HomeMy WebLinkAboutCT 81-37; 20 UNIT MOBILE HOME PARK; FOCUSED ENVIRONMENTAL IMPACT REPORT; 1982-01-15~t, 'J\
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CT8f-37
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FOCUSED ~IRONMENTAL IMPACT REPORT
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20-UNIT MOBILE HO!>~ PARK
EL CAMINO REAL
Carlsbad, California
Submitted, to:
The City of Carlsbad
1200 Elm Avenue
Carlsbad, Ca 92008
(714) 438-5591
preliminary draft.'report
January 15, 1982
GRAVES. IENGINlE~R~NG
A California Corporation
8910 Clciiremont Mesa Boulevard
San Diego. California 92123. '
Telephone (714) 565-9512
,
__________ Municipal & Public Works Engineering Facilities Planning /lr. Impact Analysis -----------"
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J ' • TABLE OF CONTENTS
1. Introduction
1.1 Purpose -
1. 2 Orgar~zation of this Report' :~,
2.0 .Executive Summary
3.0 Project Description and Setting
4.0 Environmental Analysis
4.1 Land Use
4.2 . Traffic/Access
4.3 Grading/Aesthetics/Erosion
4.4 Noise
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4.5 Effects Found Not to ',:'Be Significant
5.0 Alternutives
6.0 Short-term vs. Long-term Impacts
7.0 Irreversible Environmental Impacts
8.0 Growth Inducement
9.0 Sources
9'.1 References
9.2 ,Agencies and Staff Consulted
9.3 Staff
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• LIST OF FIGURES
Figure
1. Vicinity Hap
2. Land Use Element Map
3. Existing Zoning Map
4. Aerial Photo
5. Site Plan
6. Grading Plan
7. Surface Street System
8.' Alternative Access Routes
9. Existing Noise Contours
10. Projected Noise Contour
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11. Noise levels at critical Homesites
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. l, I .. ,. • 1.0 INTRODUCTION
The following Environmental Impact Report is a focused analysis
off 0 u r en vir 0 n men tal iss u e s : '1 and use, t r a f f i c ,
grading/aesthetics, and noise. The report has been prepared in
accordance with the California Environmental Quality Act (CEQA),
and the City of Carlsbad's Environmen,tal 'Protection Ordinance,
Title 19 of the Carlsbad Municipal Cod@. . :~
1.1 PURPOSE
The, purpose of this report will be to address th,e potential
envixbnmental impacts of developing a five acre, 20-uni t mobile
home'subdivision, located on the south side of El Camino Real,
approximately one-half mile east of Kelly Drive in the City of
Carlsbad. This application also includes a zone change or rezone
from a R-A-IO (Residential-Agricul~ural) ~one t~ a RMHP
(Residential-Mobile Home Park) zone. The potential environmental
effects of these proposals will be discussed, with possible
mitigation measures.
-The environmental analysis will focus primarily on thos'e issues
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identified by the City of Carlsbad .. This focuBed EIR has been
kept as concise as possible to faci~itate review, and relevant
information has been incorporated by reference.
1.2 ORGANIZATION OF THE ENVIRONMENTAL IMPACT REPORT
This EIR has been prepared in one volume, and the information is
organized in the follow~ng manner:
1.0 The Introduction provides an overall guide to the contents
of the Environmental Impact Report and discusses the purpose
of the report.
2.0 The E~~£~ti~ S~m~~EY presents the major 'findings and
conclusions.
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3.0 The Project Description and Setting describes the proposed
project and the environmental 'sett~ng of the project site .
.4.0 The Environmental Analysis is the cent'ral portion of this
report and presents the findings and analysis of each
environmental factor.
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5.0 The Alternatives section presentsc' a discussion of 'feasible
i':"
alternatives to the project .
. 6.0 Tn-e Sh~£.t-.:!::~£.m vs Logg-term .!~~£.:!::~ discusses impacts
associated with immediate development of the proj'ect site
and those associated with more lon'g-term consequences.
7.0 Tl1e ~nviro~!E~!!.:!::al Effects wgi:.ch C.ann~.:!:: be A~oidedsection'
presents the issues which are unavoidable if the project is
implemented as proposed.
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8.0 ,The Grow.:!::g .!g~~~en.:!:: section evaluates the potential for.
unanticipated growth resulting from' implementation o,f this
project.
9.0 The Sources section lists all LLterature and individuals
consulted during the preparation of this report.
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2.0 EXECUTIVE SUMMARY
The major issues identified for the proposed project are
. sumrnarize¢i below.
1.
2.
Land Use
The proposed rezoning would not _increase the intensi ty of
land~se allowed on the site. ihe project would provide"
:':,
relatively affordabl~ housing, and the proposed mobi~e home
park zone would assure a project design compatibl~ with
community objectives.
Traffic/Access
Traffic generated by this project will be 120 vehicles per
day. This volume can be easily accommodated py El Camino
"Real, a prime arterial road. Proposed street "All "would meet
minimum requirements for sight distance. "How~ver, it would
" " create another access from of El Caminq Real, di"srupt~ng
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traffic flow. To reduce disruptions when El Camino Real ~s
widened to six lanes with a center median in the future, no"
m1edian break should be provided for aCCeSS to this p.roposed
subdivision. "
3. Grading/Aesthetics/Erosion
4.
The project will result in a substantial alteration of the
e~isting land form. The net effect will be a relatively
flat pad which maximizes" the amount of usable space for
mobile home sites and common areas. This situation will be
accentuated by a horizontal ma~onry wall around the
subdivision. Mitigation "measures, such as" alternate designs
of lots and clustering of landsca'ping around an articulated
wall,. are proposed.
Noise
The northern portions of the project site are subject to
noise levels greater than the c~ty of Carlsbad's standard
of 65 decibels (dB), and future noise le~els would also
exceed 65 dB. A proposed 6-foot masonry wall along the
project boundary will reduce noise to" acceptable levels, and
no further mitigation is necessary.
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. 5. Issues Found Not To Be Significant
a. ~riculture:. 'Poor soils exist on site for viable'
b.
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agriculture.
acres) and
encroachment.
is
. In addition, the parcel' is small (5
experiencin9 pressure from' urban
Na!uE~l ~~~2~Ece~: No significant biological or
archaeological resources exis!=-on-s.i te and the project
would.~ave no impacts to natur~l resources.
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Public Services: All public services (police, sheriff,
water and sewer) are available £rom the City of
Carlsbad to serve the project. '
Air Quality: The pr~ject will not have direct impacts
to regional air quality.
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3.0 PROJECT DESCRIPTION AND SETTING
3.1 PROJECT DESCRIPTION
The proposed project would develop a 20-~nit mobile home
subdivision on a five-acre site on the south side,of El Camino
Real in the City of Carlsbad, (Figu,:r::-e 1). The project wou:}.d
require a Rezone from R-A-lO (Residen~ial-Agricultural) to RMHP
(Res~dential-Mobile Home Park) and approval of a Tentative Map.,
The project would include lots for 20 mobil~ homes, a recreation
area, a shop area and three internal private streets. Aocess
would be from El Camino Real at the northern property boundary.
The project would require approximately 50,000 cubic yards of cut
and fill earthwork to construct the internal roads, mobile home
5i tes and common ar.eas.
3.2 ENVIRONMENTAL SETTING
The proposed project site is located approximately one-half mile
east of Tamarack Avenue on'El Camino Real. The site is adjacent
to several very large' vacant unincorporated is land areas 'yii thin
the City of Carlsbad. The five-acre, moderately sloping' project
site is the easterly portion of a 24-acre owners,hip. The
westerly portion' includes a neighborhood commercial store and a
retail nursery.
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The five-acre site, and the remainder ,of the ownership is in
agricultural use (cultivated flowers suoh as marigolds)., Power
poles and a local drainage swale parallel El Camino ~eal alan'g
the frontage. Public .services (water, sewer, fire and,police)
are available to serve the property. The.topography of the site
consists of a moderately steep hill. Elevations vary from 60
feet (above mean sea level) in the nort~erly, flatter portions of
the site to 106 feet (above mean sea level) in the southeasterly
sections. The top of' the hill has a large, gently sloping
drainage swale.
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FIGURE I.
U.S.G.S. rOii'D. MAP 0(,;
SAN LUIS-REY QUADRAN'G,LE 7.5 MIN. SERIES
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Surrounding land uses (Figure. 2) include agricultu'ral tomato
production to the north across El Camino Real in the
unincorporated area. To the east are sev~ral scattered.
residences on large lots. To the south is a subdivision of
single family resid~nces. Immediately west is the retail nursery
and the neighborhoqd commercial store. ~Figure 4 Aerial Photo.)
The general features of the communfty surrounding the si te
include: Agua Hedionda Creek, one-half m.ile to the easti. Agua
Hedionda Lagoon, one mile to the southwest; Interstate. 5, two
miles to the west; .and Plaza Camino Real, two and one-half ,miles
t.o the north.
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G~\fiS ENGJNlUERING
4910 C1o'ismont MMO ~ 'Son CXoQo. Co!torNo 92123 '
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FIGURE 2.
LAND USE ELEMENT MAP'
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COUNTY (UN!NCORPORATED) '. , :--"
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R: (4.3 D.u./ACRE)
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PROJECT, ..
LOCATION :.
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R-~·· RE!>\OENTIA\.. A,GIl\CULTlIRAL
R'''' ONE" FAMILY R~'D~T1AL'
: C-:2 ~ENE~A\' COMMEWCIAL
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P-C PLANN£D COMMUJ\UTY SCALE: 11I=·tooo"
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GRAVES ENGINEERING
8910 CIoi1&1nonf M0$O 8ovlovotd
Son ~ ColilOinla 92123 PHOTO TAKEN FEB. 1981 '--_____ T_~.....:. __ .:..(7l4.._:.)-566-__ Q..;.5_12;.._ ___ I_________________ ,~ __ "--' FIGURE -4. AERIAL PHOTO
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4.0 ENVIRONMENTAL ANALYSIS
The property is c~rrently planned for RLM-Residental-Low Medium
density development (4 dwelling unit~ per acre). The planned
develqpment capability of the 'five~acre site is 20 homesites.
The General Plan designation to th~ south, east and in the
unincorporated land are similar to the density on the project
site. The existing zoning on the property is R-A-10 (Jrigure :3)'
allowing 10,000 .square-foot lots (an acre includes 43,560·
sg.ft.). Figures 5 and 6 show the Site and Preliminary Grading
Plans for the proposed project.
POTm~TIAL IMPACTS AND MITIGATION MEASURES
The proposed rezone to the RMHP-Residential Mobile Home Park zone
would not represent ~ more intense level of developme.nt tha~ that
allowed under the existing zone., The proposed 20 units in the
mobile home subdivision are the same number of hbmesites that
would be permitt~d by the General Plan for any other resid~ntial
structure-type.
The enclosed or self-contained nature of mobile home parks
represents a sociewhat dif£erent character Ln reEidential use. f .
·Residential subdivisions are not precluded, however, from this
type' of security and amenity-oriented development style, and thus
it is not unique. The existing subdivision 1:-0 the south is of a
conventional design, situated along. a south f~cing ridge. The
enclosed character of the proposed projec't shou.ld hot <:1etract or
influence the quality of the adjacent subdivision.
T~e projoct ~oQld represent a contrast to the scattered·
residences to the east. These areas are .underutilized under the
existing General Plan and may be expected to be further deve.1Gped
in the future. Those new uses will have the opportunity to ,
accommodate themselves at a similar density to· the des.igri of the
proposed subdivision-.
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A furthe~ discussion of aesthetic impacts
Grading ~ection (4.3) of this EIR. Impacts
~services are also discussed in section 4.5.
is included in the'
on facilities and
Generally" these
impacts would be similar to, if not less than" ~evelopment under
the existing zone. .
The proposed subdivision is adjacent to. a convenience commercial -:.~
store. It is very likely, that the residents of the proposed
mobile home park will take advantage of the opportunity to ~'ot
use their car for minor shopping trips. This location may even . .
be considered to ~e well suited for such a type of use. "The
relative affordability of mobile homes may also be considered a
beneficial impact of the proposal.
The following measures would adequately mitigate potential land
us-e imJ?acts:
1. The RMHP-Residential Mobile Home Park zone (Chapter 21.37 of
the Carlsbad Municipal Code) contains sufficient regulatory
controls to assure a project design compatible with community
objectives.
2. '1;'0 minimize visual impacts to the large lot residential area
to the east, a substantial tree scree~ should be 'included in
the required landscape plans.
3. The relative affordability -of the mobile home housing type
represents a mitigation of socio-ecoriomic and land use
impacts.
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4.2 TRAFFIC/ACCESS .
EXISTING ENVIRONMENTAL SETTING
The proposed 20-u,nit mobile home subdivision is "'located adj?lcent
to El Camino Real which is designated as a Prime Arterial street
on the City of Carlsbad Circulation El~ment. Figure 7 shows the
pro je;ct boundaries and 'the system of'" surface streets in the
vicinity of the project.
Access to the project is proposed to be accomplished by
construction of "All Street. IIA" Street is to be 32 feet wide' and
would intersect El Camino Real near a crest in its vertical
alignment, approximately 0.4 miles, east 'of th!9 intersection of
Kelly Drive. Access' to individual -mobile home sites is propose<J.
to 'be accompli'shed by construction of liB II and "C" Streets.
Neither liB" nor "C II Street is proposed to intersect any existing
ci ty $treet.
El Camino Real currently consists of four lanes. The exiating,
average daJ .. ly traffic volumes (ADT) on El Camino ReCl,l is 14,800
vehicles per day (VPD). p'lanned widening of, El Camino Real will
result in six traffic lanes within a 126 ft. right-'of-way with an'
IS-foot wide raised medium. The City of Carlsbad's traffic
engineer forecasts a volume of 30,000 vehicles per day by 1995.
POTENTIAL IMPACTS Al~D MITIGATION MEASURES
Studies qoncerning mobile home sUbdivis'ions suggest that the' most
appropriate trip generat'ion factor for this type of. development
is between 5 and 6 trips per day, per, unit. The totaiimpact, of
the project upon traffic volume would, tllerefore, be 6 x 20 = 120
vehicles' per day. The City of' Carlsbad Street Design Criteria
and Standards estimate that streets developed to major arte~ial
standards should be able ~o ~ccommodate between 20,000 t~ 40,000
vehicles per' day. El Camino Real, whel1 widened to s'ix lanes with
an lU-foot, median, will be consistent with prime arterial
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! ,I ~ ________ --------~----.----------------------------~~ . GRAVieS ENG]N~g;R~NG FIGURE. 7. . PROJECT' LOCATION at
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(}910 Clolf0l'l)Of'.t fv~w ~d
Son rnsgo. Co~om!O 92123
. Telephone (714) 565-9512 SURFACE STREET SYSTEM 18
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standards., Prime arterial streets have an estimated capacity of
more than 40,000 vehicles per day. 'Obviously, the estimated 120
vehicles per day which will be generated by the proposed project'
will have a minimal incremental'impact upon the available
capacities in either configuration. This ii true even when
projected 1995 traffic volumes are considered. -• C'
(: .. A major portion of traffic generated from the proposed project
-will be for commuting and shopping purposes. Since the project
proposes one access onto El Camino Real only, with no connec~io~
to any other City street, there will b-e little or no impact.on
the traffic capacity available on surrounding surface 'streets.
Traffic volume, however, is not the solec::::riteria for determi'ning
impacts on the circulation element. Safety ~nd disruption of
traffic flow can,
criteria. With
depending upon circumstance" be more relevant
respect to traffic safety, the proposed
intersection of IIAII Street and EI Camino Real was evaluated. As ,
previously indicated, this intersection is proposed' to be located
near a crest in th~ Vertical alignment of EI.Camino Real. The
existing contours of EI Camino Real were plotted and it was
determined that the location of the proposed intersection will
afford eastbound ,vehicles on EI Camino Real a stopping sight
-distance of approximately 450 feet. This available stopping
sight, distance exceeds the minimum requirerr,ents for major
arterial street of 350 feet, and is only marginally less than the
475 feet required for prime arterial 'streets. This indicates
that the proposed interse~tion would afford a l~~el of ~afety
with respect to stopping sight distance for vehicular ,speeds -of
at least 55 mph.
'The final criteria for assessing traffic impact, is that of
disruption of traffic flow. The more frequently westboun9 and
eastbound traffic on EI Camino Real is interrupted, the lower the
~evel of service for any given traffic volume. The City of
Car~sbad Street Design ctiteria indicates that the minimum
spacing between intersections should be 1200 feet ,for major
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arterial streets, and 2600 feet for prime art'erial streets.. As
previously indica:ted, ~he proposed intersection of "All Street and
El Camino Real is located approximately 0.4 miles (2106 feet)
east of the intersection of Kelly Street and El Camino' Real.
'Southeasterly of the proposed IIA" Street alignment, the~e are two
existing intersf?.Gtions. Hidden Valley Road is' approximately' 0.4
miles to the east; Rancho Car1sba~ D~ive intersects EI Camino .
Real approxi,m~te1y 0.8 miles south~ast of IIAII Stre,et. In
addition to these existing intersecti~ns, there is an existing
commElrcial activity approximately 0.2 miles west of the proposed
uA II Street.
The site plan for the proposed mobile home subdivision was,
thoroughly evaluated to determine if alternative access was
feasible. Alternative X
curvilinear extension of
~see Figure' 8) would require the
"A" Street to the southeast for a
distance of approximately 150 feet. At this point, Alternative X
would intersect a non-dedicated private street. 'This non-
dedicated street would require widening and other improvements to
standards compatible with those proposed for "A" Street. A
disadvantage with Alternative X' centers upon its status as a non--
dedica,ted street, and the fact that private property i.mmediately
east of the proposed project must be acquired in order' to
implement this alternative. The primary disadvantage, however,
is that the non-de'dicated private .street intersects E1 Camino
'Real only 0.2 miles northwest of the intersection of Hiddeh
Valley Road, thereby failing to attain minimum City standards for
prime arterial streets.
Alternative Y involves the extension of the future I.'A" Street to
the south allowing access to the p:r;-oject from Park Drive.
Alternative Y is not feasible' because the erit'i:l::e 1e'ngth of Pa'rk
Drive in the area of the project has been developed. Alternative
Y would,' therefore, require the acquisition of at' least O11,e
private residence in order to accommodate a future intersection.
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G~V!S ENG.IN1£~RING
8910 CloII'o.-oont Mow ~d
Son Dlaoo. ColifoTl"Y.o 92123
. T.o~ (71-4) 565-9512
~I-+---PROJECT
SITE
__ PROPOSE£)
ACCESS
FIGURE 8.
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Alternative Z involves the extension 'of the propos,ed liB" Street
to the west where it would 'join an ,existing driveway which
services'the nursery and commercial activity on the westerly
~boundaries of the project. This alternative would require a
minor re-design of the proposed project because "B" Street woulo.
have to be realigned to the north closer to El Camino Real near
its c~rrently proposed western terminu~'. This would be necessary
in order to "ramp down" from'the propo~ed grades to the elevation . -:"
of the existing parking and driveway access to the west. It
should be noted that Alternative Z has several di$advantages as
well. The primary disadvantage centers upon the location of the
existing driveway servicing the commercial and nJrsery
activities. This driveway is only O.2'miles east of Kelly Drive.
~O, therefore, its inadequ'acies are similar to Alternative X in
that it fails to conform to minimum City standards'for prime
arte'rial streets. However, th,e drivew~y to the commercial and
nurse~y activity is an existing use which may be maintained eVen
after ultimate wideriing of EI Camino Real. In addition, the
property through which Alternative Z is aligned is owned by the,
j?roject proponents. Alternative Z has another,advantage . .sight
distance at this location is very good, considerably better than
the propos,ed "A" Street access or Alternative X.
The recommended, mitigation is, therefore, to allow the
intersection of "A" Street and El Camino Real to be constructed
as proposed. In the future! when EI Camino Real is widened and
the center median is constructed, no median break should be
provided at this point. This effectively will limit acce'ss to
the project at "A" Street, and only eastbound vehicles can 'enter
or leave the project ,at this point. 'Westbound vehicles would be
required to have access to the p~oject at the\median break
provided for the commercial activity (see Figure 8). The final
'consideration with respect to 'this "alternative involves the
conflicts between traffic generated by t~e mobile ho~e
subdivision and that ieneiated by the commercial/nursery
activity. It is believed that, the commer'cial/nursery operations
, ,
invol ve a substantia ~ly greater level of traif ic acti'v i ty than,
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the proposed project. Therefore, routing of a portion of the
project's traffic through the commercial area appears to be
cons iderably more practical than ,either routing of commercial:
traffic through the mobile home subdivision or allowing separate
median breaks for each.
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4.3 GRADING, AESTHETICS AND EROSION
EXISTING ENVIRONMENTAL SETTING
The terrain of the project site is variable, ranging from
re·latively flat, or mildly rounded hilltops' to fairly' stee'p'
existing slopes. The slope of the exis~ing terrain varie,s from 0 -to 35% within the project boundaries~ Over half of the land,
however, is contained within the 0 to 2'0% slope category.
There are three different soil types prevelant within the
proposed project boundaries. The predominant soil type ~$ Las
Flores loamy-fine s~nd (LeC) which occurs in:terrain having
slopes ranging from 2 to 9%. The next most extensive soil type
is Las Flores loamy-fine sand (LeD2) which is found in terrain
having slopes from,'9 to 15%. The fin~l soil type found wiihin
,the'boundaries.of the proposed project is Diablo Clay (DaE2)
which has slopes ranging from 15 to 30% and' Ls characteri~ed by
moderate to high erosion.
The vast majority. of land' within the project boundarie's is
curre~tly in a disturbed state. Agricultural activity in this
area extends throughout the project into adjacent areas to the
north and west.
'POTENTIAL IMPACTS AND IvlITIGATION MEASURES
The discussion of the impacts of' the proposed project with
respect to grading involves two different but inter-related
issues: aesthetics and erosion/ sedimentation. Each of, these
issues 'will be addressed separately in. the following discus'sion e'
A. Aesthetics:
The project.proposes to grade the entire vroject site. The mass
g.rading plan indicates that no portion of the project will b.e
,left undisturbed; in fact, significant amounts 6f . grading, both
cut and fill material, will occur beypnd the project boun~aries
to the west .
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The current preliminary grading pl~n requires approximately
50,000 cubic yards of cut ·and fill material. In general, the .
~ area immediately adjacent to the residences (rear yard) on Park
Drive will be excavated. The depth of excavation will range from
a to a maximum of 18 feet. Excavated material will be placed and
compacted in the area adjacent to El Cq:mino Real. The net effect
of this operation will be to form a-f,elatively flat pad which
maximizes the amount of usable space within the project
boundaries for mobile home sites and common areas. The :.maximum
depth of fill occurs off-site to the west of the project in an
area adjacent to El Camino Real. At this point, the proposed
fill is nearly 26 feet in height.
This project will result in a substantial alteration ~£ the
natural land form when viewed from the west. . From this vantage
point~ most of the excavation (cut) areas wili no~be vis~ble.
However, the relatively large volume of fill immediately adjacent
to El Camino Real will be quite apparent. EVen though the
existing 20-foot cut slope (formed during construction of J;:l
Camino Real) at the eastern corner of the pro ject will be redl,lced
t<:> approximately 3 feet in height, the net aesthetic effect of
the project will be negative due to the harsh, geom~tric.1Lnes
proposed in the grading plah. This geome~ric effect will be
made even more prominent by the straight lines of a 6-foot high
decorative masonry wall to be constructed along the top of the
embankment around the subdivision.
The landscaping plan for the project propDses the planting of
ground cover over all cut and fill· slopes. In addition, it
further proposes the intermittent planting of trees and shrubs on
all manufactured slopes. The proposed landscaping plan does not
indicate the location of individual trees.
The following mitigation measures would offset some of the
undesirable aesthetic characteristics of t.he project described
above:
23
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1. The 6-foot high concrete block wall should be
articulated in order to break the" promineht horizontal
lines as much as possible. The articulation of the wa"ll
could be limited to insets of a few feet in order to
allow the planting of a \ tree lor a 'cl uster of shrubs -which would help soften the ~eometric character of the
projef"':t layout. , .
.2. The landscaping plan should be modified to cluster trees
and shrubs rather than the'~roposed intermittent
plantings. This will introduce strong vertical elements
in a view which as proposed is dominated by horizontal
elements. This effect would be especially beneficial in'"
the northwest corner of the'property immediately
adjacent to El Camino Real.
3. The lot sites could be redesigned to gently step do~n
the hill, thereby minimizing the amount of cut and "fill
required on the project. For example, if a difference of
elevation'of only one foot between, mobile home sites was
planned, the net effect would be to reduce the maximum
height of fill by nearly one-third. In addition, the
project could be redesigned to, step down the hill from
east to west. This in turn, could' reduce both the amount
of cut and fill required, as well as reduce the total
amount of earthwork required to complete the project by
one-third. The net effect of these design chang~s would
be to reduce the amount of usable flat space w~ thin the·
development by" approximately 5%.
B. Erosion/Sedimentation
The prevalent soil types within the project have been previously
'described. In general, ~he Las Flores loamy-fine sands and the
Diablo plays have a slight to moderate ~rosion potential. The . :
Las Flores loamy-fine sands 'are characterized in ~artas follows
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by the Soil Survey, for the San Diego Area, prepared by the
United States Department of Agriculture, December 1973: ' "The
erosion hazard increases in clean tilled areas. In most areas'
the soils are moderately eroded." The ·Soil Survey characterizes
the Diablo clays 'as follows: "Sheet and gully erosion are hazards'
in unprotected areas."
, .
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While these soils have a slight to mod.erate erosion potential,
the impacts of the proposed project should actua'lly be positive.
In general, the amount of erosion and sedimentation associated
with agricultural activity which currently exists on this area is
quite high relative to alternative land uses. The grading plan
as proposed will establish a minimum ground cover oV,er all non-
payed surfaces. Once this vegetation is thoroughly established,
the ann u alp rod u c t ion 0 f sed i men t s h 0 u 1 d bed ram a tic a 1.1 y
decreased. For this reason, no desil,ting hasins are d,ee'med
nec~ssary.
Although the proposed project should actually,have a long-term
be~eficial impact on. siltation, there is a potential for adverse
impacts associated with shQrt-term construction activity. To
mitigate these impacts, the following measures are recommended:
1. All construction activities, including the establishment
of ground cover, should be completed before the onset of
the rainy season.
I
2. Alternatively, an interim plan should be submitted by
the developer to demonstrate control of surface run-off
if construction' activity i~ to take ~l~?e during the
rainy season.
3. Because of the relatively h1.gh clay content. 'of the'soils
which overlay the project site, a det.ailed soils report,
shoulci be required prior id approval of fin~l grading
and improvement plans. This report should addres's both
the shrink and swell potential of ~he soils as well as
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-locating any deposits of material deemed unsuitable for
engineering purposes.
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4.4 NOISE ANALYSIS.
EXISTING ENVIRONMENTAL SETTING
-_ .' ,f·-
The major noise source experienced at the project site is traffic
noise generated 'from El Camino Re~l along ~he site1s northern
border. Current and future noise c~ntours were computed by
formulae prepal.ed by Wyle Laboratories ~tilizing eX'isting data on
traffic volume and speed, roadway grade and surface conditions ..
From the traffic counts and projections received from the
Engineering D.epartment, City of Carlsbad, the noise level of day
and night traffic flow was determined. This data was then used
to calculate the combined noise level for day-night average level
(Ldn), for existing and projected traffic volumes. The Carlsbad
noise standards for residential areas is 65. decibels (dB) or
less. The computed existing noise levels for the site de.termined
that the 65 dB level occurs 140 feet into the site from the
center of the traffic lane closest to the site (Figure 9).
POTENTIAL IMPACTS Al~D MITIGATION MEASURES
The future noise level on the site was projected from anticipated
traff~c volume increases on El Camino Re~l, usirig an average
daily trip (ADT) rate of 30,000 vehicles by '1995. ThiEL projected
noise level, along with the proposed e~pansion of El Camino Real
from four to six lanes with an lS-foot wide raised med~an,
. resul ts in less area of the si te b.eing impacted by fu ture nOi,se
levels. The 65 dB noise contour extends 100 feet into the site
from the center of the traffic lane closest to the s.ite (Figure
10). The decrease in future noise lev<?ls on the site is. due to a:
major expansion of the prime arte.rial road and-a projected
reduction in noise generated by "quiter", better designed cars.
The imp~ct to the site of the existing noise l~vel is slightly
higher than the projected level and wi,!l therefor'e be address·ed
principally_ An area 140. fe.et into the site, with a nO.ise level
of 65 dB or.higher, would impact eight mobile horne units (Figure .
11). High noise levels can interferS.~ith speech and may caus~
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sleep di~turbance to residents. Since the 65dB noise level is
the standard used by the City and eight proposed units lie within
an area above this standard, potent.ial adverse noise impacts .to,
residents of these units could result. ,
However, the site plan proposes a six-foot decorative mas,onry
wall to encircle the site which wi~l effectively reduce ot
mitigate noise levels and meet the ~ity's requirements. The·
noise attenuation of the masonry wall barrier was, computed for
the higher existing noise level using the nomograph teChnique.
specified in High~~ Noise-A Design Guide for High~~ En9in~ers
(3). ~he proposed barrier would reduce noise at arl impacted
h6me sites below the standard 65 dB noise level. 9aps in the
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barrier, such as access roadways, would reduce the effectiveness'
of the attenuation barrier. Even with a roadway gap created by
"A" Street, the attenuation barrier would reduc'e the noise level
of ~mpacted homes below the required standard of 6§ dB.
With the construction of the proposed six-foot barrier, the noise
level is maintained within safe and required levels and is
therefore adequately mitigated.
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Asriculture
The project site is influenced by ~aritime and coastal area
,climates. These climates are good for growing tomatoes,
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cucumbers, squash and flowers. The site is currently being, used .. ,
for growing cUltivated flowers such as marigolds; To the north,
directly across EI Camino Real, the land is being used for tomato
crops.
As described earlier, soils on site consist of two types of Las
Flores loamy fine sand (LeD2 and Lec) .. A third soil type found
on site is Diablo' Clay (DaE2). -They are designated by the
U.S.D.A. soil survey as Class VI and IVe-5 respectively. Class
VI soils have very limited potential for agriculture. This soil
type is best suited for range. Class IV soils have medium to
high· fertility and are also suited for range and growing,
tomatoes.
As land in.this area has become converted to res.idential uses,
the continuation of viable agriculture has become dif~icult"
especially on small parcels of land. The loss of this site to'
coastal dependent agriculture is not considered significant due
to its size (five acres) and encr.oachment pressures from
urbanized areas. Furthermore, the Regi.onal Coastal Commission
has determined that small parcels of land, north of Agua Hedionda
Lagoon are not suitable for viable agriculture.
Natural Resources
Biology and Archaeol09Y
No biological or archaeological resources were identified on
site. The site has been extensively. disturbed by agricultural
activities in the past, eliminating any significant resources
which might have occured on the property.
Public Services
All public services (water, sewer, police and fire protection)
are available to serve the project. There.wiil be no adverse
32
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effect o~ the ability pf the City of Carlsbad to provide adequate
services. However, the water line_ on 'site will need tb be
relocated (Figure 6).
Air Quality
-"
There will be no change to existing air quality in this area.
Mopile homes now located at Rancho Car~sbad wiLl be relocated to
the project site. There will not be ~~ significant increase in
air pollution levels.
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No Project
• 5.0 ALTERNATIVES
,The alternative of "no project" would result in exi,sting
condi tions remaining the same. Limi ted agricul,ture would most
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likely continue. ' There would be no extensive landform
alteration, and aesthetic impacts would be avoided. Also there
would be no change to current . "-noise levels or ai r quali ty
"::.,
conditions. However, erosion would continue, further increasihg
possible sedimentation to Agua Hedionda Lagoon.
Al-t'er.native Designs
A discussion of alterna'tive designs to mitigate aesthetic impacts
i$ presented in Section 4.3. That discussion indicates that
feasible design alternatives are available which would mitigate
aesthetic impacts.
Alternate access routes to improve traffic access are discussed
in Section 4.2. This discussion concludes that the proposed
access to El Camino Real via "A" Street is the most feasible, and
alternative access'routes would not mitigate potential safety
imJ?acts .
No further design a,lternatives were considered during preparation
of this report.
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6.0 SHORT-TERM VS LONG~TERM IMPACTS
Short-t~rm impacts associated with this proje~t .will be a
temporary increase in noise levels due to construction and
grading acti vi ties. In addi tion there may be. ~ slight increase
in erosion, but this can be mitiga!=-~d by the use of sand bags or
other suitable measures.
The most obvious long-term impact will be a change in aesthetics
due to grading und landform alteration. Other consequences
include creation of an additional ac~ess to El Camino Real.
Sedimentation impacts to Agua Hedionda· Lagoon will be
considerably less, since land will be stabilized 'by buildings and'
landscaping.
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1 (' t t • • 7.0 IRREVERSIBLE ENVIRONMENTAL I~WACTS
Irreversible environmental impacts of thi~ project are those
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associated with grading and landform alteration'. The net effect
will be a relatively flat pad which maximizes the amount of
useable space for, mobile home sites and common areas. This site -. will be accentuated by construction of ~ masonry wall around the
subdivision. P~wever, aesthetic impa.:pts can be mitigated by a :':., .
variety of alternate designs, including an articulated wall with
cl,usters, of tall trees and shrubs. The irreversible co'mmitment
of the project site to residential development cannot be avoided
if the project is implemented.
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8.0 GROWTH INDUCEMENT
This project will not induce growth in the area. All, public.
services are available and there will ~e no extension of w'ater or
sewer lines to serve this project. This project could. be viewed
as infilling a remaining r-esidential section. The project is
.consiste~t with the City's land use de~ignation~ and it will not . increase densities already allowed by t,he existing zone.
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9.0 SOURCES
9.1 ~FERENCES
1. Carlsbad, City of; 1975 Noise Element in the Gen~~l Plan,
Carlsbad, California.
-2. Damm, Chucki, Coastal Planner, Regional Coastal Commission,
San Diego; Conversation regarding agricul'ture in the coastal
zone in the Carlsbad area; January ,-4, 1982.
,...
3. F~gan, Mike; Planner, Department ""of Planning and Land Use,
County of San Diego. Conve~-sation regarding Mobile Home
Parks; January 5, 1982.
4 .
5.
Fundamental and Abatement of Highw~ Traffic Noise-Textbook
and !Eaipin~ Course, prepared by Bolt, Beranek and Newman,
Inc. for The Office of Environmental Policy, Federal Highway
Administration, U.S. Department of Transportation, May 1973.
:aighw~ Nois~-A Des.~3P §.~ide !or Hi:sh~ay Ep.9ine~E~' NCHRP
Report No. 117, prepared by Boi t, Beranek, and Newman, ,Inc.
for Highway Re~earch Board, National Academy of Sciences,
'Washington, D.C., 1971 .
6. Internation CQrp. and Paeific Consultants, An Economic
AnalYsis ~! ~~riculture ip Sap Qi~~o ~ounty, prepared for
'County of San Diego, Integrated Planning Office; 1978.
7. Kjos, Kaare;, Planner, Department bf Planning and Land Use,
,County of San'Diego. Conversation regarding Mobile Home
Parks; 'December 24, 1981.
8. United States Department of Agriculture, Soils Conservation
Services, Soil Survey, 1973.
9: Whitsen, Kent, Charlie Grimm and Clyde Wickham; City of
Carlsbad.
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• 9.2 AGENCIES AND STAFF CONSULTED
City of Carlsbad
Planning Department
Charlie Grimm
Engineering Department
, Clyde Wickham
Kent Whitsen
Roger Greer
County of San Diego
Department of Planning and Land Use
Kaare Kjos
'Mike Fagan
Regional Coastal Commission
Chuck Darrun
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9.3 STAFF
This report was prepared by Graves Engineering. Members of the
professional staff directly contributing to this study include'
··the following individuals:
Timothy J. Graves, .P.E.
Thomas M. Larkin
Paul D. Ross
Cathy C. Cibit
Raymonq Hrenko
Shou-tai An, ·P. E .
Michael Harp
Linda Roberts
President; Traffic Analyst
Director of Environmental Studies
Director of Comprehensive Planning
Senior Enviro~mental Planner
Environmental ~nalyst
Associate Engineer
Draftsman/Graphic Specialist
Production Typist
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