t_t.·_ e_n_t_"a_t_i_v_e--. __ 'm_a~p:.-__
will expire on July 7, 1973. A time extension by City Council sho~ld .~--. ~,
be applied for in the very near future.
Copy to: E. Brian Smith Engineers
att: H. Truax By --J~a~c~K~·-N~ik~k~·~in~en=---~--------~----
Associate Civi~ Enginee~/de
BRIAN SMITH ENGIN.RS
6 State Street,
Client:
•
'E. Liddle
-,5 Jefferson
Carlsbad, .CA.
S:f{EET
Carlsbad, CA. '.
{ .
"
Job No. 3517
E. Brian'Smith, RCE; 13,817 June 26, 1972
, EBS:hs
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Following are the structural design
calculations for proposedr,etaining
walls to be constructed on Carlsbad
Tract 75 .. 9.
1,1,
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