HomeMy WebLinkAboutEIR 83-04; Kelly Ranch Environmental Impact Report; Kelly Ranch Environmental Impact Report; 1983-08-01DEVELOPMENTAL
SERVICES
• Assistant City Manager
(714) 438-5596
• Building Department
(714) 438-5525
• Engineering Department
(714) 438-5541
• Housing & Redevelopment Department
3096 Harding St.
(714) 438-5611
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
Citp of Carls&ati
m
Planning Department
(714) 438-5591
August 5, 1983
RECEIVED
-1983
TO: Responsible/Other Agencies
SUBJECT: Cal Communities, Inc.
EIR (EIR 83-4, CITY OF CARLSBAD)
Enclosed for your review is a copy of the draft Environmental
Impact Report for the General Plan Amendment and pre-
annexational zoning of 433 acres, known as the Kelly Ranch. The
subject property is located between the eastern end of Agua
Hedionda Lagoon and El Camino Real. The General Plan Amendment
and pre-annexational zone change is being proposed to facilitate
the future development of the property for residential and
commercial purposes. Pursuant to Section 15084 of the State
Environmental Impact Report Guidelines, we are requesting
comments from responsible and other agencies.
Please address your comments, to my attention. Land Use Planning
Office, City of Carlsbad, 1200 Elm Avenue, Carlsbad, CA 92008.
If no comments are received by September 20, 1983, it will be
assumed that your agency concurs with the analysis and
mitigation measures described in the draft.
Should you have any questions, please feel free to call me at
(619) 438-5591. We will look forward to receiving your
comments.
Sincerely,
CITY OF CARLSBAD
MICHAEL HOWES
Assistant Planner
Enclosure
MH/ad
''ECEIVED
1983
Draft
ENVIRONMENTAL IMPACT REPORT 83-4
General Plan Amendment and Zone Change
Kelly Ranch
SCH #83042707
Prepared for:
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Contact Person: Mr. Michael Howes
Prepared by:
Michael Brandman Associates* &ic.
18021 Sky Park Circle
Irvine, California 92714
Contact Person: Mr. Thomas E. Smith, Jr., AICP
August 1983
TABLE OF CONTENTS
Chapter Titie Page
1.0 Impact and Mitigation Summary 1
2.0 Introduction and Project Description 13
3.0 Existing Conditions, Impacts and Mitigation Measures 17
3.1 Landform/Topography 17
3.2 Geology/Soils 22
3.3 Hydrology and Water Quality 27
3.4 Biology 32
3.5 Cultural Resources 43
3.6 Land Uses 48
3.7 Relevant Planning Programs 53
3.8 Agricultural Resources 61
3.9 Socioeconomics 66
3.10 Transportation/Circulation 70
3.11 Air QuaHty 75
3.12 Noise 83
3.13 Visual Resources 88
3.14 Public Services and Utilities 90
4.0 Fiscal Analysis 104
5.0 Alternatives to the Proposed Action 105
6.0 Relationship Between Local Short-term Uses of
Man's Environment and the Maintenance and
Enhancement of Long-term Productivity 109
7.0 Significant Irreversible Environmental Changes 110
8.0 Growth Inducing and Cumulative Impacts Ill
TABLE OF CONTENTS (continued)
9.0
10.0
11.0
12.0
13.0
14.0
Unavoidable Significant Adverse Effects 114
Effects Found Not to Be Significant lie
Number of People Affected by the Project and Within
the Project Boundaries 117
Organizations and Persons Consulted us
Bibliography 119
Appendices 120
Appendix A Notice of Preparation Responses
Appendix B Scoping Meeting Minutes
Appendix C Paleontology
Appendix D Traffic Study
Appendix E Air Quality
Appendix F Noise
Appendix G Fiscal Analysis
u
UST OF EXHIBITS
Number Titie Foltoifing Page No.
1 Regional Location 14
' 2 Site Vicinity 14
. 3 Existing and Proposed GPA 14
I 4 Existing and Proposed Zoning 16
5 Conceptual Development Plan 16
^ 6 Local Coastal Program Planning Areas 16
7 Topography 18
7a General Development Concept for the "Fingers Area" 20
I
8 Geology 24
9 Hydrology 28
' 10 Vegetation 32
^ 11 Existing Land Uses 48
> 12 Surrounding Land Uses 50
13 Soils 62
, 14 Major Industrial Sites 68
15 Project Area Traffic Volumes 72
^ 16 Site Photo Index 89
17 Site Photographs 89
Ul
UST OF TABLES
FoUowing
Number Titte Page No.
1 Summary of Existing and Proposed General Plan Land
Use Designations (in acres) 15
2 Seismicity for Major Faults 23
3 Agricultural Capabilities of Soil on the Kelly Ranch 62
4 Regional Growth Forecasts 66
5 Civilian Labor Force, Employment, and Unemployment 67
6 Project Percentage of SANDAG Regional Growth Projections 68
7 Traffic Generation 71
8 Traffic Distribution 72
9 Summary of Air Quality Data 75
10 Mobile and Stationary Service Emissions, Existing
General Plan 77
11 Mobile and Stationary Service Emissions, Proposed
General Plan 78
12 Comparison of Air Pollutant Emissions With and Without
Proposed GPA 79
13 Project Total Emissions for the San Diego Air Basin 80
14 Eight-Hour Carbon Monoxide Concentrations 81
15 Current Exterior Noise Exposure Adjacent to Nearby Roadways 84
16 Future Exposure Adjacent to Nearby Roadways Without the
Project 86
17 Future Exposure Adjacent to Nearby Roadways With the Project 87
18 Projected Water Consumption 90
19 Projected Sewage Generation 92
12 Estimated Annual Electrical Consumption 93
21 Estimated Annual Natural Gas Consumption 95
22 Projected Solid Waste Generation 97
23 School Enrollment - FaU 1983 99
24 Projected School Generation 99
25 Fiscal Impact Attributable to Fall Development of the
Project Area 104
26 Cumulative Planing Data 112
27 Annual Cumulative Effects on Public Services and
Utilities 113
^ LO IMPACT AND MmOATlON SUMMARY
The following table has been prepcired which summarizes the anticipated impacts and
applicable mitigation measures. The table is divided by topical subject and each
impact has been identified as being either a positive impact, a mitigable impact, or
an unavoidable adverse impact. FuU discussion of these impacts and mitigation
measures are provided in Chapter 3.0 of this EIR.
- 1 -
SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
STATUS IMPACT MITIGATION MEASURES
LANDFORM/TOPOGRAPHY
Mitigable Project requires landform alteration, including
alterations to designated "wetlands" area.
Increased erosion potential during construction
will occur.
All grading and landform alteration activities shall be subject
to the requirements of the Carlsbad Grading and Excavation
Ordinance and the provisions of the Master Drainage Plan.
Any encroachments/alterations into the wetlands area will
require approval by the City, a permit from the California
Coastal Commission and concurrence of the California
Department of Fish and Game.
Mitigable Development is proposed adjacent to wetlands
areas.
A 100-foot setback will be maintained in a natural condition
around the perimeter of the wetlands, unless the Department
of Fish and Game determines that a lesser setback or physical
barrier is adequate.
GEOLOGY/SOILS " "
Mitigable Groundshaking onsite will probably result from
future earthquake activity along major fault
zones in the southern California region.
All structures will be designed in accordance with the seismic
design provisions of the Uniform Building Code and applicable
City codes.
Mitigable Expansive soils may be encountered onsite;
those formational materials composed primarily
of sand are moderately erodible.
Detailed geotechnical and soils studies will be prepared and
engineering solutions approved by the City prior to
development. Erosion control measures will be required during
project construction.
Mitigable There is a potential for slope failures in the
coastal hills area.
Further slope stability investigations will be conducted. Any
unfavorable conditions will be removed or stabilized by
buttressing or reorientation of slope direction.
STATUS IMPACT MITIGATION MEASURES
HYDROLOGY
Mitigable Urban development will result in an increase of
existing storm runoff volumes and velocities
from the increase in impervious surfaces onsite.
A runoff control plan will be prepared which demonstrates that
there will be no significant increase in peak runoff rate from
the developed site over the greatest discharge expected from
the existing undeveloped site as a from a 6-hour, 10-year
frequency storm.
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STATUS IMPACT
HYDROLOGY (continued)
MITIGATION MEASURES
Mitigable
Mitigable
Mitigable
Mitigable
Development is proposed for areas within the
lOO-year floodplain.
Grading and earthwork activities during
construction offer potential for increased
erosion and transport of sediment to the lagoon.
The introduction of urban land uses and
associated pollutants (e.g., oil, grease and heavy
metals) may have long-term impacts on water
quality in Agua Hedionda Lagoon.
The extension of Cannon Road will result in
alterations of the streambed and adjacent
floodplain areas.
Appropriate floodproofing measures will be required by the
City in subsequent detailed plans to ensure 100-year flood
protection to affected areas. In addition, a special Use Permit
will be required.
Development approvals shall include detailed provisions for
emplacement, repair and maintenance of approved drainage
and erosion control facilities. Permanent runoff and erosion
control devices shall be installed prior to or concurrent with
onsite grading activities.
Development of a site specific stormwater pollution control
plan should fc>e considered by the City to reduce long-term
impacts to water quality in Agua Hedionda Lagoon.
The provision of an appropriate bridge with adequately sized
culvert undercrossing structures for the proposed alignment of
Cannon Road will avoid potential hazards of washout and will
maintain the existing flood capacity of the channel.
BIOLOGY
Mitigable Project implementation will primarily impact
uplands vegetation and habitats. Forty percent
of the sage scrub will be removed; 60%
retention of sage scrub will permit a sizable
portion of fauna to remain onsite.
58% of the site will remain as open space, including upland
slopes, riparian woodland, fresh-brackish water marsh and tidal
flats. Impacts to sage scrub and its wildlife will be reduced by
curtailing vegetation removal except where absolutely
necessary. Dumping of fill onto this vegetation should be
prohibited. Native plants should be used as landscaping
material where feasible.
STATUS
BIOLOGY (continued)
IMPACT MITIGATION MEASURES
Mitigable Freshwater marsh may be impacted by proposed
filling. Development of the northwest "fingers"
area may impact a well-developed marsh and
associated fauna. Riparian and salt marsh
vegetation will also t>e impacted to some
extent.
All development adjacent to marsh or salt-marsh vegetation
should incorporate an adequate buffer varying between 20 to
100 feet, depending upon the wildlife value of the vegetation
which wiU be determined in subsequent and more detailed
stages of planning.
Mitigable Sensitive resources may be impacted by
domestic animals and curious people. Pets should not be permitted to roam free and residents should
not venture into wetland habitats during the spring-summer
nesting season (approximately mid-March to early July). Off-
road vehicles should be prohibited in all open-space areas.
Additionally, adequate fencing, berming and/or setbacks will
occur along the interface of urban uses and sensitive resources.
Mitigable Development in the "fingers" area wiU impact
wetlands, mudflats, marsh vegetation and
associated wildlife, including sensitive species.
Compensation for the loss of habitat will be required. Such
measures must offset any loss of the present habitat. If a
portion of the "fingers" habitat is transformed into developed
land, upgrading of the remaining habitat will be necessary.
Mitigable Development of the Recreation Commercial
area will impact salt marsh vegetation.
Impacts to Belding's savannah sparrows are not
anticipated.
Compensation for loss of habitat will be required at the
"fingers" area.
Mitigable Development of the Neighborhood Commercial
site, including channelization of Agua Hedionda
Creek, will require removal of eucalyptus trees,
riparian woodland and associated wildlife.
Compensation for the loss of woodland habitat, both riparian
and eucalyptus will be provided by planting native tree species
along the improved channel in numbers approaching optimal
densities.
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STATUS IMPACT
BIOLOGY (continued)
MITIGATION MEASURES
Mitigable The south-central section of Ccumon Road will
impact sage scrub and salt marsh habitat. The
impacts of the road should be insignificant. The
new bridge construction will require removal of
willow trees. Road construction will require
excavation and filling of natural and previously
disturbed habitats. Roadway traffic will
undoubtedly impact wildlife.
The alignment of the northern portion of Cannon Road should
follow as closely as possible the existing Hidden Valley Road,
thereby reducing as much as possible the filling of the pastures
(defined by the Coastal Commission as wetland) to the north.
The potential loss of a limited number of willows adjacent to
El Camino Real could be mitigated by creating a creek bank
slope in the immediate vicinity that would permit
establishment of willows (approximately 1:3 or less steep).
Unavoidable A majority of wildlife species on the property
Adverse should remain followng development; although
Impact densities will decline in number or be lost from
the property.
58% of the site will remain as open space.
CULTURAL RESOURCES
Mitigable
Mitigable
Eleven archaeological sites have been identified
onsite; four have been determined to have
significance potential.
Recorded onsite paleontological sites could
potentially be impacted by development. New
sites could be unearthed during grading
operations.
An archaeological resource mitigation program has been
developed. This program will be implemented prior to the
issuance of grading permits.
Onsite pcdeontological resources will be properly surveyed and
appropriate mitigation measures will be implemented prior to
project grading. A qualified paleontologist will be in
attendance at all pregrading conferences and will coordinate
an appropriate program of monitoring/salvaging with the
developer and grading contractor.
STATUS IMPACT MITIGATION MEASURES
LAND USES
Mitigable
Positive
Impact
Mitigable
Unavoidable
Adverse
Impact
Unavoidable
Adverse
Impact
Implementation of the project would alter
existing rural views from adjacent residences
and subject existing residents to sights of
developed areas.
The proposed extension of Cannon Road would
provide access to Macario Park, which would
facilitate access to the area and promote park
visitations.
Proposed residential land uses could result in
land use compatibility impacts to Macario Park.
Approval of the proposed project would result in
a 26.5% increase over the dwelling units
allowed by the current General Plan and Agua
Hedionda Specific Plan. The proposed project
would result in a transition from rural to urban
uses on approximately 145 acres of the site,
exclusive of roadways.
Agricultural activities would be terminated in
the coastal hills portion of the site.
Design measures, including grading and edge treatments, use of
landscaping and sensitive architectural treatment will be
incorporated into the project design to minimize impacts to
existing residential areas.
No mitigation measures are necessary.
Design measures including setbacks, landscaping and berming
will be incorporated to minimize impacts to Macario Park.
Approximately 255 acres of the site will remain as open
space. AU development must comply with the 100-foot
setback along the wetland boundaries and environmentally
sensitive areas, unless adjustments are approved by the City,
the Coastal Commission and Department of Fish and Game
The feasibility of transferring agricultural activities to the
northern open space areas, as recommended by the applicant,
will be investigated during subsequent planning stages.
RELEVANT PLANNING PROGRAMS
Mitigable
Mitigable
Zoning - the proposed project consists of a
change to the zoning map and a prezoning
action.
Land Use Element - Project approval will result
in amendment to the Land Use Element of the
City's General Plan to include 248 acres of
residential, 160 acres of open space and 25
acres of commercial land uses.
No mitigation measures are proposed.
No mitigation measures are proposed.
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STATUS IMPACT
RELEVANT PLANNING PROGRAMS (continued)
MITIGATION MEASURES
Mitigable Circulation Element - The project incorporates
the proposed extension of Cannon Road,
consistent with the Circulation Element. The
project does show an extension of Kelly Drive
which is not on the Circulation Element.
Bicycle routes are shown in and around the
study area.
Upon development of a precise road alignment for Kelly Drive,
its consistency with the Agua Hedionda LCP and the City's
Circulation Element will be determined. Bicycle routes will be
provided in compliance with the Circulation Element.
Mitigable Public Safety Element - Potenticil hazards to
the site may result from dam failure inundation.
Appropriate floodproofing measures will be incorporated into
the project design.
Mitigable Scenic Highways Element - El Camino Real,
Park Drive and Cannon Road are designated
scenic roads.
Project design will comply with applicable scenic highway
policies and standards.
Mitigable
Mitigable
Parks and Recreation Element - Project will
result in increased demand for recreational
facilities.
Agua Hedionda Land Use Plan and Carlsbad
Local Coastal Program - Both of these
documents will require amendments to each
respective Land Use Plan component. It will be
the responsibility of the California Coastal
Commission to approve the amendments to the
LCPs.
The project includes a recreation area and open space to serve
the recreational needs of the future residents.
Specific mitigation measures for identified impacts will be
included in the Land Use Plan Amendments.
Mitigable
Mitigable
Local Agency Formation Commission of San
Diego County - The annexation proposal will
require review and approved by LAFCO.
Areawide Water Quality Management (208) Plan
- Project implementation will result In
temporary erosion and sedimentation increases
during construction and a permanent increase in
urban runoff from the proposed development.
LAFCO will review the merits of the proposed annexation
using mandated findings.
The proposed project will adhere to the appropriate
construction erosion/sedimentation and urban runoff measures
to mitigate any potential water quality degradation.
STATUS IMPACT
RELEVANT PLANNING PROGRAMS (continued)
MITIGATION MEASURES
Mitigable
Unavoidable
Adverse
Impact
California Fish and Game Code - Prior to
grading and as determined necessary,
development within the study area will require
notifying the California Department of Fish and
Game pursuant to 1603 procedures.
Open Space and Conservation Element - The
proposed project will result in encroachments
into the lowland which has been identified as
prime open space.
As determined necessary, the project will comply with the
standards and guidelines of Section 1603 of the Fish and Game
Code.
Approximately 255 acres of the site will be retained as natural
open space.
AGRICULTURAL RESOURCES
Unavoidable
Adverse
Impact
Unavoidable
Adverse
Impact
Approval and implementation of the ^oposed
project will result in the termination of the
existing onsite agricultural activities.
However, the retention of onsite agriculture
activities, on a long-term basis is not
anticipated in the City's General Plan.
Project implementation will result in the
conversion of 72,5 acres of Prime Farmland, as
mapped by the SCS, to urban uses.
The feasibility of transferring agricultural activities into the
floodplain area will be investigated in subsequent planning
stages. If agricultural uses are established in the lowland area,
appropriate buffering will be incorporated around the urban
interface in accordance with Coastal Act policies.
Agricultural activities may be established on prime and sut>-
prime farmland which is not presently cultivated.
SOCIOECONOMICS
Positive
Impact
to
Housing
Supply
Construction of 1,600 dwelling units will
generate a residential population of
approximately 4,000. This represents a 26.5%
increase over the level of development allowed
by the current General Plan and Agua Hedionda
Specific Plan. The project represents an
approximate 6.0% increase in SANDAG's year
2000 projections for the Carlsbad Subregional
Area,
No mitigation measures are proposed.
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STATUS IMPACT
it il il tl tl II il
MITIGATION MEASURES
V
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Positive
Impact
Mitigable
Construction of approximately 200,000 square
feet of commercial area will create an
estimated 445 employment opportunities in the
City of Carlsbad.
The project may add to the demand for lower
cost housing in the City and surrounding areas.
No mitigation measures are proposed.
The City has implemented a housing program to address the
City's unmet housing needs; subsequent planning documents
will investigate the feasibility of incorporating low/moderate
income housing onsite.
Mitigable Project implementation will result in 24,110
daUy trips, representing a 130% increase over
the existing General Plan. This increase is
primarily related to the Neighborhood
Commercial site.
Project traffic flows will not adversely impact
Cannon or El Camino Real in terms of roadway
or intersection capacity. All of the streets in
the vicinity of the project will be operating
within their design parameters.
No significant traffic impacts have been identified, provided
access to the various portions of the project are as assumed m
the cmalysis.
AIR QUALITY
Mitigable
Unavoidable
Adverse
Impact
Short-term fugitive dust emissions will occur
during active construction. .
Short-term grading and construction activities
will generate exhaust emissions.
Normal watering techniques will be employed to mitigate the
impact of construction generated dust particulates.
No mitigation measures are proposed.
STATUS IMPACT
AIR QUALITY (continued)
MITIGATION MEASURES
Unavoidable Assuming buildout in 1990, daily air emissions
Adverse generated by the proposed project re^^'esent
Impact approximately .27 percent of total emissions in
the San Diego Air Basin. The proposed project
represents significant increases over air
emissions that would result from the existing
General Plan, caused mostly by the
neighborhood commercial area.
Alternate transportation concepts should be considered in the
site plan, including bus turnouts, hiking, biking and walking
trails. Mass transit and State implementation of auto
inspection/maintenance programs will also serve to reduce
vehicle emissions.
NOISE
Mitigable
Unavoidable
Adverse
Impact
Long-term acoustic impacts within and around
the project site will occur since noise levels will
increase upon project implementation.
Automobile traffic represents the greatest
future noise source onsite.
Short-term noise impacts will result from
grading, infrastructure emplacement and
building construction activities.
Specific acoustic analysis will be undertaken for at more
detailed levels of planning (as specified by state law).
Appropriate design features will be incorporated into the
project to ensure that acceptable interior and exterior levels
are established and maintained.
Where feasible, muffled construction will be used to minimize
the noise levels of operating equipment.
Construction activities will comply with City noise standards
and hours of operation.
VISUAL RESOURCES
Mitigated
Unavoidable
Adverse
Impact
Views onsite will be altered to travelers along
El Camino Real and Park Drive, which are
designated scenic roadways.
The proposed development will transform
acres or 33% of the site to urban uses. 145
Development treatments along Park Drive and El Camino Real
will comply with the Scenic Highway Element and Agua
Hedionda LCP policies regarding setbacks and landscaping.
Specifically, a 20-foot setback is required along Park Drive,
Landscaping will be provided throughout the project.
Development will be clustered and grading will not be
permitted on slopes which exceed 25%. Building heights will
not exceed 35 feet.
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STATUS
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IMPACT
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MITIGATION MEASURES
i
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PUBLIC SERVICES AND UTILITIES
Mitigable
Mitigable
Mitigable
Mitigable
Mitigable
No impact
Mitigable
Mitigable
Mitigable
Project implementation will require the
extension of telephone facilities to service the
site.
The project will require additional police
officers as well as associated equipment and
support services.
The project is not expected to
additional fire equipment or personnel. require
Existing schools may not have sufficient
capacity to accomodate the 1,664 K-9 students
which will be generated by the project.
There is a potential safety hazard of school
children crossing Park Drive.
The Macario Park Plan desig^nates 50 acres of
the Kelly Ranch as wetlands preserve. Project
development plans do not impact this area.
Project development will increase the demand
for park and recreation facilities.
The project will increase the demand for library
services.
It is anticipated that the Tri-City Hospital
would accommodate any increases in service
demand which may result from the proposed
project.
The Pacific Telephone Company will be contacted during more
detailed planning to ensure the proper and timely placement of
telephone facilities.
The project applicant will be assessed a Public Facilities Fee in
accordance with City ordinance. Project design will enhance
police services.
Fire suppression mechanisms such as roof top sprinklers, fuel
modification and smoke alarm systems should be incorporated
into the project design. Adequate access for fire-fighting
equipment will be provided.
The project applicant and the Carlsbad School District will
agree upon the most feasible way of providing adequate
schools. This could include developer fees, dedication of land,
leasing of temporary buildings, or some combination thereof.
Painted crosswalks, controlled intersections and, if necessary,
crossing guards will be placed at appropriate locations.
The project applicant should investigate the feasiblity of City
acquisition of the 50-acre parcel.
The project does include a recreation center and open space
acreage for use by project residents.
The library is presently considering two options: building a
new and larger main library or constructing a second library.
No mitigation measures are required.
STATUS IMPACT
PUBLIC SERVICES AND UTILITIES
MITIGATION MEASURES
Unavoidable
Adverse
Impact
Unavoidable
Adverse
Impact
Unavoidable
Adverse
Impact
Unavoidable
Adverse
Impact
The project will consume 877,350 gallons per
day of water.
The project will generate 433,500 gallons per
day of wastewater.
The project will consume 20.1 million kwh per
year of electricity and 141.2 million cubic feet
of natural gas per year.
The project will generate 23,700 Ibs./day of
solid waste.
The water district indicates that there is adequate water
pressure for the proposed development. However, the existing
lines may require resizing and relocating to provide needed
pressure. Implementation of state required water conservation
measures and other recommended interior and exterior
conservation measures will occur where applicable.
The Encina sewage treatment plant has the available capacity
to treat the project-generated effluent. Required water
conservation measures will also reduce wastewater generation.
The project will comply with Title 24 of the California
Administrative Code through utilization of energy-efficient
architecture and landscaping design concepts.
Trash compactors will be utilized where feasible to reduce the
volume generated. Resource recovery of as much paper as
possible and other recyclable materials could also reduce this
impact.
FISCAL ANALYSIS
Positive
Impact Upon full development, the project is expected
to produce an annual revenue of $950,900 and to
increase annual City service costs by $925,600,
yielding an estimate net revenue of $25,300.
No mitigation measure is required.
I I I I I I r I V I I 1 f I I » t r I I I r 1 I I I i i
2.0 INTRODUCTION AND PROJECT DESCRIPTION
2.1 bitroduetion
In conformance with the California Environmental Quality Act (CEQA), this draft
Environmental Impact Report has been prepared to facilitate an objective
assessment of the individual and collective environmental impacts associated with
the proposed General Plan Amendment (GPA), Zone Change and prezoning actions
for a 433-acre site located in both the City of Carlsbad and unincorporated San
Diego County. This EIR also evaluates the impacts associated with the ultimate
annexation of the unincorporated portion of the site into the City of Carlsbad.
Approval of the proposed GPA and zoning actions wUl result in residential,
neighborhood commercial, recreational commercial and open space land use
designations for the property.
The Environmental Impact Report process requires the preparation of an objective,
full disclosure document to: iruform agency decisionmakers and the general public of
the direct and indirect environmental effects of a proposed action; provide
mitigation measures to reduce or eliminate potential adverse impacts; and, to
identify and evaluate reasonable alternatives to the proposed project. The following
environmental analysis addresses each of these primary objectives in accordance
with the City of Carlsbad's environmental quality regulations and the State EIR
guidelines.
It should be emphasized that this environmental documentation assesses impacts
associated with the proposed General Plan Amendment and Zone Change, both of
which identify general land uses for the site. However, the SIR recognizes that
subsequent plans will propose more precise elements, and therefore analyzes to the
degree possible the full series of actions which may occur over the project's lifetime
to permit a more thorough assessment of cumulative and long-range impacts.
Through this approach, the EIR provides a sound framework within which future,
more detailed planning for the project (i.e., site plans, tentative tract maps) can be
reviewed. The EIR identifies where additional more detailed environmental analysis
will be required in subsequent planning stages.
The City of Carlsbad is the lead agency responsible for preparation of the
environmental documentation in compliance with CEQA and will also have
responsibility for approval of the ^oposed GPA and zoning actions. The County of
San Diego Local Agency Formation Commission (LAFCO) will have responsibility for
approval or denial of the proposed annexation of the unincorporated portion of the
site to the City of Carlsbad. The California Coastal Commission and the State of
California Department of Fish and Game are responsible agencies for the proposed
project. Environmental consultation has been provided by Michael Brandman
Associates, Inc. and the foUowing subconsultants: WUldan Associates (traffic), Endo
Engineering (noise) and Kenneth Fabricatore (fiscsd impacts).
A considerable body of environmental information has been prepared for the
proposed project. In such circumstances, Section 15149 of the CEQA guideUnes
encourages "incorporation by reference" as a means of reducing redundancy and the
length of environmental reports. The foUowing documents hereby are incorporated
-13-
by reference into this draft EIR; a brief synopsis of the scope and content of these
documents also is provided.^
1. Agua Hedionda Specific Plan, Final EIR #329, prepared by the City of
Carlsbad, December 1976. This fuU scope EIR addresses the physical impacts
associated with implementation of the Agua Hedionda Specific Plan. The EIR
was used as a working tool to develop a specific plan that was sensitive to the
environmental features of the study area.
2. Supplemental Environmental Studies, KeUy Ranch, prepared by Ultrasystems,
Inc. for Kaufman and Broad, Inc. and Cal Communities, Inc., April 1983. This
supplemental information was prepared to examine major environmental
features for use in planning for the proposed development of the KeUy Ranch.
Studies were prepared for the foUowing areas; Archaeology, Biology, Traffic
and Circulation, Soils and Geology, Air QuaUty, and PubUc Services and
UtiUties. These studies also evaluated environmental issues and recommended
preUminary mitigation measures.
2.2 ftpject Description
Locaticm
The 433-acre project site is located west of El Camino Real and adjacent to Park
Drive and the Agua Hedionda Lagoon. Exhibits 1 and 2, Regional Location and Site
Vicinity, depict the site and its surroundings.
Project Characteristics
The proposed project involves the foUowing planning actions for the KeUy Ranch
study area:
1. Amendment to the City of Carlsbad General Plan Land Use Element;
2. Amendment to the Carlsbad Local Coastal Program (LCP) and Agua Hedionda LCP;
3. A zone change in conformance with the proposed GPA for that portion of the
site currently within the City's corporate boundaries;
4. Prezoning in conformance with the GPA of that portion of the site currently in
unincorporated San Diego County; and
5. Annexation of approximately 342 acres to the City of Carlsbad.
The existing and proposed General Plan land use designations are summarized in
Table 1 and iUustrated in Exhibit 3.
As can be seen in Table 1, the existing general plan designations would aUow between
420 and 1,254 dwelUng units onsite; the proposed general plan designations would
1. These documents are available for pubUc review at the Development Services
Department at the City of Carlsbad, 1200 Elm Avenue. Contact person: Mr.
Michael Howes.
-14-
OCEANSIDE
CARLSBAD
PACIFIC OCEAN
CARDIFF-BY-^
THE-8EA
SOLANA BEACH\
DEL MAR
ESCONDIDO
KELLY RANCH
City of Carlsbad Q MBA
EXHIBIT 1
if 5^ 3i
^ .•)^„ ---
•^1 ^
KELLY RANCH
City of Carlsbad
Q MBA
PYMIRIT 9
Ill^iiltiililllil taiitiiiiiiiii iii
GENERAL PLAN DESIGNATIONS
RMH 10-20 DU/AC
RM 4-10 DU/AC
RLM 0-4 DU/AC
RL 0-1.5 DU/AC
N NEIGHBORHOOD COMMERCIAL
RC RECREATIONAL COMMERCIAL
E ELEMENTARY SCHOOL
OS OPEN SPACE
EXISTING PROPOSED
[i2:SDgiro
KELLY RANCH
City of Carlsbad
QMBA
EXHIBIT 3
aUow a rai^ of 1,147 - 2,713 dweUing units. This EIR evaluates the potential
environmental affects from a maximum of 1,600 dweUing units onsite. This level of
development is beUeved to be the maximum aUowable considering the acreage
required as open space by the Agua Hedionda Specific Plan and local topographic
features. The proposed GPA would result in less open space acreage (200 acres vs.
160 acres) than would occur under the existing general plan and would also result in
the deletion of an elem^tary school site designated for the property and the
addition of neighborhood and recreation-commercial land use designations onsite.
TABLE 1
SUMMARY OF EXISTING AND PROPOSED GENERAL PLAN
LAND USE DESIGNATIONS (IN ACRES)
Existing General Plan Proposed General Plan
LUE Units Units
Category Acres Min Max Acres Min Max
m RMH (10-20 du/ac) 30 300 600 44.5 445 890
m RM (4-10 du/ac) 30 120 300 195.4 782 1,950
RLM (0-4 du/ac) 43 0 172 8.3 0 33
m RL (0-1.5 du/ac) 121 0 182 0 0 0
E (Elementary School) 9 - ----
y OS (Open Space) 200 160.3 --
N (Neighborhood Comml) 0 -13.8 --
-RC (Recreation Comml) 0 10.7
433 420 1,254 433 1,227 2,873
Approximately 91 acres of the site are located within the corporate boundaries of
the City of Carlsbad and 342 acres are located in unincorporated San Diego County.
For that portion of the site located in the City, a zone change from R-A-10 to
Planned Community (PC) is proposed. Prezoning of the unincorporated portion of the
site from R-R-2 (Rural Residential - County designation) to PC (City designation) is
also being requested to facilitate its ultimate annexation into the City of Carlsbad.
Exhibit 4 depicts the existing and EMroposed zoning for the study area.
In addition, the project appUcant has prepared a conceptual development plan. This
plan, although preUminary, is a refinement of the proposed General Plan land use
designations, and presents a more accurate depiction of the potential locations of
proposed future development onsite. As shown on Exhibit 5, approximately 140 acres
of the site have been designated as development areas (exclusive of roads) to
accommodate a total of 1,600 dweUing units. It is anticipated that the neighborhood
commercial component of the project wiU be comprised of commercial and office
related uses. The recreation-commercial site is anticipated to be a
racquetbaU/health club facUity with a pro shop and snack bar. This would be a
private membership club for the residents of KeUy Ranch €md the general pubUc. As
mentioned previously, this EIR evaluates 1,600 dweUing units as the maximum which
wiU be constructed onsite and assesses the potential environmental effect of the
conceptual development plan where appropriate.
-15-
Project History
The study area is located within the Carlsbad coastal zone which, as a result of
legislative action, was segmented into four distinct planning areas:
- Agua Hedionda Local Coastal Program 1,100 acres
- MeUo BiU Local Coastal Program Area 1,000 acres
- San Dieguito LCP (County of San Diego) 1,191 acres
- Carlsbad Local Coastal Program 5,387 acres
The study area evaluated in this EIR is within two LCP planning areas: the Agua
Hedionda LCP (241 acres) and the Carlsbad LCP (192 acres), as shown on Exhibit 6.
The Agua Hedionda LCP has been adopted by the City and the Coastal Commission;
the Carlsbad LCP has been adopted by the Coastal Commission. The development of
the Agua Hedionda Local Coastal Program was initiated in late 1976 and was adopted
in May 1982. The Carlst>ad Local Coastal Program was initiated in 1978 with
certification by the Coastal Commission occurring in the summer of 1981,
Intended Uses of Iliis EIR
In accordance with Section 15141(d) of the State EIR Guidelines, the foUowing
agencies are expected to use this EIR in considering the approval actions noted
below:
City of Carlsbad - general plan amendment, zone change, prezoning, annexation and
subsequent specific development actions (i.e., specific plan, site plans and tract
maps) and various related permits.
Local Agency Formation Commission - annexation of approximately 342 acres to the
City of Carlsbad.
California Coastal Commission - am^dment of the Agua Hedionda Local Coastal
Program and Carlsbad Local Coastal Program Land Use Plans.
California Department of Fish and Game - approval of Section 1601-3 permits for
any elements of the proposed project which may affect biological resources or
drainage within the Agua Hedionda Creek and/or Lagoon.
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I li »i ti ti ii 11 tl tl I ti il il il 11 il 11 ^ I tl
(
ZONING DESIGNATIONS
R-A-10 RESIDENTIAL/AGRICULTURE MINIMUM LOT SIZE: 10.000 SJ".
R-R-2 RURAL RESIDENTIAL
MINIMUM LOT SIZE: 1-ACRE
EXISTING PROPOSED
KELLY RANCH
City of Carlsbad
m mmm
Q MBA
EXHIBIT 4
liltiiititliliiili ilhilliltlilll I I 1
UNDISTURBED AREAa
DEVELOPMENT AREAS
— WETLANDS BOUNDAflY
KELLY RANCH
City of Carlsbad
ihHjQMBA
EXHIBIT 5
I II ti ti ki tl li tl il I till I I 1 i I I I I i I I I
I
@l!^A HEDIONDA ,
AL OOASTAL PROGRAM
AREA
CARUS
LOCAL CPA BOQRAM
:,\' • KELLY RANCH
City of Carlsbad
mm [MmM.
ihKJ Q MBA
EXHIBIT 6
3.0 EXISTING CONDITIONS, IMPACTS, AND MmGAlTON MEASURES
3.1 Landform/Topography
3.1.1 ExistiivConditioittl
Topography onsite consists of wetiands, marshy areas, pasture and farm areas and
moderate rolling hUls ^ee Exhibit 7). The constituents of the wetiands are Agua
Hedionda Lagoon and Agua Hedionda Creek. It is apparent from a study of aerial
photographs that the course of the creek changes with time. The floodplain,
associated with Agua Hedionda Creek, is about sea level near the lagoon and rises
graduaUy to about 30 feet above sea level near the eastem property Une and El
Camino Real. Marshlands under an elevation of ten feet are subject to periodic
inundation by tidal action.
Slopes onsite vary in height and steepness. The slope angles range from nearly flat in
some areas to vertical for low heights in the badlands areas.^ Most slopes cure
between 3:1 and 1-1/4:1 (horizontal:vertical). The steepest slopes (non-badlands) are
located just south of the floodplain and face northward. Badlands are found in the
southeastern portions of the site.
As shown on Exhibit 7, the maximum elevation onsite is 355 feet near Evans Point,
whUe the lowest elevation is essentiaUy sea level at the westem property Une in
Agua Hedionda Lagoon.
AppUcable Local Coastal Program PoUcies
The Agua Hedionda Land Use Plan contains specific poUcies regarding grading and
landform alterations as foUows:
o A buffer strip of at least 100 feet in width shaU be maintained in a natural
condition around the perimeter of aU wetiands or environmentaUy sensitive
, habitat areas, unless the State Department of Fish and Game determines
that a lesser setback or physical barrier is adequate (PoUcy 3.1.a).
o Development, grading and landform alteration in steep slopes shaU be
' restricted. Exceptions may include encroachments by roadway and utiUties
necessary to reach developable areas. The maximum aUowable density shcdl
be calculated on the total lot area, although this may be modified through
setbacks, plan review, or other requirements of the Land Use Plan and
appUcable city regulations (PoUcy 4.4b).
o Use of the Planned Development (PD) Ordinance and cluster development
shaU be required in areas containing environmentaUy sensitive resources,
extensive steep slope areas and significant natural landform features.
1 This information was obtained from "Geotechnical Feasibility Investigation" for
W the KeUy Property, American Geotechnical Company, AprU 1983.
2. As used herein. Badlands refer to heavily eroded, sparsely vegetated areas.
-17-
The Carlsbad LCP contains the foUowng poUcies related to landform alterations:
o Grading, natural vegetaion removal, and placement of structures shaU be
Umited to areas of less than 20% slope; or where highly erodible soils are
involved to areas of less than 10% slope. Upon review to determine the
least environmentaUy damaging road aUgnment, exceptions may be made
only fOT roads absolutely necessary to provide access to developable land
surrounded by such steep slopes, the placement of underground pubUc utiUty
Unes and fire roads (PoUcy C-1).
o AU undevelopable slopes shaU be placed in open space easements as a
condition of development approval (PoUcy C-4).
-18-
liltltlBitllll ili tliititlililll' I I I
AGUA
HEDIONDA
LAGOON
KELLY RANCH
City of Carlsbad
hKjQMBA
EXHIBIT 7
^ 3.1.2 Impacts
Approval of the proposed project wiU result in modifications of the existing General
M Plan land use designations on the KeUy Ranch. These modifications include
expansion of the RMH (residential, medium-high) land use designation (10-20 du/acre)
• and the addition of Neighborhood and Recreation Commercial land use designations.
^ These expcuided and additional land use designations represent areas of potential
landform alteration which would not occur under the current General Plan. Although
^ precise impacts cannot be assessed untU final grading plans are available, a
conceptual development plan has been submitted by the appUcant from which
preUminary assessm«its can be made (see Exhibit 5).
• As shown in Exhibit 5, proposed landform alterations onsite wiU be directed toward
m creating areas for buUdings, roads and utiUties. Approximately 140 acres or 32% of
the site wiU be used for development areas, excluding roadways. In the western
« portion of the site, commonly referred to as "the fingers," there are two alternative
landform alteration plans, both of which would require consultation with, and permit
acquisition from the Coastal Commission, CaUfornia Department of Fish and Game,
U.S. Fish and WUdlife Service, and U.S. Army Corps of Engineers. Each alteration
• plan would increase the amount of developable land to the north and expand the
m amount of wetlands habitat. See Exhibit 7a. (See Section 3.4 BIOLOGY for a
discussion of impacts related to the wetiands resources.)
•i
The first proposal for the fingers area would create three islands out of the ends of
the western three "Angers" by excavating a channel that would separate the outer
"•^ ends from the "mainland." The width of the channels would be approximately 100
^ feet with dimensions of the islands approximately 100 feet by 200 feet. Excavated
m soil could be used to fiU the inner ends of the "fingers" embayments so that a sUghtiy
sinuous mainland shoreUne was <veated. The existing flats around the islands would
• be lowered to graduaUy slopii^ elevations that would ensure daUy tidal inundation.
^ The channel between the mainland and the islands should be excavated to below sea
level so that at no time would it be possible to walk to the islands. A channel (5 to
^ 10 feet wide) should connect these channels with the lagoon proper.
^ The second approach for development of the fingers area would include the removal
of the outer ^ds of the "fingers" and the use of excavated material to fiU in the
• innermost ends of the adjacent smaU embayments. As part of this action, the
^ elevation of the flats between the "fingers" and on the lagoon side of the "Angers"
would be lowered to an elevation that would aUow daUy tidal flushing. Further north
of the fingers along Park Drive, fiU would be required to accommodate the proposed
buUding areas.
m
The proposed extension of KeUy Drive to Via Hinton generaUy foUows the natural
• topography along the westem portion of the site, thus minimizing landform
Ml alteration. The proposed development areas west of KeUy Drive wiU require some
landform modifications to the adjacent slopes. The neighborhood commercial site is
m relatively flat and wiU require minimal alterations (e.g., recontouring).
^ Current agricultural activities have resulted in modifications of the natural landform
in the coastal hUls portion of the site. The proposed development plan would expand
upon these areas as weU as create other development areas where topography
a, permits. Proposed development areas have been primarily confined to areas with
'W slopes less than 25%. However, development proposed for areas with slopes between
m 20 and 25% would conflict with the Carlsbad LCP poUcy which Umits development
Mf
- 19-
areas to areas of 20% and less. (The grading which is proposed reflects the basic
natural landform of the coastal hills but lessens the topographic severity.)
The proposed extension of Cannon Road differs from the approved conceptual
aUgnment (IB) for the roadway that is contained in the Agua Hedionda LCP. The
(IB) aUgnment is primarily located outside of the designated wetland area. There
are, however, one or two locations where the wetlands area travels up some canyons
around the lagoon and the roadway crosses through the wetlands. The proposed
aUgnment takes a more westerly course which places approximately 3,800 Unear feet
of road in the designated wetlands area. (See Biological Resources, Section 3.4, for
discussion of the road's impact on wetiand resources). The aUgnment wiU also
require landform alternations in the southern portion of the study area as it exits the
site. The remaining route of the road is located in unconstrained topography, thus
minimizing landform alterations. However, it may be necessary to raise the roadway
elevation to provide adequate lOO-year flood flow protection. Grading activities wiU
offer potential for increased erosion and transport of sediment to the lagoon.
Construction of the connector street from the commercial center to Csuinon Road
would require landform alterations to the wetlands and lOO-year floodplain.
Although the topography in this area is unconstrained, it may be necessary to raise or
bridge the roadway to provide adequate conveyance for the Agua Hedionda Creek
and to ensure lOO-year flood flow protection.
3.1.3 Mitigation Measures
The foUowing poUcies, excerpted from the Agua Hedionda Land Use Plan, wiU be
appUed to the project:
1. AU grading and landform alteration activities shaU be subject to the
requirements of the Carlsbad Grading and Excavation Ordinance and the
provisions of the Master Drainage Plan (PoUcy 4.1).
2. Additionally, grading permits in the plan area shaU include the foUowing
mitigation measures (PoUcy 4.2):
o Coordination of grading activities with the local precipitation pattern;
gradii^ restricted during rainy season.
o Avoidance of clearing operations in advance of grading.
o Limited grading to the minimum area necessary to accomplish the
proposed development.
o Construction of drainage facilities prior to or concurrently with
grading activities.
o Grading of surfaces to direct runoff toward planned drainages and, if
possible, away from cut and fiU slopes.
o Early planting and maintenance of ground cover suitable for slope
erosion control and maximum retention of natural vegetation.
o Development projects shaU preserve, as feasible, natural drainage
swales and landforms.
-20-
iti ititiiitlilti iliitiiiiiiili
V /
i I I
KELLY RANCH
ENHANCEMIENT AREA
GENERAL PLANNING CONCEPT FOR THE 'FINGERS' AREA
KELLY RANCH
City Of Carlsbad EXHIBIT 7A
3. A 100-foot setback wiU be maintaned in a natural condition around the
perimeter of the wetiands, unless the State Department of Fish and Game
determines that a lesser setback or physical barrier is adequate (PoUcy 3, l.a).
In addition, prior to approval of development in areas which have slopes greater than
20%, it wiU be necessary to demonstrate that the project is consistent with the
Coastal Commission's goal of minimizing increased runoff and soU erosion.
-21-
3.2 GEOLOGY/SOILS
The foUowing information has been summarized from the Supplemental
Environmental Studies prepared by the appUcant for the KeUy Ranch. The
geotechnical investigation was conducted by the American Geotechnical Company;
the report is avaUable for review in its entirety at the City's Development Services
Department,
3.2.1 Existing Conditions
Geologic Setting
The site is located within the landform area known as Peninsular Range Geomorphic
Province, an area characterized by the controlling features of the Peninsular
Mountain Range. More specificaUy, the KeUy property Ues in the western flank of
the province in coastal foothills. The geology of the site is shown on Exhibit 8.
Surficial rock units onsite consist of a thin cap of unnamed river terrace deposits
(Qtur). This is the youngest consoUdated unit onsite. The higher elevations are
capped by a red-brown marine terrace deposit named the Linda Vista Formation
(Qlv). This formation overUes the principal bedrock unit onsite, the Santiago
Formation (Tsb,c).
The Santiago Formation was identified by WUson (1972) who deUneated three
members. The members are from oldest to youngest: a, b, and c. Portions of
members b and c are present onsite.
Lithology
The sedimentary rocks in this area were mapped by Wilson (1972). Sandstones and
claystones are the predominant rock types. In the Linda Vista Formation, distinctive
red-brown clayey sands cap the highest ridges onsite. The unnamed river terrace
deposits which Une the north bank of the Agua Hedionda Creek and floodplain are
brown siltstones and claystones.
Members B and C of the Santiago Formation are characterized by a predominance of
sandstone usuaUy gray or white in color. Sandstones of member B typicaUy are finer
grained, more consistent and wider spread. Lithologies of unit C are more variable
as indicated by the presence of sUtstone, claystone and conglomerate units of
varying colors, but stiU contain a large portion of gray or white sandstone. Both are
cross-bedded and contain cemented nodules. SUtstone and claystones are common to
both members B and C. In member B they are thin and lensoidal. In member C they
are continuous and thicker. In both members clay seams are common.
Surficial deposits consist of aUuvium (Qal) and coUuvium (Qcol). AUuvium is a
stream-deposited sediment, occuring along creeks and in the bottom of guUies. The
broad channel in the center of the property contains aUuvial deposits. CoUuvium is
an accumulation of topsoU caused by a combination of deep weathering and downhiU
creep. CoUuvium occurs on the lower portion of hiUsides and in the head of guUies
and canyons,
Uncompacted fiUs exist in the northwest portion of the site and along the various
access roads. The depth of fiU is expected to be relatively shaUow but is presentiy
unknown.
-22-
Geologic Structure and Faulting
The bedding planes are of low to moderate angles, generaUy dipping between zero
and thirty degrees. Within the terrace deposits, bedding is typicaUy very flat with
dips of less than five degrees. In the Santiago Formation, bedding is between eight
and thirty degrees, dipping to the west, northwest or north. Jointing and fracturing
is infrequent.
Faulting in the form of relatively short discontinuous inactive faults is common to
the area. Inactive faults mapped onsite are indicated on Exhibit 8. Displacements
are not known, but are beUeved to be smaU. These inactive faults are thought to be
related to large-scale regional tectonic activity.
Seismicity
The site is located within a seismicaUy active area, as is aU of southern California.
There are no active or potentiaUy active faults on or adjacent to the site. Adjacent
and onsite faults are considered inactive. Because of the relatively long distances to
active faults, seismic risk onsite is considered low when compared to other areas of
southern CaUfornia.
A Umited seismic hazard on the site is possible due to moderate groundshaking
resiUting from events on distant regionaUy active faults. Table 2 Usts the active and
potentisdly active faults which may affect the site.
TABLE 2
SEISMICITY FOR MAJOR FAULTS
m
m Fault
Distance
From Site
(MUes)
Maximum
Probable
Earthquake
Estimated
Peak Bedrock
Acceleration^
Repeatable
High Ground
Acceleration2
Estimated
Modified
MercaUi
Intensity^
mm Elsinore 21 NE 7.0 .18 .18 va
m San Jacinto 44 NE 7.5 .08 .08 VI
Rose Canyon* 9 S 6.0 ,28 .18Vn
Newport-Inglewood 50 NW 6.5 .04 .04 V
m San Andreas 65 NE 7.5-8,0 .07 .07 VI
m La Nacion 27 S 5,0 .03 .03 V
BeUeved to be a potentiaUy active fault.
1. Schnabelic Seed (1973)
2. Ploessel & Slosson (1974)
3. Seismic Design for Nuclear Power Plants (1970)
- 23 -
Liquefaction
Liquefaction is the phenomenon of soU losing aU shear strength as a result of pore
pressures buUding up through several ground motion cycles. The soU type most prone
to Uquefaetion occurrence is loose, relatively uniform, fine sand which is below
groundwater. Within the wetland areas onsite, it is speculated that soU conditions
may exist to present Uquefaetion hazards.
Tsunamis and Seiches
Tsunamis are large waves caused by offshore earthquakes. This site is located
aproximately 1-3/4 mUes inland and in most areas several tens of feet above sea
level. In the remote chance of a tsunami, the project site is buffered by the separate
beachhead embankments (railroad and freeway) to the west; therefore risk of
tsunemis-induced damage is considered low.
Seiches are periodic osciUations of bodies of water caused by ground shaking from an
earthquake. Because of the large area of water covered by the lagoon, a relatively
long duration of shaking must occur to significanUy osciUate this volume of water.
With the low to moderate accelerations and anticipated short duration of shaking for
earthquakes in California, the risk of seiche occurrence is considered low.
AdditionaUy, the flat configuration of the lagoon bottom is not conducive to the
formation of seiches.
Landsliding
A large broad, subdued and humocky section of the study area just west of El Camino
Real and south of Hidden VaUey Road has topographic simUarities to a landsUde.
These features include a generaUy depressed landscape, erosion guUies and scarp-Uke
steep slopes. Features observed in the field and on aerial photographs suggest this
landform may be an ancient sUde. The features observed here also extend offsite to
the northeast.
Other much smaUer simUar features were observed onsite as weU as one positive
landsUde in the center of the site. These, in general, wiU require subsurface work
during future geotechnical investigations. Underlying formational materials are
considered resistant to landsUding.
SoUs
Formational materials underlying the majority of the site are dense and resistant to
subsidence. Wetiands, floodplains, aUuvial, coUuvial and uncompacted fiU areas are
anticipated to be poorly consolidated.
Mineral Resources
No mineral resources were encountered onsite nor are any anticipated.
AppUcable Local Coastal Program PoUcies
The foUowing poUcies are excerpted from the Carlsbad LCP:
o The provisions of the Uniform Building Code are not entirely adequate for
earthquake protection. The City should continue to monitor the UBC's
- 24 -
iiivitltitlilili
(
i iltiilliilllli I I I
AMERICAN GEOTECHNICAL
GEOLOGIC MAP OF THE KEUY PROPERTY8/27/83, PLATE 1
EXPLANATION
AGUA HEDIONDA l_A<300N
KELLY RANCH
City of Carlsbad
Q MBA
EXHIBIT 8
th
earthquake provisions and make recommendations for improvement.
o Most development in Uquefaction-prone areas should have site-specific
investigations done addressing the Uquefaetion problem and suggesting
mitigation measures. New residential development in excess of 4 units,
commercial, industrial, and pubUc faciUties shaU have site specific
geologic investigations completed in known potential Uquefaetion areas
(Carlsbad LCP, 4-17).
3.2.2 Impacts
Based on the results of the geotechnical analysis, it has been detemined that no
geotechnical conditions exist onsite that would preclude development. The areas
considered most suitable for development are the highlands and areas adjacent to the
wetiands. From a geotechnical standpoint, primary areas of Umited concem are
described below.
Seismicity
Seismic phenomena which would possibly affect the site as a result of groundshaking
from a regional earthquake include:
1. Moderate ground shaking,
2. SeismicaUy-induced ocean waves such as tsunamis and seiches,
3. Differential settiement, and
4. Liquefaction.
Available information indicates that areas underlain by formational mat^als are not
subject to differential settiement or Uquefaetion. Jn areas with high groundwater,
differential compaction and Uquefaetion may occur. The potential for these impacts
are dependent on depth to groundwater, soU characteristics and intensity and
duration of groundshaking.
Areas onsite Ukely to be affected by such phenomena are the marsh and wetiands and
possible deep aUuvial channels associated with the creek. The site is buffered from
tsunamis and seiches. AU of the site is susceptible to groundshaking to some degree.
Compressible Soils
Compressible soUs are Ukely to be encountered in guUles, canyon bottoms, wetlands
and on the floodplain. Formational materials are generaUy quite dense and not
subject to compression. In development areas compressible soils can be improved by
remedial grading.
Expansive Soils
Although the majority of the site is underlain by sandy materials, local areas of
expansive soils may be encountered. These are soUs which may be derived from the
underlying siltstones found in members B and C of the Santiago Formation or clayey
residual soils found in aUuvial and coUuvial deposits, as weU as within the two to
three foot thick topsoil mantle. Some expansive soils may be encountered near the
unnamed terrace deposits along the northwest boundary of the site. Expansive soils
can be treated by selective grading and foundation design.
-25-
SoU Erosion
The formational materials onsite are composed primarily of sand, and are expected
to be moderately erodible. Examples of this can be seen in the badlands areas near
the southeastern portions of the site. Erosion potential can be mitigated through
control of drainage and landscaping.
Slope Stability
Natural slope stabiUty, excepting locaUzed areas, is good. Some features suggest the
possibiUties of an ancient landsUde in the northeast part of the property. However,
the overaU good stabiUty of natural slopes suggests that a simUar condition could be
achieved in man-made slopes. LocaUy adverse conditions can be avoided in
development plans or remediaUy graded.
3.2.3 Mitigation Measures
The mitigation measures for geologic impacts are principaUy standardized
engineering recommendations and encompass the foUowing:
1. Removal of the upper portions of coUuvium, aUuvium, topsoil or landsUde
debris wiU be required prior to placement of fiU in areas of these materials.
Specific grading recommendations for removal depths wiU be determined as
part of future, more detaUed geotechnical studies (see No. 4 below).
2. Areas of uncompacted fUl should undergo detaUed stabiUty evaluations and/or
regrading.
3. Further slope stabUity investigations, as recommended by the geotechnical
consultant, wiU be conducted for the mapped landsUde areas and areas of
potential slope instabUity within the proposed Umits of future development.
Should unfavorable sUdes or potential sUde conditions be encountered, they
may be removed during grading or stabUized by means of buttressing or
reorientation of slope direction.
4. A detsuled geotechnical and soUs ^gineering report wiU be prepared
subsequent to development of preUminary design layouts and final grading plans
(e.g., at the tentative tract map preparation stages). This report wiU provide
further, more detaUed measures for treatment of excavational (ripping)
difficulties, cut and fiU slopes, expansive soils, faults and Uquefaetion
potential.
5. AU structures wiU be designed in accordance with the Uniform BuUding Code
and appUcable city codes to ensure safety in the event of an earthquake.
6. The project wiU comply with the city's Grading and Excavation Ordinance.
Erosion potential can be reduced by planting, replacement with cohesive soUs
not subject to erosion and/or treatment with soil cement.
-26-
3.3 HYDROLOGY
3.3.1 Existing Conditions
The study area is situated within the Carlsbad Hydrologic unit. This unit is a
triangular-shaped area of about 210 square mUes, extending from Lake Wohlford on
the east to the Pacific Ocean on the west, and from Vista on the north to Cardiff-by-
the-Sea on the south. Agua Hedionda Lagoon encompasses a smaU portion of the
southwest corner of the study area. The lagoon is subject to water level variation
governed largely by tides.^ The site is subject to tidal influences along the Agua
Hedionda Creek at the lower elevations.
Drainage^
The Agua Hedionda Creek is the principal drainage feature of the site. As shown on
Exhibit 9, the creek is shaUow and indistinct as it traverses the site.
Agua Hedionda Creek and a major tributary, Buena Creek, together drain an area of
29 square mUes or 18,560 acres. The drainage area is bounded on the north by a
range of hills just south of State Highway 72; to the south by Palomar Airport Road,
and to the northeast by the San Marcos Mountains. Agua Hedionda Creek, originates
in the hills south of San Marcos Mountains and flows in a southwesterly direction to
its confluence with Buena Vista Creek about 3 mUes downstream. From this point it
turns westerly and enters Agua Hedionda Lagoon 6 mUes downstream.
The average stream gradients along Agua Hedionda Creek range from 43 feet per
mUe (upper reaches) to 35 feet per mUe (lower reaches) with the exception of an
extremely steep section (Los Monos Canyon) where gradients attain 180 feet per
mUe. Downstream from Los Monos Canyon, the creek broadens into a shaUow wider
channel with gentiy rolling overbanks that changes into an improved channel through
the Rancho Carlsbad MobUe Park and golf course. Below El Camino Real (onsite) the
natural channel becomes shaUow and indistinct with a very broad floodplain which
becomes inundated at times of heavy flooding.
Along the northem boundary of the site is a smaU strip of gentiy roUing hUls and
guUies. The guUies drain generaUy southward to the creek and ultimately to the
lagoon. In the southeast portion of the site, rolling hills and erosional gulUes drain
principaUy northward and westward to the creek and lagoon. A smaU vaUey and
several tributary canyons in the southeastem area of the site drain to the southwest.
Flooding
The magnitude of the intermediate regional flood (lOO-year period) is estimated to
generate flows of 10,500 cubic feet per second whUe the Standard Project Flood
(greatest flood Ukely to occur) is projected to achieve flows of 15,000 cubic feet per
second. Major flooding along Agua Hedionda Creek and its tributaries mostiy occurs
from December to April, although it can occur at any time of the year. (See Exhibit
9 for a map of the lOO-year floodplain.) Other than during these periods, there is
Uttle stream flow and consequently very littie fresh water reaches the lagoon on a
regular basis. Historical records indicate that damaging floods have occurred in
1 Final EIR #329, Agua Hedionda Specific Plan.
^ 2 Ibid.
- 27 -
1862, 1884, 1895, 1916, 1927, 1932, 1938, and 1942. During these flood periods
considerable sediment presumably entered the lagoon.
Groundwater
Groundwater is present in the wetland, floodplain and marsh areas, near the lagoon
and creek bed. Perched and seasonal groundwater may be found in guUies and
canyons which feed the main drainage area and lagoon. No free groundwater is
anticipated in the geologic formational materials onsite.
Water QuaUty
The study area drains directly into the Agua Hedionda Lagoon. The lagoon waters
are basicaUy ocean water only sUghUy modified by entrapment in the lagoon. Due to
the minor and seasonal fresh water input, the saUnity of the lagoon waters is
generaUy simUar to that of the adjacent ocean water. The lagoon receives adequate
tidal flushing and minimal amounts of chemicals enter the lagoon, thus water quaUty
of Agua Hedionda is very good and eutrophication does not present a water quality
problem. 1
Applicable Local Coastal Program Policies
The foUowing poUcies are excerpted from the Agua Hedionda LCP:
o Maintenance dredging and channel alteration must be performed in a
manner consistent with the applicable sections of the Coastal Act. AU
dredging activities wiU require a permit from the U.S. Army Corps of
Engineers with review by appropriate agencies, including the Department of
Fish and Game and the U.S. Fish and WUdlife Service. In addition, a
Department of Fish and Game 1601-03 permit may be required (PoUcy 3.3).
o AU development or uses within the lOO-year floodplain shaU adhere to the
provisions of the Carlsbad Floodplain Zone Ordinance, except as specificaUy
modified by this plan (PoUcy 3.10).
o Development projects shaU provide for improvements indicated in the
Master Drainage Plcm, and shaU Umit the rate of runoff through the
provision of onsite catchment basins, desilting basins, subsurface drains, and
simUar improvements as necessary. Runoff shaU be controUed in such a
way that the velocity and rate of runoff leaving the site shaU not exceed
that of the site in its natural state (PoUcy 4.3).
The foUowing poUcies are contained in the Carlsbad LCP:
o Drainage and runoff shaU be controUed so as not to exceed at any time the
rate associated with property in its present state, and appropriate measures
shaU be taken on and/or off site to prevent sUtation of lagoons and other
environmentaUy sensitive areas.
1. Comprehensive Planning Organization of the San Diego Region, Plan Summary,
Areawide Water Quality Management Plan.
-28-
1 I I liitltlilftllli ililliiililiii I I I
LEGEND
AREAS PROPOSED
FOR DEVELOPMENT
HEDIONDA
LAGOON
[K]TO[^(Q)[L(Q)(iV
KELLY RANCH
City of Carlsbad
ihHiQMBA
EXHIBIT 9
^ o Appropriate measures shaU be instaUed prior to completion of onsite
^ grading.
^ 3.3.2 Impacts
Drainage
m The ^oposed urban development within the study area, as would the implementation
of the existing Genered Plan, wiU result in modification of onsite storm runoff
* volumes, velocities and drainage patterns. Increases in surface runoff volumes and
^ velocities from the proposed development areas can be expected because of the
increase in impervious surfaces (i.e., roadways, walkways, roofs of structures and
^ parking lots). General patterns of drainage within the proposed development areas
wiU remain essentiaUy the same; however the northernmost portion of Agua
* Hedionda Creek wiU be modified as the result of the proposed crossing of Cannon
Road.
m
^ As can be seen on Exhibit 5, Cannon Road is proposed to cross Agua Hedionda Creek
prior to its "T" intersection with El Camino Real. The connector street to the
^ commercial site is also i;^oposed to cross Agua Hedionda Creek. Accomodating the
extension of Cannon Road and the commercial connector wiU result in alterations of
the streambed and adjacent floodplain (e.g., bri(^e fiU emplacements) of Agua
Hedlonda Creek. With the provision of an appropriate bridge and adequately sized
^ culvert undercrossing structures (yet to be determined), the road crossings would not
m be expected to affect the abiUty of the watercourse to convey runoff generated in
the upstream watershed.
" A storm drain plan has not yet been prepared for the project; however, it can be
* expected that the majority of the site wUl drain into the Agua Hedlonda Creek and
lagoon. The City's Master Plan of Drainage indicates several existing storm drains
" terminating at the site from the adjacent residential area. The Master Plan of
II Drainage does not designate any proposed improvements within the study area.
Flooding
As mentioned previously, major flooding (lOO-year stormflows) along the drainage
course of Agua Hedionda Creek would present a potential hazard for future
development onsite. The project, as proposed, has development areas within the
^ existing floodplain zone (i.e., portions of the neighborhood commercial and the
residential areas in the low lying portions of the site adjacent to Agua Hedionda
Creek).
This type of development in the lOO-year floodplain confUcts with PoUcy 1.2 of the
^ Agua Hedionda LCP which states that "no permanent structures or impermeable
surfacing or fiUing shaU be permitted within the lOO-year floodplain." Therefore any
* development in the existing floodplain would require sufficient floodproofing
measures to remove the developable area from the floodplain.
m
^ To accomodate development of the neighborhood commercial, it would be necessary
to channeUze Agua Hedionda Creek with sufficient capacity to handle lOO-year
^ stormflows. It is likely that Agua Hedionda Creek would be channeUzed from El
Camino Real to just south of the connector street to the commercial site. From this
point southward to the creek's confluence with Agua Hedionda I^agoon, it would
w probably be necessary to incorporate other floodproofing measures in the project
mm
-29-
design to protect development located in the existing lOO-year floodplain. These
measures could include berming, walls or raising buUding elevations.
Groundwater
The introduction of impervious surfaces within the proposed development areas wiU
result in some reduction of stormwater percolation to the groundwater tables
immediately underlyii^ those portions of the site. Because groundwater primarUy
occurs in the streambed and floodplain, the anticipated reduction in percolation is
not expected to affect groundwater suppUes in the area significantly. Landscaping
irrigation wUl offset partiaUy the reduction of percolation caused by the introduction
of impervious surfaces.
Water QuaUty
Implementation of the proposed project wiU have both short-term and long-term
effects on water quaUty in the Agua Hedionda Lagoon. Grading and earthwork
activities during the construction phases of development offer the greatest potential
for increased erosion and transport of sediment to the lagoon. This would be a short-
term impact, aUeviated after construction and project landscaping are completed.
The introduction of urban land uses wiU have long-term impacts on water quaUty.
Over the Ufe of the project, urban poUutants (e.g., oU, grease and heavy metals) wUl
coUect on streets and parking areas and subsequenUy be washed into Agua Hedionda
Creek and lagoon during storm events. TypicaUy, the majority of these poUutants
are washed off the streets during the first storm of the winter season (provided at
least one-half inch of rainfaU occurs).
In addition, the Areawide Water QuaUty Management Plan prepared by the
Comprehensive Planning Organization (now SANDAG) states that agricultural and
rural land contribute more sediment to stormwater runoff than urbanized land.
However, this does not account for the locaUzed short-term impacts associated with
the land disturbing aspects of new developm«it/construction.
3.3.3 Mitigation Measures
The foUowing poUcies, excerpted from the Agua Hedionda LCP, wiU mitigate
drainage impacts upon implementation:
1. A runoff control plan wiU be prepared by a Ucensed engineer quaUfied in
hydrology and hydrauUes demonstrating that there wiU be no significant
increase in peak runoff rate from the developed site over the greatest
discharge expected from the existing undeveloped site as a result of 6-hour, 10-
year frequency storm. Runoff control may be accomplished by a variety of
methods including such devices as catchment basins, detention basins, sUtation
traps, or other appropriate measures.
2. Development approvals shaU include detailed maintenance provisions for repair
and maintenance of approved drainage and erosion control faculties.
Permanent runoff control and erosion control devices shaU be instaUed prior to
or concurrent with onsite grading activities.
3. Development shaU meet aU other requirements of the Agua Hedionda LCP,
including the provisions of the Carlsbad Grading Ordinance and Master
Drainage Plan.
-30-
m
In addition, the foUowing measures are incorporated into the project, or otherwise
m suggested, to minimize potential hydrauUc impacts:
^ 4. The provision of an appropriate bridge with adequately sized culvert
undercrossing structures for the proposed aUgnment of Cannon Road and the
" commercial connector street across Agua Hedionda Creek wiU avoid potential
m hazards of washout and wiU maintan the existing conveyance capacity. The
bri<^e and culvert dimensions wiU be determined during subsequent, more
m detaUed levels of project planning.
5. Development of appropriate stormwater poUution control plans, e.g., a street
^ sweeping program and/or a program of periodic storm drain, and catch basin,
cleaning merits consideration to reduce long-term impacts to water quaUty in
*• Agua Hedionda Lagoon.
6. Appropriate floodproofing measures wiU be incorporated into project design to
^ provide lOO-year flood protection to the development areas located in the 100-
year floodplain. These measures could include channeUzation, walls, elevation
^ of buUding pads, etc.
- 31 -
3.4 SarOLOGICAL RESOURCES
A biological resources survey of the KeUy Ranch was conducted in October 1982 and
March 1983 by Pacific Southwest Biological Services, Inc. (PSBS) for Ultrasystems as
part of the Supplemental Environmental Studies for KeUy Ranch. The results of the
PSBS survey were field checked by Michael Brandman Associates, Inc. (MBA) on June
16, 1983, and found to be generaUy accurate. The findings of the PSBS survey are
summarized below.
3.4.1 Existing Conditions
Vegetation
As shown on Exhibit 10, the vegetation of the study area consists of seven natural
plant associations, including coastal salt marsh, tidal flat, freshwater marsh, riparian
woodland, chaparral, maritime sage scrub and annual grassland. Disturbance of the
property by truck crop farming, grazing, road construction, pine tree plantations,
eucalyptus grove plantations and agriculturaUy related landform alterations have
resulted in several areas of non-native vegetation. AdditionaUy, open sandy areas
occur in the lower elevations of the main vaUey and at the mouth of KeUy Drive
Canyon.
The distribution of the natural plant communities on the site, their characteristic
species, and site coverage are described briefly below.
Tidal Flat
In the tidal reach of Agua Hedionda Lagoon, a marine meadow habitat occurs.
Though colonies of Zostera were not observed, algal growth is variable in its extent,
being best developed in more protected sites. This inundated area occupies about 17
acres of the property.
Coastal Salt Marsh
Salt marsh vegetation occurs on tidal and above tidal areas, to an elevation of 10
feet. The representative species of the community are SaUeornia virginica, S.
subterminalis, Frankenia grandifoUa, Suaeda californica, Jaumea carnosa and
Monanthochloe UttoraUs. The areas mapped as salt marsh total approximately 22
acres.
The influence of freshwater run-off from Agua Hedionda Creek, Macario Canyon and
KeUy Drive Canyon is seen in the growth of freshwater marsh vegetation. Cat-tails
(Typha spp.), spiny rush (Juncus acutus), bulrush (Seirpus spp.), arrowweed (Tessaria
sericea), yerba mansa (Anemopsis californica) and spike-rush (Eleocharis
montevidensis) characterize most areas of freshwater marsh. This marsh habitat is
often adjacent to riparian woodland. The distinction between the two consists
largely of the presence or absence of tree species. Freshwater marsh covers
approximately 25 acres of the property.
Rip£u:ian woodland is located primarily in the main vaUey along Agua Hedionda
Creek. WiUows are the principal trees of this woodland, i.e., Salix goodingii and S.
lasiolepis. Exotic tamarisk, (Tamarix pentandra) has excaped to a low degree and a
few taU eucalyptus (Eucalyptus viminalis) also are scattered about this community.
The four areas of rip€inan woodland onsite comprise approximately 22 acres.
- 32 -
I II II ti fti tl tl ti tl
(
ti II II 11 II il II ^i ti
(
VEGETATION AND LAND USE CATEGORIES SENSITIVE ORGANISM LOCATIONS
AF - Alluvial Fan
CH - Chaparral
CU - Cultivated
DI - Disturbed
EA - Acacia Grove
EX - Excavated
GS - Eucalyptus Grove
FA - Fallow Fields
FI - Fin
FW - Freshwater Harsh GL - Annual Grassland
IP - Irrigated Pasture
HS - Harltlm Sage Scrub
OR - Orchard
OS - Open, sandy areas
PI - Pine Plantation
RE - Residence RI - Riparian UoodUnd
SH - Coastal Salt Marsh
TF - Tidal Flat
I- Adolphia californica
I- Belding's Savannah Sparnw
Ceanothus verrucosus
®- Black-tailed Gnat catcher -(unconflmed sighting)
i~ California Least Tem
I- Red-tailed Hawk nest
\- Light-footed Clapper Rail I- Least Bell's Vireo
IZH DEVELOPMENT AREAS
KELLY RANCH
City of Carlsbad
•OURCE: aUPPLEMENTAL KELLY HANCH STUDIES. ULTRA^YSTEMI
ihfijQMBA
EXHIBIT 10
•I
Chaparral and maritime sage scrub are located in the upland portions of the
property, the latter occurring mainly on non-northfacing slopes. The low sage scrub
comprised mostiy CaUfornia sagebrush (Artemisia caUfornica), flat-top buckwheat
(Eriogonum fasciculatum), goldenbrush (Haplapappus venetus) and sand-aster
(Corethrogyne fUaginifoUa var. virgata). Sage scrub habitat occupies 47 acres of the
site.
Chaparral occurs on the site as mixed chaparral. LocaUy, this plant community is
termed coast mixed chaparral or broad-leaf chaparral. The shrub species of this
community onsite include lemonadeberry (Rhus integrifoUa), scrub oak (Quercus
dumosa), black sage (Salvia meUifera), chemise (Adenostoma fasciculatum) and toyon
(Heteromeles arbutif^a). The generaUy impenetrable chaparral community occurs
mostiy on KeUy Peak and is best developed on north-facing slopes. Forty-three acres
of mixed chaparral occur on-site.
Grassland is Umited to disturbed areas of annual grasses and forbs containing a few
scattered specimens of the native, purple needlegrass (Stipa pulchra). These open
grassland sites total approximately 2 acres of the property.
Sensitive Plant Species
Sensitive plant species are those Usted by state or federal agencies, or conservation
groups, such as the California Native Plant Society (Smith, et al. 1980), as being
rare, threatened, or endangered by extinction potential. Tlie property contains only
plants Usted by the Califomia Native Plant Society. Sensitive species noted on site
are described below.
Adolphia californica occurs in chaparral at the southeast side of the property. This
site was burned recentiy and the plants are recovering. A few colonies also occur
east of the powerUne behind homes at Loma Laguna Drive. The populations of
•* Adolphia onsite are noteworthy but not considered significant due to their Umited
^ extent onsite and low overaU rarity.
" Ceanthus verrucosus is found in mixed chaparral onsite in very low densities. Those
plants observed (approximately 15) were located in the southeastem portion of the
»* property; however, more shrubs of the species could possibly occur in the thick
chaparral on the north side of KeUy Peak. As with Adolphia, the populations of
* Ceanothus verrucosus onsite are not considered significant.
* FAUNA
m
Faunal species Usts and descriptions are found in Bradshaw (1976) and are
m summarized below.
m Fish
The property contains very Uttle, if any, open tidal waters, except during extremely
high tides. Should any portion of the property become inundated by tides, a fish
fauna of some 42 species may come to inhabit or utUize the property (see Bradshaw,
1976). None of the fish species are considered rare or endangered by government or
other organizations.
-33-
Amphibians and Reptiles
Pacific treefrogs (Hyla regiUa) and buUfrogs (Rana catesbeiana) occur in riparian
habitats in the main vaUey. Treefrogs occur also in isolated localities throughout the
property wherever moist conditions prevaU. Side-blotched Uzards (Uta stansburiana)
and westem fence Uzards (Sceloporig occidentalis) were the only reptUes detected
on the property during the survey. The two-striped gartersnake (Thamnophis couchi
hammondi), reported in Bradshaw (1976), and is designated as a "protected reptUe" by
the CaUfornia Fish and Game Commission. It is also Usted as "rare" by the
Intemational Union for the Conservation of Nature and Natural Resources (lUCN
Red Data Book 1979). This animal is generaUy found in the vicinity of perennial
water sources and, if present on the property, would be expected in the riparian
areas in the main vaUey bottom.
The orange-throated whiptaU (Cnemidophorous hyperythrus) is a possible resident of
the site in areas of open brush and loose soU. This species usuaUy emerges from
hibernation in late March or April Mid should be visible at that time. It is considered
"vulnerable" by the lUCN (1979), "threatened" by the San Diego Herpetological
Society (SDHS 1980), and "threatened" by the San Diego Non-game WUdUfe
Subcommittee (1979). Another unobserved but expected species is the San Diego
horned Uzard (Phyrnosoma coronatum blaineviUei), a resident of shrub communities
of the county. It carries the same classification as the preceding species except that
the SDHS considers it "endangered." If it occurs on the property, this species should
be detected in late spring. Neither the orange-throated whiptaU nor the San Diego
horned Uzard is considered rare or endangered by the state or federal government.
As coastal sage scrub, chaparral, and riparian habitats are encroached upon, reptUe
populations are reduced in size and some species are eUminated. This is undoubtedly
already the case for the property surveyed. Thus, the reptUe fauna on the property
is probably already depauperate to some degree.
Birds
A total of 58 bird species were detected on the property during the 1982 and 1983
surveys. An October 1977 bird survey (Claude Edwards, personal communication)
reported an additional 21 species. Bradshaw (1976) reported 55 water-associated and
47 terrestrial birds for the area. Additional birds known to occur in the area are the
least BeU's vireo (Vireo beUii pusiUus), Ught-footed clapper raU (RaUus longirostris
levipes), California le«5t tem (Sterna albifrons), snowy plover (Charadrius
alexandrinus), barn owl (Tyto alba), great horned own (Bubo virginianus), blue-gray
gnatcatcher (PoUoptUa caerulea), and numerous others. The presence of water and
water-related habitats near the property greatly augments the number of bird
species occurring on the site.
An active (March 1983) red-taUed hawk nest occurs in a eucalyptus grove at the far
eastem property boundary near El Camino Real. Other raptor nests were not found
on-site although a total of 6 raptor species was observed, including the fuUy
protected white-taUed kite. These birds associate primarUy with the riparian
woodland and creek vaUey, while foraging over field and scrub habitats.
The black-taUed gnatcatcher occurs in coastal sage scrub vegetation along the
lagoon perimeter. The species was detected at several localities on aU sides of the
lagoon supporting sage scrub vegetation. Everett (1979) listed it as "decUning" while
Remsen U (1980) considered it to be a "second priority" decUning species. It is not
presentiy listed by state or federal agencies as rare or endangered.
- 34-
en
m
m
The federal and state endangered CaUfornia least tern is a regular spring/summer
visitor to the lagoon and its environs. This bird forages for smaU fish in shaUow
waters present in drainage creeks, ponds, and at the edge of the lagoon proper. It
has nested in the past in several locaUties in the study area. Recent breeding
attempts have faUed due to off-road vehicle activities and predation, some of which
results from domestic cats in the area (EUzabeth Copper, personal communication).
The snowy plover, another species that is sensitive but not presentiy listed by state
<x federal govemmental agencies, nested successfuUy on the property in areas
preferred also by least terns. This species would also very Ukely benefit from
improvement and protection of least tem nesting sites. This bird occurs on the
Audubon Blue List (1982), and is considered "decUning" as a breeding species by
Everett (1979).
The State endangered Belding's savannah sparrow is a resident of larger stands of
SaUeornia vegetation on the property. Habitat losses to development have caused
the decUne of this species in coastal wetiands.
The least BeU's vireo has been observed at the easternmost end of the riparian
woodland in the Agua Hedionda Creek vaUey during the winter (EUzabeth Copper,
personal communication) and may breed there in the spring. It was not detected
during the March 1983 survey.
Mammals
The report by Bradshaw (1976) lists 27 species of mammals as occurring in the
habitats present on the property. These species are restricted largely to the uplands
and riparian vegetation, where they form an integral part of the natural communities
existing in these vegetation stands. None of these are considered sensitive by
government agencies at this time. The larger, more sensitive c^edators such as
bobcats and coyotes are more vulnerable to human activity and development,
particularly in denning areas. The badger is no longer resident on the property.
APPUCABLE LOCAL COASTAL PROGRAM POLICIES
The Agua Hedionda LCP poUcies relative to biological resources are as foUows:
o No uses shaU occur within the boundaries of the wetiand area, except those
activities necessary for maintenance, resource management, farming, and
grazing, except as approved by the State Department of Fish and Game
(PoUcy 3.1):
a. A buffer strip of at least 100 feet in width shaU be maintained in a
natural condition around the perimeter of aU wetiands or
environmentaUy sensitive habitat areas, unless the State Department
of Fish and Game determines that a lesser setback or physical barrier
is adequate;
b. Fencing shaU be required to prevent uncontroUed access of persons or
domestic animals into the wetland or environmentaUy sensitive areas;
c. No vehicle, pedestrian, or equestrian access shaU be permitted within
either the wetiand, environmentaUy sensitive, or buffer areas, except
for resource management and educational purposes.
-35-
o The wetiand areas mapped by the State Department of Fish and Game shaU
be acquired by an appropriate management agency, subject to the
avaUabiUty of funding. Methods of acquisition of those wetlands east of I-
5 ShaU be thoroughly explored by the City, Coastal Conservancy, State
Department of Fish and Gameand property owners (PoUcy 3.2):
o Wetiands mapgHUg by the Department of Fish and Game shaU be further
analyzed to deUneate degraded wetiands capable of restoration (PoUcy 3.5).
o The implementation phase of the LCP shaU include specific provisions for
assuring protection of wetlands in the design of adjacent new development,
including provision of adequate buffer areas, protective fencing,
revegetation, etc. (PoUcy 3.6).
3.4.2 Impacts
GENERAL IMPACTS
The primary development plan for the project site includes residential dweUings, a
recreation center, a neighborhood commercial center and approximately 255 acres of
permanent open space. These uses wiU primarUy impact uplands vegetation and
habitats. In the southeast portion of the site, extensive strips of mixed chaparral on
steep slopes wUl be retained as open space, whUe areas presently in agricultural
production wiU be converted to residential use. Thus, impacts to chaparral
vegetation wUl be minimal. Correspondingly, wUdUfe inhabitants of the chaparral
wUl remain to some degree. The Umited width of the retained habitat strips
increases the amount of habitat "edge" open to disturbance by future residents and
their pets. Also, some chaparral inhabitants wiU periodicaUy move into surrounding
human environs and graduaUy be eUminated by domestic pet predation and pet
coUecting activities. This is particularly probable with respect to horned Uzards and
orange-throated whiptaUs, if present on the site.
Sage scrub vegetation occurs in the southern portion of the property as weU as along
parts of the northern perimeter of the lagoon and creek vaUey. The existing sage
scrub occurs primarUy in relatively narrow strips between agricultural lands and
developments or between developments and open space areas. Whereas the removal
of approximately 40% of the existing stands of this vegetation during development
wiU result in a general reduction of wildUfe on the property, the retention of the
remaining 60% of this vegetation in open space wiU permit a sizable portion of the
present fauna to remain onsite. Sensitive reptiles wiU probably be more strongly
affected than birds because they are more vulnerable to capture. The black-taUed
gnatcatcher wiU be directly impacted and wiU experience lower population levels.
The loss of agricultural lands to development wiU minimaUy impact wUdlife, since
this habitat is generaUy of Umited value for foraging. Cultivated land serves as a
good buffer between development and open-space lands, serving to diminish the
effect of human-generated disturbances on open-space wildlife.
Freshwater marsh may be impacted by sUtation along the pipeUne (dirt) road on the
north side of the Agua Hedionda Creek vaUey, where proposed fiUing may encroach
upon stands of cat-taUs and spiny rush. The proposed development of the northwest
"fingers" area may also partiaUy impact a weU-developed marsh that harbors the
endangered Ught-footed clapper raU and various other bird species. Any loss of weU-
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* ^ developed freshwater marsh is a significant impact because this habitat is generaUy
uncommon in coastal southern California.
m
M Salt marsh vegetation is relatively scarce in coastal southern CaUfornia and its
removal wUl naturaUy decrease the total acreage extant. Thus, any losses on this
m site wiU add to the cumulative reduction of this vegetation type. WUdUfe associated
^ with this habitat wiU experience a related loss of foraging and/or nesting area.
Riparian vegetation wiU be minimaUy impacted by the proposed project as this
" habitat occurs primarUy in Agua Hedionda Creek vaUey within the proposed open
m space area. Removal of several smaU stands of wiUows occurring in minor side
drainages wiU incrementaUy reduce the size of forage and nesting habitat avaUable
4* for a variety of smaU passerine species. However, most riparian habitat wiU be
retained in open space. The least BeU's vireo observed in this habitat during the
winter of 1982-83 is not expected to be be impacted significantiy by the project.
Likewise, the two-striped garter snake that may occur in this and adjacent habitats
* should be only minimaUy impacted.
m
Road construction wiU require excavation and fiUing of natural and previously
"I disturbed habitats, which wiU naturaUy reduce the size of local wUdlife populations
to a minor degree. The noise and activity associated with roads wiU impact adjacent
habitats and resident wUdlife to an unknown but probably minimal degree. If animals
^ are disturbed too frequentiy, they wiU either be displaced into quieter areas or
reproduce poorly and maintain marginal populations in the vicinity of the
* disturbance-
^ The amount of sedimentation that wiU result from the development is unknown.
gg Proper landscaping and ^osion control methods should minimize this impact. Post-
development sedimentation rates may actuaUy be lower than at present because
«, some presentiy cultivated (i.e., highly erodable) fields wiU be replaced by houses with
various types of groundcover to intercept rain and reduce erosion. Sedimentation
*• accelerates the process of lagoon fiUing by reducing the lagoon bottom depth and by
graduaUy extencUng the eastern lagoon shoreUne towards the west.
m
m SPECDFIC IMPACTS
m Five areas on the KeUy property proposed for development are of particular
^ biologic£d concem. These areas are discussed below.
Development Area, "Fingers Location"
Ml The present status of the marshy habitat in the "fingers" area includes relatively
undisturbed mudflat that is infrequentiy inundated by tidal waters. The productivity
m of this mudflat is low relative to r^ularly inundated tidal flats. Thus, a potential
does exist for enhancing the lagoon in this area. The upland "fingers" themselves are
included within the wetland boundcu-ies defined in the Local Coastal Flan (Tessier
1982), however, they presentiy are not functional wetiands. They Ue far above the
^ salt marsh vegetation and are covered primarUy by ruderal and sage scrub plant
H species. The present mudflats and "fingers" also serve as a high quaUty buffer
between human activities to the north and the lagoon edge. This buffering effect is
m very important to the maintenance of the lagoon avifauna, and some buffer wUl be
required between any future development and the wetland boundary.
m
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Development in the "Angers" themselves wiU necessitate fiUing of the wetlands,
which wiU eUminate both mudflat habitat and approximately 1,5 acres of salt marsh
vegetation. This vegetation is habitat for the Belding's savannah sparrow which
would naturaUy be displaced by any filUng operatons. The presence of residential
dweUings (and their associated wildUfe disturbance elements - pets, exploring
residents, etc.) near the lagoon would reduce the use of the shoreUne by a variety of
water-associated birds.
Development in the more easterly area containing fresh-brackish water pond and
marsh vegetation would eUminate use of this section of habitat by a portion of the
area population of the endangered U^t-footed clapper raU and Belding's savannah
sparrow, and a variety of shorebirds, wading birds, waterfowl, egrets, and herons.
FoUowing development, the presence of humans in this area wiU further degrade the
adjacent wetland through indirect factors such as loose domestic pets and exploring
chUdren. If development remains back from the edge of the wetland, impacts should
be considerably reduced and endangered and other species should continue to inhabit
the area.
The existing mudflats in this area are generaUy not used by birds except during
extreme high tides. More frequent tidal inundation would increase bird use of this
habitat as weU as increase the aesthetic value of the site for future residents.
The proposed land use plan delineates this area for medium-high density residential
land use. Two alternative development scenarios have been proposed for this
location. The details of these proposals would be determined by subsequent studies.
Both scenarios would require consultation with, and permit acquisition from, the
Coastal Commission, California Department of Fish and Game, U.S. Fish and WUdlife
Service, and U.S. Army Corps of Engineers. Each scenario is discussed below.
Scenario A - The first proposal would create three islands out of the ends of the
western three "fingers" by excavating a channel that would separate the outer ends
from the "mainland." The width of the channels should be at least 100 feet with
dimensions of the islands approximately 100 feet by 200 feet. Excavated soU could
be used to fiU the inner ends of the "fingers" embayments so that a sUghUy sinuous
mainland shoreUne was created. The existing flats around the islands should be
lowered to graduaUy sloping elevations that would ensure daUy tidal inundation. The
channel between the mainland and the islands should be excavated to below sea level
so that at no time would it be possible to walk to the islands. A channel (5 to 10 feet
wide) should connect these channels with the lagoon proper. AU development
adjacent to the marsh or succulent vegetation should incorporate an adequate buffer
varying between 20 to 100 feet depending upon the wildUfe value of the vegetation.
Scenario B - The second approach would include the removal of the outer ends of the
"fingers" and the use of excavated material to fiU in the innermost ends of the
adjacent smaU embayments. This would increase the amount of mudflat habitat
toward the lagoon whUe reducing the mudflats toward the north.
As part of this action, the elevation of the flats between the "fingers" and on the
lagoon side of the "fingers" would be lowered to an elevation that would aUow daUy
tidal flushing. Development adjacent to the marsh or salt-flat succulent vegetation
should incorporate an adequate buffer varying between 20 to 100 feet, depending
upon the wUdlife value of the vegetation. Low, preferably native, vegetation could
be planted between the development and wetland border to serve as an aestheticaUy
pleasing buffer zone. The slope of the shoreUne should be sufficientty sloped so that
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the buffer strip is clearly visible to birds feeding on exposed flats. This wiU reduce
the UkeUhood of an unobserved approach by predators such as domestic cats.
Loss of a portion of the inner "fingers" embayments, with a minimum of salt-flat
succulent vegetation, wiU be balanced by a gain in wetiand area at the outer "finger"
tips. Furthermore, the existing high elevation flats wiU be lowered so that they
t>ecome regularly tidal and foster development of salt marsh succulent vegetation at
their higher elevations and unvegetated tidal flats at lower elevations. In order to
avoid disturbance to existing Belding's savannah spcurows, the weU-developed
SaUeornia vegetation along the western property boundary should not be excavated.
Either scenario would increase the amount of developable land to the north as weU as
expand the amount of productive habitat in the wetiand. The lagoon tidal prism
would be increased to an unknown degree.
Developm^it Area, "East of Fingers Area"
As shown on Exhibit 10, development is proposed in the lowland area just east of the
"fingers" area. This development wiU impact both freshwater marsh and coastal salt
marsh by fiUing activities. Belding's savannah sparrows were recorded just south of
this development area in the March 1983 survey. This sensitive species could be
impacted by development activities.
Development Area, "Recreation Commercial"
Construction of the proposed recreation area wiU eUminate approximately 3 acres of
salt marsh vegetation. The primary stand is homogeneous and weU-developed on the
site but harbored no Belding's savannah sparrows in March 1983. Therefore, this
species wiU apparentiy not be impacted at this particular site. This stand is isolated
from the main wetiand to the west by Hidden VaUey Road, which may explain the
bird's absence in this apparently suitable habitat. With the exception of pacific
It treefrogs, other wUdlife were not detected at this site. Thus, the primary impact
wiU be the loss of a portion of a vegetation type that is declining. This loss is
considered significant because it constitutes an impact to the wetiands, however, it
^ should be possible to mitigate the loss in the open areas to the west. The other smaU
stands of salt marsh vegetation along the southem property boundary have been
^ degraded by cultivation and road construction activities. These stands also are
isolated from the wetiand to the west and do not contain Belding's savannah
** sparrows. Impacts of the recreation center on this area would be insignificant.
^ Development Area, "Neighborhood Commercial"
m
Development in this area may require the removal of some or aU existing eucalyptus
MB trees. If the trees are removed, perching habitat for a variety of birds, including
several raptor species, wiU be lost. Also, the red-taUed hawk nest in this section wiU
be eUminated. The loss of any raptor nest is a significant impact to the biological
resources on the property. However, other stands of eucalyptus trees occur in the
* immediate area and may possibly t>e used as nest sites by the displaced birds.
m Moreover, red-taU hawks are a common bird in San Diego County and presentiy are
in no danger of population reductions. Notwithstanding, incremental losses of
m suitable nest sites wiU eveutuaUy cause reduced number of these birds in the area.
•* A riparian woodland occurs in this part of the property in a drainage depression that
was formerly the main creek channel. The woodland is fairly weU developed in some
m
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areas and serves as habitat for a variety of passerine bird species. Although not as
weU-developed as the riparian woodland further to the west, this stand is nonetheless
of considerable value to birds on the property. Its removal would add to the
incremental loss of riparian woodland in the County. The construction of Cannon
Road and the commercial connector road wiU necessitate the diversion of existing
water flows, thereby eUminating the drainage through this riparian channel. The
commercial connector road traverses a defined wetland area, but as can be noted on
Exhibit 10, the area currentiy functions as faUow fields and irrigated pastures.
Cannon Road Construction (South-Central Section)
Construction of this road wiU remove smaU patches of sage scrub as weU as require
the filUng of the smaU stand of salt marsh vegetation northeast of the recreation
area. An insignificant amount of marsh vegetation along the existing road wiU be
removed as weU. In its final section toward El Camino Real, the road wUl traverse a
habitat deUneated as wetland by the CaUfornia Department of Fish and Game in the.
Carlsbad Local Coastal Plan. However, this area is presentiy a horse pasture and
does not truly function as a wetland. The impacts of the road should, therefore, be
insignificant. The construction of the new bridge near El Camino Real may require
the removal of a few fair-sized wiUow trees. If this is the extent of the habitat loss,
the impacts upon the riparian area should be insignificant; new wiUow ^owth should
replace that removed, if the bank is not too steep.
3.4.3 Mitigation Measures
Mitigation measures in this section are discussed in two categories as foUows: (1)
general for the entire project area, and (2) specific for the areas of concern
previously evaluated.
General Recommendations
1. The project design proposes to retain approximately 58% of the site in open
space. This wiU include steeper upland slopes, riparian woodland, fresh-
brackish water marsh, and seasonaUy inundated tidal flats. A majority of
wUdlife species on the property should remain foUowing development, although
densities wiU decUne for some sensitive species. Scrub species that wiU
decUne in number or be lost from the property, if they do occur there, are the
orange-throated whiptaU and San Diego horned Uzard. Also in this category is
the observed black-taUed gnatcatcher.
2. Impacts to sage scrub vegetation and its wUdUfe inhabitants wiU be reduced by
curtaiUng vegetation removal except where absolutely necessary for proper
site development. Dumping or fiUing onto this vegetation should be prohibited,
except where absolutely necessary.
3. The indirect impact of pets and exploring residents in remaining open space
terrain wiU be difficult to control. In general, signs should be posted stating
that pets should not be permitted to roam free and residents should not venture
into wetland habitats during the spring-summer nesting season (approximately
mid-March to early July). Off-road vehicles should be prohibited in aU open-
space areas.
4. Sedimentation should be controUed as much as possible during construction, and
foUowing construction through appropriate landscaping. It is recommended
that native plants be used as landscaping material wherever possible.
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5. Onsite mitigation of the loss of maritime sage scrub habitat for known
popiUations of black-taUed gnatcatchers and expected orange-throated
whiptaUs and S£m Diego horned Uzards is not possible under the current
development scheme. Off-site mitigation is not required at the present time
due to the current status of these species and vegetation type.
6. It would be desirable to surround aU houses bordering the open space wetiand
terrain with a suitable barrier.
7. AU development adjacent to marsh vegetation should incorporate an adequate
buffer varying between 20 to 100 feet, depending upon the wUdlife value of the
vegetation as determined by Department of Fish and Game and the City of
Carlsbad.
8. No uses shaU occur within the boundaries of the wetland area, except those
activities necessary for maintenance, resource management, farming and
grazing, except as approved by the State Department of Fish and Game (Agua
hedionda LCP PoUcy 3.1).
9. A buffer strip of at least 100 feet in width shaU be maintained in a natural
condition around the perimeter of aU wetiands or environmentaUy sensitive
habitat areas, unless the State Department of Fish and Game determines that a
lesser setback or physical barrier is adequate (PoUcy 3.1a).
10. Fencing shaU be required to prevent uncontroUed access of persons or domestic
animals into the wetiands or environmentaUy sensitive areas (PoUcy 3.1b).
11. No vehicle, pedestrian, or equestrian access shaU be permitted within either
the wetiand, environmentaUy sensitive, or buffer areas, except for resource
management and educational purposes (Policy 3.1c).
SPECIFIC RECOMMENDATIONS
Development Areas, "Fingers" Location and "East of Fingers" Location
In order for any development involving marsh vegetation to be considered,
compensation for the loss of habitat wiU be required. Such measures must offset any
loss of the present habitat.
If a portion of the habitat is trcuisformed into developed land, upgrading of the
remaining habitat wiU be necessary. The City of Carlsbad and Califomia
Department of Fish and Game must approve development plans for this area.
Any dredging of the fingers area wiU require consultation with, and permit
acquisition from the Coastal Commission, CaUfornia Department of Fish and Game,
U.S. Fish and WUdlife Service, and U.S. Army Corps of Engineers (PoUcy 3.3, Agua
Hedionda LCP).
Wetlands mapping by the Department of Fish and Game shaU be further analyzed to
deUneate wetiands capable of restoration (PoUcy 3.5, Agua Hedionda LCP).
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Development Area "Neighborhood Commercial"
Compensation for the loss of woodland habitat, both riparian and eucalyptus should
be provided by planting native tree species along the improved channel in numbers
approaching optimal densities.
Cannon Road Construction (South-Central Section)
The aUgnment of the northem portion of Cannon Road should foUow as closely as
possible the existing Hidden VaUey Road, thereby reducing as much as possible the
filUng of the pastures (defined as wetiand) to the north. The potential loss of a
Umited number of wiUows adjacent to El Camino Real could be mitigated by creating
a creek bank slope in the immediate vicinity that would permit establishment of
wiUows (approximately 1:3 or less steep).
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3.5 CULTURAL RESOURCES
An archaeological reconnaissance of the study area was conducted by Archaeological
Associates, Ltd. This study consisted of a site survey, records search and a Umited
testing program. An additional more detaUed analysis was conducted for KR-1, a
potentiaiuy significant site. Both reports are summarized below and avaUable for
review in its entirety at the City's Community Development Depsurtment.
3.5.1 Existing Conditions
Archaeology and Historical Resources
Record searches for the KeUy Ranch including a one-mUe wide radius around the
ranch, indicated that forty-one archaeological sites have been found in the
territory. Such a high figure reflects intensive prehistoric use of the area.
Significant historic structures were found to be entirely absent. A smaU adobe
service buUding was observed west of the KeUy ranch house; however, it was
recentiy constructed (15 years ago) with commercial adobe brick.
m Eleven archaeological sites were recorded onsite (KR-1 to KR-11); a brief
description of the significance of each site is provided below.
KR-1 - KR-1 is a weU developed sheU midden which is at least 60 centimeters deep
and covers an area of approximately 800 square meters. A less promising periphereU
M deposit of about the same size surrounds the central midden. Marine sheU flnds are
plentiful in the central midden and one inhumation (burial) was found during the
test. Based on a C-14 and C-13 analysis, the site is dated at 7,940A 90 years before
present. This would represent the oldest weU-developed midden, aU other materials
being somewhat later. A date of circa 8,000 years ago enhances the scientific
^ significance of this site.
' KR-2 - This is a casual mUling area used during the Late Prehistoric period judging
from potsherds found on the site. Tests faUed to indicate the presence of anything
^ representing a weU-developed deposit and it is clear that the site represents no more
^ than a location of very occasional use. It is doubtful that additional research at KR-
2 would prove useful. Therefore, KR-2 is regarded as insignificcmt.
* KR-3 - KR-3 consists of two loci, each of which comprises a broad surface scatter.
Both loci represent activity areas probably used by the occupants of KR-1. Tests in
each locus faUed to yield evidence of a significant deposit. An array of artifacts has
already been coUected from the site.
m
KR-4 and KR-5 - KR-4 and KR-5 consist of very light surface artifact scatters which
^ have been coUected. No deposit exists at either of the sites and they are not
^ regarded as significant.
KR-6 - This is a smaU, Ught density sheU midden which seems to include very Uttle
* artifactual material. Tests indicated that sheUfish remains extend to a depth of
il about 30 cm., but are infrequent. Artifactual material was absent and the soil itself
exhibited littie alteration. Thus, the research potential of KR-6 is regarded as very
m low or nonexistent.
KR-7 - WhUe a deposit of probable significance exists outside of the study area (to
^ the north of Park Drive), signs significant deposits are not present within the
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boundaries of the KeUy Ranch. Thus, significant archaeological resources are not
expected in the area of KR-7 onsite.
KR-8 - This site which covers an area of aproximately 4,000 square meters
represents the last remaining vestige of what was once a large (perhaps the largest)
prehistoric settiement on the shores of Agua Hedionda Lagoon. The deposit
undoubtedly represents a considerable span of prehistoric time. Previous
investigations estabUshed the significance of the deposit and no excavation or
surface coUection operations were conducted.
KR-9 - This site is a sheU midden which is partiaUy buried under recent aUuvium.
Surface indications are misleading as a result. The best portions of the deposit are
dense in marine shaU and tests suggest that a shift in species being exploited
occurred over prehistoric time. There is a UkeUhood that this shift could be related
to environm^tal changes taking place in and around the lagoon. The potential for
dating such changes also exists. In addition, a prehistoric rock feature of unknown
function is known to be present at the foot of KR-9. For these reasons, KR-9 is
regarded as a significant site offering considerable research potential.
KR-10 - Tests indicate that no significant portion of KR-10 extends within the
boundaries of the study area.
KR-11 - KR-11 is a sheU midden which overlies an apparent prehistoric deposit of
unknown nature. This deposit is relatively deep, extending to a depth of at least two
meters. However, the depth may be more a function of rapid deposition than
antiquity. &i any event, the lovtee deposit seems to reflect fish consumption and a
disregard (or perhaps unavaUabiity) of the usual sheUfish found in later deposits in
the region (i.e., chione and scaUop).
Paleontology
A paleontological records search was conducted by the county of San Diego Natural
History Museum (see Appendix G). A field reconnaisance was not conducted in
conjunction with this project.
The record search indicated that two recorded fossil localities occur within the
boundaries of the study area. It is important to emphasize the subsurface nature of
paleontological resources (i.e., fossils) and the direct relationship between the
distribution of these fossils and the bedrock layers (i.e., formations) within which
they occur. In the case of the study area, the two recorded vertebrate fossil
localities onsite, together with the numerous (and more productive) fossU locaUties
in the same formation offsite suggests a high resource potential for the study area.
The Eocene Santiago formation onsite exhibits high paleontological resource
potential. The paleontatogic significance of offsite localities to the northwest were
unknown untU grading for the Laguna Riviera development exposed them. These
locaUties have produced a rich assemblage of Eocene vertebrate fossils which
includes amphibians, Uzards, crocodUes, bird and a host of land mammal taxa
including shrews, hedgehogs, tarsid primates, primitive rodents, gophers, lagomorphs,
carnivores, smaU rhinoceroses, oreodonts and camels.
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3.5.2 Impacts
Archaeology and Historical Resources
Of the eleven archaeological sites identified onsite, four have been determined to
have significance potential (KR-1, KR-8, KR-9 and KR-11) that would require
mitigation measures.
Based on the conceptual development plan, KR-1 is partiaUy located in an area
shown for development and wiU be potentiaUy impacted from project construction.
KR-8 wiU not be impacted by proposed development because of its location in an
open space area. KR-9 is also located in an open space area; however, the proposed
alignment of the extension of KeUy Drive intrudes into the site. KR-11 is located in
a development area and could potentiaUy be img)acted from project development.
The additional field analyses performed on KR-1 concluded that there is no reason to
beUeve that the site represents a prehistoric cemetary. The one human bone which
was found during the research, including that of UCLA, occured in one test unit.
Thus it is beUeved that only the remains of a single individual have been found, to
date. Given the antiquity of the site, this might weU represent a single intramural
burial which is the only inhumation present on site. If others occur, it is clear that
they wiU not occur with great frequency since such remains should have been found
in one or more of the other test units. Based on the proposed development plan,
most of the central midden area of KR-1 wiU be permanentiy preserved and it is
improbable that a burial is present in the very smaU portion of central midden which
must be removed in order to accommodate the proposed road.
Paleontology
Both of the recorded paleontological sites could potentiaUy be impacted by
development activities. These sites also derive importance as indicators of what
may be expected in the geologic formation, for there is a potential for fossils being
present in the shaUow subsiffface. Grading operations, therefore, could reveal
additional subsurface paleontological resources.
3.5.3 Bfitigation Measures
Archaeology
An archaeological resource mitigation program has been developed by the
archaeological consultant because of the potential impact to significant onsite
archaeological resources. These mitigations establish guidelines for future
treatment of these sites to aUeviate potential negative impacts.
Mitigation measures for those sites requiring surface and subsurface coUection wiU
be implemented prior to the issuance of grading permits for any area which may
affect the site. For those sites that require additional field testing and further
mitigation development, testing and development of final recommendations wiU be
completed prior to approval of tentative subdivision maps in proximity to the
site(s). Final recommendations wiU be completed prior to the issuance of grading
permits. Specific mitigation measures are described below.
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^' KR-1 - B€ised upon the preUminary development plans prepared on the project,
approximately 90% of the archaeological site (SDi-9649) wUl not be disturbed
by grading or construction activities. In order to ensure the preservation of
these resources, the foUowing steps are recommended;
1. Perform a controUed surface coUection of this portion of the site.
2. Placement of 18 inches of topsoU over the surface of the site.
3. Planting of grass or other ground cover.
In addition, it is recommended that a salvage operation be designed to permit
removal of the remaining portion of the site (estimated at 10%) that wiU be
directiy impacted by the project construction. It is recommended that 10% of
the central deposit and 5% of the peripheral deposit be salvage excavated. The
total salvage samples which would be removed for each of the two alternative
roadway alignments are listed below:
10% Central Deposit 5% Peripheral Deposit
Alternative A 32 square meters 32 square meters
Alternative B 4 square meters 16 square meters
The difference between the complexity, cost, and time required for the two
programs is considerable, and thus. Alternative B is strongly recommended.
It should be emphasized that the programs outUned above have been compUed
for the express purpose of studying the feasibUity of alternative road
alignments. It wiU be necessary to map the eastward extent of SDi-9649
estabUshing a reservtion and/or salvage program for this area of the site,
2' KR"8 - This site wiU be preserved. The consultant recommends that the site be
covered with a layer of soU so that a smaU kiosk or other interpretative
facUity could be placed onsite. This altemative would preserve the resource
value and prevent the continued erosion of the site.
3. KR-9 - KR-9 offers significant research potential. Consequentiy, a 5 to 10
percent sample of areas subject to adverse impacts should be obtained prior to
development.
KR-11 - It is recommended that an exploratory investigation of the site be
initiated. The most expeditious and fruitful plan would comprise a combination
of mechanical and hand-excavated units. A backhoe should be used to dig a
trench across the talus from north to south. This trench would yield a section
of the stratigraphy of the entire site and quickly resolve such issues as whether
the lower deposit found in the test is a fluke, natural, rodent born, or indeed
represents an important prehistoric deposit. The location of hand-excavated
units would be selected on the basis of the stratigraphy displayed in the
backhoe trench escarpment. A total excavation area of ten square meters
should be adequate for identifying the age and nature of the strata. It should
then be possible to draw up a reasonable strategy for salvage excavating a
sample of that portion of the site which wiU be impacted by construction.
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Paleontology
1. The two previously recorded sites (V-68114 and V-68115) wiU be tested to
determine their significance and appropriate mitigation measures completed
prior to the issuance of grading permits.
2. A qualified paleontologist wiU be in attendance at aU pre-grading conferences
and wiU coordinate an approE)riate program of monitoring/salvaging with the
developer and grading contractor.
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3.6 LAND USES
3.6.1 Existing Conditions
Onsite Land Uses
As shown on Exhibit 11, current land uses within KeUy Ranch relate primarUy to
open space and agricultural activities including the cultivation of Christmas trees,
row crops and irrigated pasture (fuU discussion of onsite agricultural activities is
provided in Section 3.8 Agricultural Resources).
AdditionaUy, San Diego Gas and Electric has electrical distribution facUities which
traverse the site. These faciUties include: one 230 kv transmission Une, two steel
transmission towers and several double wood transmission structures. The 230 kv
Une and 138 kv Une occupy a 150-foot wide right-of-way which traverses the site in a
north/south direction. The other 138 kv Une is located in a 150-foot wide right-of-
way which crosses the property in a northeasterly direction.
The KeUy Ranch home is located within the study area txjundaries. However, it is
not a part of the proposed project.
AppUcable Local Coastal Program PoUcies
The Agua Hedionda LCP and Land Use Plan specify the foUowing poUcies related to
land use:
o That portion of the "KeUy" property containing wetland areas shaU be
designated as open space consistent with maintenance of the natural
resources of the wetlands and floodplain area. Permitted uses shaU
include maintenance and extension of utUity transmission and distribution
systems, agriculture, outdoor plant nurseries, fish hatcheries, driving
ranges, archery ranges, hiking and equestrian trails, apiaries, or other non-
intensive recreational, scientific or educational uses compatible with
resource values. No permanent structures or impermeable surfacing or
filUng ShaU be permitted within the lOO-year floodplain. Any development
of the property shaU be subject to regulation by conditional use permit and
ShaU be subject to the approval of the State Department of Fish and Game
(PoUcy 1.2).
o BuUding height shaU be Umited to a maximum of 35 feet. Building
setbacks and lot coverage shaU be regulated by the appUcable zoning
designation, except as specificaUy modified in this plan (PoUcy 1.9).
o UtiUty transmission and distribution facUities shaU be aUowed in wetiand
areas, provided that maintenance and construction of such improvements
does not adversely impact environmentaUy sensitive areas and is
consistent with Coastal Act PoUcies (PoUcy 3.7).
o A buffer strip of at least 100 feet in width shaU be maintained in a natural
condition around the perimeter of aU wetlands or environmentaUy
sensitive habitats, unless the State Department of Fish and Game
determines that a lesser setback or physical barrier is adequate.
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KELLY RANCH
City of Carlsbad
^ MBA
EXHIBIT 11
•"V
It
m
The Carlsbad LCP has the foUowing poUcy:
o The property shaU be developed using the existing planned community zone
with the additional requirements contained in the PoUcies herein. AU
developments as defined in the Coastal Act, expressly emphasizing land
divisions, are conditional uses and require a coastal development permit
and master plan. As a condition of approval of any master plan for the
entire area, the City shaU require that a mimmum of 80% of the existing
agricultural area shaU be permanently restricted to agricultural use.
Surrounding Land Uses
Exhibit 12 depicts the land uses surrounding KeUy Ranch; the exhibit is keyed to the
foUowing text.
1. Existing Residential - Three tracts (80-39, 71-5 and 73-45) of single famUy
residences border the study area's northwestem border. Those residences along
the north side of Park Drive face the study area; those residences along Loma
Laguna Drive, Via Arquipa and Via Marta back against the property border.
KeUy Elementary School also is adjacent to the site, across Park Drive.
2. Lake Calavera Hills - This approved planned residential community to the north
of the site consists of 807 acres. Development plans indicate that 3,230
dweUing units (4 d.u./gross acre) and 10 acres of general commercial uses are
planned for the site.
3. Carlsbad Highlands - This 278-acre site is planned for 152 single-famUy homes,
217 duplex units, and 524 multi-fmUy units. In addition, 38 open space and
recreation lots are planned.
4. Rancho Carlsbad - This is a mobUe home park. Currently a General Plan
Amendment and annexation is being proposed for 68 acres adjacent to the park.
The proposed amendment would accomodate the expansion of the existing
mobUe home park.
5. KoU Carlsbad Research Center - This 560-acre site is approved for industrial
land uses. It is anticipated that its construction wiU be phased over 10 to 15
years.
6. Palomar Airport - This general aviation airport is located approximately 2
mUes to the southeast of the site. The study area is not affected acousticaUy
by the airport's fUght operations.
7. Signal Landmark - This 333-acre site located adjacent to Palomar Airport is
planned as a major industrial and office park area.
8. Huntington Palomar - This 110-acre site located adjacent to Palomar Airport is
planned as a major industrial park.
9. Macario Canyon Park - This area is conceived as the major new park
development in the City. The park plan includes 50-acres of the KeUy Ranch;
this inclusion was contingent upon the City's acquisition of the property. The
conceptual site plan for the park designates the 50 acres of the KeUy Ranch as
a wetlands preserve.
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3.6.2 Impacts
Onsite Land Uses
At present, the study area is utiUzed almost entirely as agriculture and passive open
space. The proposed project, if developed, would result in a transition to residential
and commercial uses.
As discussed in Section 2.0 PROJECT DESCRIPTION, the current General Plan would
aUow for the development of approximately 420 to 1,254 dweUing units onsite. The
proposed General Plan amendment would aUow a range of 1,227 to 2,873 dweUing
units which is substantially higher than the existing General Plan. However, a
maximum 1,600 dweUing units are proposed for development, representing a 27.5%
increase (346 additional dweUing units) over the high end of the existing General Plan
designation.
According to the conceptual development plan, approximately 140 acres of the 433-
acre site would be used for development areas. These areas would be located where
agricultural activities are presentiy conducted. Agriculture activities in these areas
would be terminated to facUitate the proposed development. However, the appUcant
proposes to transfer some of the agricultural activities (acreages have not been
determined at this time) into the floodplain to offset the loss of agricultural land.
Agricultural activities are acceptable uses in the wetlands per the poUcies of the
Agua Hedionda Land Use Plan. See Section 3.8 AGRICULTURAL RESOURCES for a
thorough discussion of agricultural practices onsite. The project is, however, in
conflict with the Carlsbad LCP goal of maintaining 80% of the existing agriculture is
permanent agricultural use.
The UtiUty transmission and distribution facUities are consistent uses with the Agua
Hedionda Land Use Plan. The proposed extensions of Cannon Road and KeUy Drive
do encroach upon the transmission right-of ways and as such wiU require review by
San Diego Gas and Electric (SDG&E). It wUl be necessary in subsequent planning
stages to ensure that project development wiU not impair SDG&E's abUity to access,
repair and maintain their faciUties.
AU development onsite must comply with the 100-foot setback along the wetland
boundaries and environmentaUy sensitive areas, unless adjustments are approved by
the City and the California Department of Fish and Game.
Surrounding Land Uses
The proposed residential and related land uses are generaUy compatible with the
residential uses, both existing and proposed, in the surrounding properties. The
General Plan currently designates the majority of the western area site (see Exhibit
3) for residential medium-high land use (10 to 20 du/acre). The proposed General
Plan amendment would continue the RMH designation along Park Drive, and expand
its area towards Agua Hedionda Creek. Therefore, the proposed project would
provide the same residential density interface with the existing residential areas as
does the current General Plan.
Implementation of the project, as would the existing General Plan, would alter the
existing rural views from the adjacent residences. Although specific housing types
are unknown at this stage in project processing, it can be assumed that multi-family,
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KELLY RANCH
City of Carlsbad QMBA
EXHIBIT 12
m
m
two-story dweUing units wiU be constructed in the RMH designation. Without proper
design considerations, residences along the project's westem edge could have their
views impaired by sights of developed areas. Existing residences would also be
subjected to increased traffic and noise levels, as discussed in the appropriate
chapters of this EIR. Construction traffic, noise and dust from project development
would create short-term impacts on surrounding areas.
The proposed extension of Cannon Road would f^ovide access to Macario Park which
would open up the area and promote park visitations. This is a positive impact, since
access to the park can only be achieved via four-wheel drive vehicles. Residential
land uses are proposed in the areas adjacent to the park. It wiU be necessary to
incorporate design measures including setbacks, landscaping, and bermir^ to
minimize impacts of the proposed project to uses in Macario Park.
Approximately fifty (50) acres of the KeUy Ranch is incorporated in the Macario
Canyon Park Plan and shown as wetiand preserve. The 50-acres parcel is not within
an area proposed for development. Should the project be approved and implemented,
the 50 acres could stiU be acquired and included in Macario Park.
The site is not within the Area of Influence and Referral for the Palomar Airport.
Therefore, ^oject development is not expected to be impacted acousticaUy by
airport operations. Project development wiU not affect airport operations.
3.8.3 Mitigation Heaswes
Urbanization of the site is an unavoidable adverse impact of project
implementation. Urban uses would also be aUowed under the existing General Plan.
Howev^, the foUowing mitigation measures are presented to minimize impacts to
onsite and surrounding land uses.
Onsite Land Uses
See Section 3.8 AGRICULTURAL RESOURCES for mitigation measures related to
onsite agricultural activities. Other mitigations are described below.
1. AU development which encroaches in the SDG&E rights-of way wiU require
review by SDG&E. In addition, coordination between SDG&E and the project
developer wiU be required to ensure that access to the facUities for
maintenance and repeur wiU not be impaired by project construction.
2. BuUding heights wiU not exceed 35 feet per the Agua Hedionda Specific Plan
• (Land Use Plan).
3. AU development wUl maintain a 100-foot setback from the wetiands boundary
and environmentaUy sensitive areas. Deviations from this setback are possible
upon review and approval by the City of Carlsbad and the Department of Fish
and Game.
Surrounding Land Uses
1. At subsequent and more detaUed planning and design phases, measures wiU be
designed to reduce the impacts of the proposed project along its boundaries
with the existing residential areas. Design and poUcy measures considered
should include:
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o Edge treatments and grading practices to maintain the views of existing
residences into the wetiands and lagoon areas.
o Use of earth tones and other "environmental" colors to coordinate the
proposed buUdings with the surrounding environs, as weU as use of
architectural styles that lessen the visual impacts to the surrounding
areas.
o Stepping down of buUding heights at the development edge to the degree
necessary to eUminate potential visual impacts of multistory buUdings.
2. To minimize Ught and glare, street and sign Ughting shaU be oriented toward
development areas to avoid spiUover into adjacent properties, particularly into
Macario Park.
3. Sensitive design treatment wiU be required at the projects interface into
Macario Park to ensure that the project wiU not impact proposed land uses in
the park.
Mitigations regarding aesthetics, traffic and noise are E^resented in separate chapters
of this EIR.
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m
3.7 RELEVANT PLANNING PROGRAMS
3.7.1 Existing Conditions
The study area is located in the City of Carlsbad and the County of San Diego. The
adopted general plans and poUcies of affected jurisdictions are discussed in this
section as weU as those state and regional planning programs that are directly
appUcable to the proposed project.
County of San Diego
San Diego County Zoning Code - The county zoning code designates that portion of
the site in the county as R-R-2 (Rural Residential). This designation permits one
single famUy residence per lot with a minimum lot size of one acre.
San Diego Coimty Land Use Element - The LUE designates the majority of the site as
Residential 1 (1.0 dweUing unit/1,2, and 4 acres); the southern portion of the site is
shown as Residential 6 which aUows 7.3 dweUing units per acre. An Impact Sensitive
Area designation (1 dweUing unit/ 4,8 £md 20 acres) encompasses a smaU portion of
the property at the intersection of Hidden VaUey Road and the site^ southern
boundary.
City of Carlsbad
Zoning - Presently the 91 acres of the site within the City are zoned R-A-10. This
designation permits residential and agricultural land use. The mimmum lot size is
10,000 square feet.
Land Use Element - The City's Land Use Plan provides for an ultimate holding
capacity of 108,323 d.u.'s for a planning area of aproximately 25,000 acres, with a
population range between 154,118 to 281,640; the expected midrange would result in
a population of 208,291.
As discussed in Section 2.0 INTRODUCTION AND PROJECT DESCRIPTION and
iUustrated in Exhibit 3, the existing land use plan designations for the study area
would aUow between 420 and 1,254 dweUing units onsite. Approximately 200 acres
of the site are designated as open space.
Circulation Element - The primary goal of the Circulation Element is to provide a
comprehensive circulation system to serve the preset and future needs of Carlsbad
and the greater San Diego County area. The Circulation Plan depicts Cannon Road
as a major arterial traversing the study area. El Camino Real, which runs in a
general northwest/southeast direction, is a prime major arterial to the north of the
study area.
In addition, bicycle routes are shown along El Camino Real, the proposed extension
of Cannon Road and along the north side of the lagoon.
Housing Element - The Housing Element has five major goals which are intended to
provide general direction in meeting Carlsbad's two major housing concerns:
preserving existing community values and responding to projected growth. These
goals include preserving the City's coastal character, providing adequate housing
diversity including affordable housing, locating housing in proximity to employment
centers, transportation and services and providing open housing poUcies. FuU
-53-
discussion of the Housing Element, including impacts and mitigation measures is
provided in Section 3.9 SOCIOECONOMICS.
Noise Elem^t - The goal of the Noise Element is to achieve and maintain an
environment which is free from excessive or harmful noise through identification,
control and abatement. Palomar Airport, El Camino Real and the Agua Hedionda
Lagoon (motor boat use) are identified noise sources in proximity to the project. FuU
discussion of the Noise Element, including impacts and mitigation measures is
provided in Section 3.12 NOISE.
Public Safety Element - This element addresses fire hazards, flood hazards, crime
prevention, health and safety hazards and emergency services. The site could
potentiaUy be impacted by brushland fires and flooding (see Section 3.3,
HYDROLOGY for further discussion regarding flooding). There is also the possiblity
of site inundation from faUure of Calavera Dam and/or Squire's Dam in the case of
seismic activity or sabotage.
Scenic Highways - This elem^t's primary objective is to protect and enhance scenic
resources along designated routes within the City. The element identifies the
foUowing scenic highways in or adjacent to the study area; El Camino Real, Park
Drive and Cannon Road. In addition, the site is hi^y visible from 1-5.
Parks and Recreation Element - This ultimate objective of this element is to provide
optimum recreational opportunities to aU residents in the City. The element has
established the foUowing standards for parkland:
o Community Park 2.0 acres/1,000 population
o Special Resource Areas 2.5 acres/1,000 population
o Special Use Areas .5 acres/1,000 population
Geological and Seismic Safety Elemoit - This element incorporates procedures to
minimize the loss of human Ufe and property damage from seismic emd geologic
phenomena.
The element identifies erosion and siltation are existing geotechmcal problems
within the City. Potential geotechmcal problems include slope instabiUty,
excavation of hard rock, drainage, flooding, compressible soils and secondary seismic
effects. AdditionaUy the element states that the lagoon areas are susceptible to
seismic hazards from seiches. Refer to Section 3.2 GEOLOGY/SOILS for a fuU
discussion of geological and seismic concerns, including impacts and mitigation
measures.
Open Space and Conservation Elements - These elements, through the Open Space
and Conservation Resource Management Plan, identify resource areas and estabUsh
development standards. The lowland area of the site has been identified as a prime
open space resource. Prime open space is defined as land which contains outstanding
recreation, ecological, natural, and scenic resources, as weU as hazardous areas
which should not be developed or should be carefuUy engineered for pubUc health and
safety at the time of development.
Other Planning Programs
Agua Hedionda Specific Plan/Local Coastal Program - The City CouncU adopted the
Agua Hedionda Local Coastal Program in May 1982. Approximately 241 acres of the
study area are within the Agua Hedionda LCP (see Exhibit 6).
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The land use categories and residential density ranges utilized in the land use map
and poUcy statement of the Agua Hedionda LCP are consistent with the Carlsbad
General Plan. The Agua Hedionda LCP is a refinement of the G^eral Plan and is
more site specific in its treatment of potential development in the study area.
The Agua Hedionda LCP contains poUcies related to eight components of its Land
Use Plan. For ease of reading, each of these components and related poUcies are
discussed in the appropriate sections of this EIR as listed below:
o Land Use (Section 3.6 LAND USES)
o Agriculture (Section 3.8 AGRICULTURAL RESOURCES)
o Environmental (Section 3.4 BIOLOGY and 3.6 LAND USES)
o Geologic Hazards (Section 3.2 GEOLOGY/SOILS)
0 PubUc Works (Section 3.10 TRANSPORTATION/CIRCULATION)
o Recreation/Visitor FacUities (Section 3.6 LAND USES)
o ShoreUne Access (Not directiy appUcable to the proposed project)
o Visual Resources (Section 3.14 VISUAL RESOURCES)
Carlsbad Local Coastal Program - The Carlsbad LCP, which encompasses 5,387
acres, was certified by the California Coastal Commission in June 1981. As shown in
Exhibit 6, approximately 192 acres of the westem portion of the study area are
located in the Carlsbad LCP. SimUar to the Agua Hedionda LCP, the Carlsbad LCP
provides specific resource protection and development poUcies governing land use
and potential urban development. As with the Agua Hedionda LCP, these poUcies
are discussed in the foUowing sections of this EIR:
o Agriculture (Section 3.8 AGRICULTURAL RESOURCES)
o EnvironmentaUy Sensitive Habitats (Section 3.3 HYDROLOGY and Section
3.4 BIOLOGY)
0 Geologic Floodplain and ShoreUne Hazard Areas (Section 3.2
GEOLOGY/SOILS)
o PubUc Works and PubUc Services Capacities (Section 3.10
TRANSPORTATION/CIRCULATION)
o Recreation and Visitor Serving Uses (Section 3.6 LAND USES)
o ShoreUne Access (Not directiy applicable to the proposed project)
o Scenic and Visual Resources (Section 3.5 CULTURAL RESOURCES and
Section 3.14 VISUAL RESOURCES)
Local Ageney Formation Commission of San Diego County (LAFCO) - As defined in
the Knox-Nisbet Act of the Government Code, among the purposes of LAFCO are
the discouragement of urban sprawl and the encouragement of the orderly formation
and development of local governmental agencies based upon local conditions and
circumstances. One of the objectives of LAFCO is to conduct studies and to obtain
and furnish information which wiU contribute to the logical and reasonable
development of local governments in the County of San Diego. The LAFCO is also
-55-
directed to shape the development of local governmental €^ncies to provide for the
present and future needs of the County and its communities. .
In addition, the LAFCO is empowered to approve or deny the annexation of
unincorporated land to local agencies, provided that LAFCO does not impose any
conditions which would directiy regulate land use or subdivision requirements.
However, LAFCO may require that a city prezone the territory to be annexed,
provided that the commission does not specify how or in what manner the territory
wiU be prezoned.^
In reviewing a proposal for annexation, the LAFCO nuist consider a number of
factors which include but are not Umited to the foUowing:
"(a) Population, population density; land area and land use; per capita assessed
valuation; topography, natural boundaries, and drainage basins; proximity
to other populated areas; the UkeUhood of significant growth in the area,
and in adjacent incorporated and unincorporated areas, during the next 10
years.
(b) Need for (organized community services; the present cost and adequacy of
governmental services and controls in the area; probable effect of the
proposed incorporation, formation, annexation, or exclusion and of
altemative courses of action on the cost and adequacy of services and
controls in the area and adjacent areas. As used in this subdivision,
"services" is to be construed as referring to governmental services
whether or not the services are such as would be provided by local
agencies subject to this chapter, and as including the pubUe faciUties
necessary to provision of services.
(c) The effect of the proposed action and of alternative actions, on adjacent
areas, on mutual social and economic interests and on the local
governmental structure of the county.
(d) The conformity of both the proposal and its anticipated effects with both
the adopted commission poUcies on providing planned, orderly, efficient
patterns of urban development and the poUcies and priorities set forth in
Section 54790.2 of this code.
(e) The effect of the proposal on maintaining the physical and economic
integrity of lands in an agricultural preserve in open-space uses.
(f) The definiteness and certainty of the boundaries of the territory, the
nonconformance of proposed boundaries with Unes of assessment or
ownersiiip, the creation of islands or corridors of unincorporated territory
and other simUar matters affecting the proposed boundaries.
(g) Conformity with appropriate city or county general and specific plans.
1. This discussion has been excerpted from Section 54773 et seq. of the
Government Code, commonly referred to as the Knox-Nisbet Act,
2. Section 54790 of the Government Code.
3. Section 54796 of the Government Code.
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(h) The 'sphere of influence' of any local agency which may be applicable to
the proposal being reviewed."
Areawide Water Quality Management (208) Flan - Under the Federal Water PoUution
Control Act of 1972 (PL92-500), as amended, a national poUcy was established to
control wat^ poUution sources and to manage the quaUty of the nation's waters.
Section 208 of this poUcy was enacted at the regional level, in this case by the
Comprehensive Planning Organization (now SANDAG).
For coastal lagoons, the Areawide 208 Plan identifies the rate of infiUing from
sedimentation. In the case of Agua Hedionda Lagoon, the sedimentation rate was
estimated to be 5.7 inches/100 years. The Plan concluded that the rate of infUUng in
the coastal lagoons is insignificant. This determination was achieved by simulating
the impact of urban, agricultural and rural runoff on the lagoons given existing and
future land uses in the watershed.
The Areawide Plan addresses long term sedimentation rather than short-term,
locaUzed sedim entation problems. LocaUzed problems are due prim ar Uy to
stormwater runoff from lands undergoing development or construction; they are not
a result of runoff from already urbanized lands. These locaUzed impacts may be
perceived as significantly affecting some beneficial uses of lagoons.
^ It was also found that agricultural and rural land contributed more sediment to
stormwater runoff than urbanized land. In reviewing the typical land development
trend from rural/agricultural land uses to urbanize land uses, the 208 Plan reasoned
tliat developed lands would generate less sedim^tation and erosion than is occurring
^ now. This does not account for the locaUzed short term impacts associated with the
M land-disturbing aspects of new development/construction.
«i The Plan also addresses the issue of eutrophication. Because Agua Hedionda Lagoon
has sufficient tidal flushing which quickly transports nutrients from the lagoon, the
* plan concluded that eutrophication was not a significant, long-term problem.
* Caiifamia Fish and Game Code, Chapter 6 - Fish and Wildlife Protection and
Ml Conservation - The State of California has declared that the protection and
conservation of fish and wUdUfe resources is of high pubUc interest. The CaUfornia
m Fish and Game Code, Chapter 6, provides for the conservation of these resources.
"* Section 1603 of this chapter states that it is unlawful for any person to "substantiaUy
direct or obstruct the natural flow of substantiaUy change and bed, channel of bank
of any river, stream or lake" in which "there is at any time an existing fish or
•» wUdlife resources from which these resources derive benefit,"..."or use of any
material from the streambeds," without first notifying the Department of Fish and
m Game. This notification and the ensuing process is referred to as a 1603 permit
^ appUcation. A Notification of Removal of Materials and/or Alteration of Lake,
River, or Streambed Bottom, or Margin is used to notify the department. Within 30
days of receipt of such notice, the Department wiU notify the appUcant if his
* proposed activity could affect substantiaUy any significant fish and wUdlife
ii resources adversely. This wiU be accompanied by a proposal prepared by the
department outiining mitigation measures necessary to protect these resources. An
m onsite investigation by a representative from the Department may be required, or
^ may be requested by the affected party, to make this determination.
-57-
m
X7.2 Impacts
County of San Diego
Annexation of the study area to the City of Carlsbad would result in the deletion of
the County's General Plan and Zoning jurisdiction over the study area.
City of Carlsbad
Zoning - The proposed project consists of a zone change from R-A-IO (residential-
agriculture) to Planned Community (PC) in the City and prezoning of the
unincorporated portion to Planned Community (PC). Approval of this zoning action
would aUow subsequent annexation and developmait of the site with residential, open
space, recreational commercial, and neighborhood commercial uses.
Land Use Element - The proposed project includes an amendment to the City of
Carlsbad General Plan which would include approximately 248 acres of residential,
160 acres of open space, and 25 acres of commercial land uses.
More specificaUy, the project is proposing the expansion of the RMH designation in
the "fingers" location to the end of the fingers. Because of the sensitivity of the
area (see Section 3.4, BIOLOGICAL RESOURCES), the City of Carlsbad and project
appUcant should consider adjusting the proposed General Plan RMH boundary in the
fingers area (Exhibit 3) to be consistent with the development area boundary shown
on Exhibit 5.
Circulation Element - Consistent with the City's Circulation Element, the proposed
project includes the extension of Cannon Road which would serve as a major
east/west arterial in the City.
The City's Circulation Element and Agua Hedionda Land Use Plan do not refer to an
extension of KeUy Drive. However, the Agua Hedionda LCP states: "If it is
determined that one additional access is needed for circulation in residential areas
and/or to facUitate emergency access, a local street connecting the Laguna Riviera
subdivisions to El Camino Real may be permitted. Construction of the access wiU
involve no filUng of wetiands or adverse impacts on adjacent environmentaUy
sensitive areas." The proposes extension of KeUy Drive as a local street is consistent
with this poUcy. A precise aUgnment has not been determined at this time.
Upon project implementation, it wiU be necessary for the project appUcant to
comply with City-designated bicycle route provisions,
PubUe Safety ELem^nt - The element identifies potential inundation hazards to the
site from dam faUures at Calevera Lake or Squire's Dam. It wiU be necessary to
incorporate floodproofing measures into the project design to protect proposed
development from flooding due to dam faUures. Potential damage from brushland
fires wiU require measures to protect development areas.
Scenic Highways Element - El Camino Real, Park Drive, and Cannon Road have been
designated by the City as scenic highways. At subsequent detaUed planning stages, it
wiU be necessary to demonstrate that the proposed development is consistent with
the intent of these scenic highway designations. The retention of 255 acres of open
space and the clustering of development wiU minimize visual impacts to travelers
along 1-5.
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m
m
Parks and Recreation Sl«naent - Based on the City's standard of 2.0 acres of
community park per 1,000 people, approximately 8 acres of community park wiU be
required to comply with this element.
Open Space and Conservation Element - Consistent with the Open Space and
Conservation Element, the lowland area of the study area would be mostiy retained
as open space. However, there would be some encroachments into the wetiands area
by the proposed project. Please refer to Section 3.4 BIOLOGY for a thorough
discussion of potential impacts to this sensitive resource.
Other Planning Programs
Agua Hedionda Land Use Plan and Carlsbad Local Coastal Program - Both of these
documents are discussed throughout the body of this EIR. Please refer to the
appropriate sections for discussions of impacts and mitigation measures.
Project approval wiU also require amendments to the Land Use Plan components of
each LCP. It wiU be the responsibiUty of the CaUfornia Coastal Commission to
approve the amendments to the LCPs.
Local Ageney Formation Commission of the San Diego Coimty - Currently, the study
area is within the City of Carlsbad or its sphere of Influcence. As discussed in
Section 2.0 PROJECT DESCRIPTION, one component of the project is the proposed
annexation of 342 acres into the City of Carlsbad. This annexation proposal wiU
require review and approval by LAFCO. In making its determination, LAFCO is
required to consider the various factors enumerated previously in the Existing
Conditions discussion of this section.
Areawide Water Quality Management (208) Flan - The proposed project wiU result in
temporary erosion and sedimentation increases during construction and a permanent
increase in urban runoff from the proposed development. It wiU be necessary to
implement construction, erosion, sedimentation, and urban runoff control measures
to prevent degradation of water quality in Agua Hedionda Lagoon.
Caiifamia Fish and Game Code, Chapter 6 - Fish and WUdUfe Protection mid
Conservation - Prior to grading, and as determined necessary, development within
the study area wiU require notifying the California Department of Fish and Game
pursuemt to 1603 procedures.
3.7.3 Mitigation Measures
County of San Diego
Zoning Code and General Plan Land Use Element - No mitigation measures are
necessary.
City of Carlsbad
Zoning Code and Land Use Element - Project approval wiU Include a prezoning
action, zone change, and amendment to the Land Use Element. The City of Carlsbad
and project appUcant should consider adjusting the proposed General Plan RMH
boundary in the "fingers" location (Exhibit 3) to be consistent with the development
area boundary shown on Exhibit 5,
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Circulation El«nent
1. The proposed extension of KeUy Drive is consistent with the Agua Hedionda
LCP's intent to provide improved local access. Upon development of a
conceptual road aUgnment, its consistency with the Agua Hedionda LCP and
the City's Circulation Element wiU be determined.
2. The project proponent wiU comply with the City's designated bicycle route
provisions for the Agua Hedionda area.
Public Safety Element - Floodproofing measures wiU be incorporated into the project
design which wiU be adequate to mitigate flood flows resulting from dam failures at
Calavera Lake or Squires Dam. Adequate water pressure, access for fire fighting
equipment, buUding design, and a fuel modification fM-ogram wiU promote safety in
the event of a brushland fire.
Seenic Highways - The project proponent wiU comply with the intent of the scenic
highway designations for El Camino Real, Park Drive, and Cannon Road. Clustering
of development and retention of 255 acres of the site as open space wiU minimize
visual impacts to travelers on 1-5.
Parks and Recreation Element - The project is proposing a recreation-commercial
area onsite. AdditionaUy, 255 acres of the site are being retained as open space.
Open Space and Conservation Element - Approximately 255 acres of the site wiU be
retained as open space. Section 3,4 BIOLOGY provides mitigation measures relative
to the wetiands area.
Other Relevant Planning Programs
Agua Hedionda and Carlsbad Local Coastal Program - Both of these LCPs wiU
require amendments to incorporate the uses proposed. Specific mitigation measures
for identified impacts wiU be included in these amendments.
Local Agency Formation Commission of San Diego County - No mitigation measures
are necessary. The LAFCO wiU review the merits of the proposed annexation using
mandated findings.
Areawide Water QuaUty Management (208) Plan - The proposed project wiU adhere
to the appropriate construction erosion/sedimentation and urban runoff measures to
mitigate any potential water quality degradation.
Califomia Fish and Game Code, Chapter 6 - Fish and Wildlife Protection and
Conservation - As determined necessary, the project wiU comply with the standards
and guidelines of Section 1603 of the Fish and Game Code.
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3.8 AGRICULTURAL RESOURCES
3.8.1 Existing Conditions
This section describes agricultural production and related chcuracteristics of land
within the KeUy Ranch. The site does not Ue within an agricultural preserve as
designated by the WUUamson Act, however, it does have active agricultural
operations. As shown on Exhibit 11, agricultural activities occur on approximately
96 acres of the KeUy property. These activities include orchards, pine plantation,
and cultivated crops.
SoU CapabUities^
GeneraUzed soU unit maps for the San Diego area have been prepared as part of the
USDA SoU Conservation Service (SCS) comprehensive mapping program. The SCS
mapping program rates the agriculturcU suitability of soils in terms of both the land
use CapabiUty Grouping System (I-VIH) and the Storie Index (0-100). CapabiUty
groupings show, in a general way, the suitabUity of soils for most kinds of field crops
according to their limitations, risk of damage when used, and the way they respond
to treatment. The Storie Index expresses the relative degree of soU suitabiUty for
general intensive farming, based solely on soU conditions and characteristics.
Table 3 provides a listing of the seventeen soU mapping units found onsite, their
CapabiUty groupings, Storie Index ratings, and potential agricultural appUcations (see
Exhibit 13 for onsite distribution). As shown, capabiUty groupings range from Class
U moderate Umitations that reduce the choice of plants or that require moderate
conservation practices to Class Vm Umitations that preclude their use for
commercial crop production €md restrict their use to recreation, wUdlife, water
supply or aesthetic purposes. Storie Index ratings range from less than 5 (Grade 6 -
not suited to farming) to 73 (Grade 2 - suitable for most crops and have minor
limitations that narrow the choice of crops).
1 The foUowing discussion is based upon information presented in USDA, Soil
Conservation Service, and Forest Service, SoU Survey - San Diego Area, California,
December 1973.
- 61 -
TABLE 3
AGRICULTURAL CAPABILITIES OF SOU. ON THE KELLY RANCH^
Sou
Unit
CapabUities
Unit
Storie
Unit Potential Land Uses
AtE2 IVe-5 25 Range, tomatoes
DaC ne-5 42 Tomatoes, dry farmed barley, housing
GaE VIe-8 11 Watershed, housing
GaF vne-8 less than 5 Range, watershed
HrC nie-3 41 Range, irrigated truck crops, tomatoes,
flowers, housing
HrE2 VIe-3 32 Range
LeC lVe-3 36 Flowers, range, truck crop and Housing
developments
LeD2 IVe-3 29 Flowers, range
LeE2 VIe-3 26 Range
LvF3 vnis-1 23 Housing - no farming or ranching
MIC IIIs-4 54 Avocados, citrus, tomatoes, flowers, truck
crops, recreational areas, housing
Rm vinw-4 less than 10 Sand and gravel
SbC Ue-l 73 Citrus, truck crops, tomatoes, flowers,
pasture
StG Vffle-1 less than 10 Open space
TeF vme-i less than 10 Watershed
Tf vmw-6 less than 10 WUdlife habitat
VaC Ue-l 73 Avocados, citrus, tomatoes, truck crops.
flowers, walnuts, nursery stock, range
Referring to Exhibit 13, the study area has two soU units which are designated by the
USDA to be weU suited for agricultural uses. As shown in Table 3, both of these soils
have a capabiUty grading of Ue-l and a Storie Index rating of 73. The first of these
soUs, SbC (SaUnas Clay loam), covers much of the Agua Hedionda floodplain in the
northern part of the study area, in addition to scattered parts of the mesas on either
side of the floodplain for a total of 32 acres. The other soU is VaC (VisaUa Sandy
loam) which appears on a 10-acre portion of the eastern-most mesa. As shown in the
table, both soils are suitable for citrus, truck crops, tomatoes, and flowers. SbC is
also suitable for pasture and VaC is also suitable for walnuts, nursery stock and
range. Other soils suitable for some types of agriculture, but having greater
1 Source: USDA, SoU Conservation Service and Forest Service, Soil Survey-San
Diego Area, December 1973.
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I i I i I I ti tl ti tl il I t I 1 I k I I j I 1 J I I
SOU. UNITS
t7
PRIME FARMLAND UtJIAMtp ON ICS -DRAFT Uil^ORTSNT^PAflfiLANt- MAP)
mwm>
KELLY RANCH City of Carlsbad
tOURCE: UtpA.80IL CON8ERVATION SERVICE
ihruQ MBA
EXHIBIT 13
Umitations, include DaC, HrC, and MIC. There are relatively smaU areas containing
the first two of these soils, however, MIC covers approximately 26 acres on the
eastern mesa of the site.
In comparing the locations of onsite agricultural activities (see Exhibit 11) and soUs
suitabiUties (see Exhibit 13), it is clear that most of the areas suitable for
agricultural uses on the eastern mesa are currently being cultivated. In addition,
agricultural activities occur on the northern edge of the eastern mesa wh^e the
predominant soU unit is AtE2 (Altamont clay). This soU is suitable for agriculture,
although according to the SCS, it is Umited to range and tomatoes and to the risk of
erosion.
The Department of Agriculture SoU Conservation Service has four classifications
UtiUzed for mapping the state's farmlands. These are as foUows (in order of
importance): Prime Farmlands, Additional Farmland of Statewide Importance,
Unique Farmland, and Additional Farmlands of Local Importance. The site contains
approximately 126 acres of land designated as Prime Farmland (see Exhibit 13).
Prime Farmland is land best suited for producing food, feed, forage, fiber, and
oilseed crops and it has the soil quaUty, growing season and moisture supply needed
to produce sustained high yield crops.
AppUcable Local Coastal Program PoUcies
The Carlsbad LCP designates onsite agriculture as part of the major coastal
agricultural activities in the Carlsbad coastal zone and provides specific poUcies
relevant to agriculture activities on the KeUy Ranch. These poUcies are as foUows:
1. Agricultural land, but no more than 80% of the acres in cultivation in the
1980 tax year, shaU result in an aUowable development intensity of 1
dweUing unit per ten acres. The remaining 20% shaU be aUowed a
maximum intensity of development based on the slopes as specified.
a. AU slopes greater than 25% shall result in an aUowable development
intensity of 1 dweUing unit per ten acres.
b. AU slopes greater than 20% but less than 25% shaU result in a
development intensity of 1 dweUing unit per five acres.
c. AU slopes greater than 15% but less than 20% shaU result in a
developmmt intensity of 1 dweUing unit per acre.
d. AU slopes greater than 10% but less than 15% shaU result In a
develc^ment intensity of 2 dweUing units per acre.
e. AU areas with a slope of less than 10% shaU result in a development
intensity of 6 units per acre.
2, The property shaU be developed using the existing planned community zone
with the additional requirements contained in the PoUcies herein. AU
developments as defined in the Coastal Act, expressly emphasizing land
divisions, are conditional uses and require a coastal development permit
and master plan. As a condition of approval of any master plan for the
entire area, the City shaU require that a minimum of 80% of the existing
agriciUtural area as specified above sliaU be permanently restricted to
agricultural use,
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3.8.2 Impacts
Approval and implementation of the proposed project wiU result in the termination
or transfer of the onsite agricultural activities where currentiy practiced and the
possible initiation of agriculture in the floodplain. However, retention of onsite
agricultural activities, on a long-term basis, is not anticipated by the City's General
Plan because that portion of the site is designated for residential land uses (0-1.5
du/acre).
Project implementation wiU also result in the conversion of approximately 72 acres
of Prime Farmland, as mapped by the SCS, to urban uses; but again, the current
General Plan designates the site for residential development. As can be noted on
Exhibit 12, the areas of the north and east of the site are undergoing and/or are
planned for urban development.
The proposed project confUcts with the Carlsbad LCP poUcies relative to the
development of the agricultural land on KeUy Ranch. The project is proposing the
development of 1,600 units which exceeds the number of units which would be
aUowed by strict interpretation of the Carlsbad LCP development density criteria
outUned in the Existing Conditions section. The City of Carlsbad has not adopted a
simUar poUey for the preservation of agricultural land on KeUy Ranch.
The loss of agricultural land is an unavoidable adverse impact of development.
However, the appUcant is proposing to transfer some of the agricultural activities
(acreages have not been determined at this time) into the northern open space area
to offset the loss of agricultural lands. According to the soU mapping by SCS of
prime farmland, approximately 50 acres of prime farmland are located within open
space areas on the proposed development plan. This acreage could feasibly be
utUized for agricultural activities. Agricultural activities are aUowed uses in the
wetiands (Agua Hedionda LCP PoUcy 1.2).
It should be noted that the SCS soU maps are dated 1970, and as such do not account
for boimdaries of soU classifications that may have changed in the last thirteen
years. As can be seen on Exhibit 10 (Vegetation) soU which is classified by SCS as TF
(Tidal Flats) is presentiy supporting riparian and irrigated pasture. A detaUed soUs
analysis should be conducted to determine the amount of agricultural acreage that
could be supported in the lowland area.
The interface between urban and agricultural uses is sensitive and it wiU be
necessary to ensure that adequate buffering occurs between the urban and
agricultural areas. This may include setbacks, fences, controUed access, etc. The
feasibUity of transferring onsite agricultural activities wiU be evaluated in
subsequent levels of planning.
3.8.3 Mitigation Measures
The loss of agricultural land and prime farmland is an unavoidable adverse impact of
implementing this project. However, this impact would also result if the current
General Plan were implemented. The foUowing mitigation measures are offered to
offset the loss of agricultural land and prime farmland.
1. The feasibiUty of estabUshing agricultural activities in the wetlands area wiU
be investigated in subsequent planning stages (i.e.. Specific Plan). Once
-64-
information is obtained, the project can be more accurately analyzed for
compUance with the overaU Carlsbad LCP goal of protecting and promoting
agricultural use on lands suitable for agriculture. If agricultural uses are
estabUshed in the lowland area, appropriate buffering wiU be incorporated
around the urban interface in accoreknce with the Coastal Act (PoUcy
30241(a)).
2. A detaUed soU analyses wiU be conducted to determine the amount of
agricultural acreage which can be supported in the lowland.
HM
- 65 -
p
X9 SOaOECONOHICS
3L9.1 Existing Comfitions
Growth Trends
The City of Carlsbad was incorporated in 1952, and as of January, 1983, the City had
a population of 39,037. The City, as is north San Diego County, is expected to
experience substantial growth between 1980 and the year 2000. Shown in Table 4 are
the preUminary regional grovrth forecasts (Series VI) prepared by the San Diego
Association of Governments.
TABLE 4
REGIONAL GROWTH FORECASTS ^
(m THOUSANDS)
1980-2000
1980 1990 2000 Numeric Change
Pop* D.U. Pop. D.U. Pop. D.U. Pop. D.U.
Carlsbad Sub- 41 16 69 28 109 47 68 32
regional Area
North County 197 68 272 102 361 146 164 78
West
Total Region 1,862 670 2,319 863 2,688 1,043 826 373
Housing Characteristics
The City, as mentioned previously, had an estimated population of 39,037 in January
1983 and a dweUing unit count of 16,181.2 \ profile of the City's housing stock is
given below:
Total DweUing Units 16,181
Single FamUy 9,901
2-4 dweUings/structures 1,559
5 or more dweUings/structures 4,026
MobUe Homes 695
Number of Occupied Units 15,033
Percent Vacant 7.09%
Persons/DU 2.535
m
1. Source: San Diego Association of Governments, Preliminary Series 6 Regional
Growth Forecasts by Major Statistical Area and Subregional Area 1980 -2000,
May 1983.
2. Source: Gary Wayne, City of Carlsbad, Development Services, June 1983.
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m
m
Median Value Owner Occupied Unit $123,400
Median Contract Rent $291
Housing Element
The Housing Element (updated in March 1983) identifies several pubUc incentives to
be developed which will assist the private market in providing broader housing
opportunities, including the development of low and moderate income housing.
Action programs include the development of voluntary inclusionary and density bonus
programs, amending ordinances so that the mixed use of compatible commercial uses
with residential units is encouraged, preparation of specific or master plans for
residential developm^it on specified sites within the City to obviate need tor further
environmental review of individual projects within such specific plan areas and
require that a portion of master or specific plan areas be utUized for housing which
helps meet Carlsbad's identified share of the regional need for housing opportunities.
Employment Trendsl
As of Fet^uary 1983, the total wage and salary and civiUan labor force employment
estimate was 666,000 in San Diego County. This was down from the February 1982
estimate of 675,100. S^vices is the primary industry (24.2%) in the County foUowed
by trade (23.1%) and manufacturing (15.5%).
CivUian labor force, employmmt and unemployment rates for the County are shown
on Table 5.
TABLE 5
CIVILIAN LABOR FORCE, EMPLOYMENT AND UNEMPLOYMENT
EMPLOYMENT DEVELOPMENT DEPARTMENT
1983 1982
February Janutury December February
CivUian Labor Force2 ^ 847,600 849,200 849,300 823,000
Employment 759,700 760,400 764,700 752,800
Unemployment 87,900 88,800 84,600 70,200
Unemployment Rate3 10.4 10.5 10.0 8.5
1. Source: State of CaUfornia Employment Development Department, Annual
Planning Information, May 1982.
2. Labor force data are by place of residence. Employment includes persons
involved in labor management trade disputes. Data are benchmarked to March
1982.
3. The unemployment rate is computed from unrounded data; it may differ from
rates using the rounded figures in this table.
-67-
3w9.2 Impacts
Growth Projections
It is anticipated that a maximum of 1,600 dweUing units wiU be constructed onsite.
Assuming 2.5 persons per dwelUng unit, an approximate onsite population of 4,000
would result. In addition, the project's proposing commercial land uses which wiU
generate employment opportunities. Assuming 200,000 square feet of commercial
uses and one employee per 450 square feet of use, 445 employment opportunities
would be generated onsite.
Therefore, in total, the proposed project wiU result in 1,600 dweUing units, 4,000
persons, and 445 employees. This is an approximate 27.5% increase of dwelUng units
and population over what would result if the current General Plan land use
designations were implemented. The project percentage of SANDAG's preUminary
regional growth projections (Series VI) is provided in Table 6.
TABLE 6
PROJECT PERCENTAGE OF SANDAG REGIONAL GROWTH PROJECTIONS
THE YEAR 2000
Population Housing
Carlsbad Subregional Area 5.9% 5.0%
North County West 2,4% 2.1%
Total Region 0.5% 0.4%
As can be noted from the table, the project represents a smaU percentage of the
regional population and housing forecasts. AdditionaUy, the project represents an
incremental increase by one percent over the General Plan relative to the Carlsbad
Subregional Area growth projections. This is not a significant increase.
Housing
Specific information regarding the types of residential housing types which would be
constructed onsite is unavaUable at this level of planning detaU. However it can be
assumed from the proposed densities that the majority of the project wiU be
developed as multiple famUy units (i.e., townhomes, condominiums, patio homes,
etc.). It is anticipated that the average seUing price would be $200,000. On a
general basis, household incomes would need to be approximately $60,000l to qualify
for purchase. Actual household incomes would vary according to percent down
payment, equity transfers, and prevaiUng mortgage interest rates at the time of
purchase.
This high end housing could potentiaUy be attractive to the future professional
management personnel associated with the planned industrial uses surrounding
1 This assumes a 3 to 1 houshold income to sales price ratio and a 10% down
payment.
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fill titi till tl I I iitiliiliiiiii 1 i i
INDUSTRIAL SITES AVAILABLE OR UNDER CONSTRUCTION
1 PALOMAR AIRPORT 8U8INE88 PARK
2 KOLL CARL88AD RESEARCH CENTER
3 PALOMAR OAKS INDUSTRIAL PARK
4CARLSBAD COMMERCIAL CENTER
a GRAHAM INTERNATIONAL
6ANDREX DEVELOPMENT
7 INTERAMERtCAN DEVELOPMENT
PLANNED INDUSTRIAL SITES
a SIGNAL LANDMARK 9 HUNTINGTON PALOMAR 10CARL88AD OAKS
ACRES
SOO
SSO
SS
26
10
IS
s
ssa
110 417
KELLY RANCH
City of Carlsbad
:Diri
QMBA
EXHIBIT 14
Palomar Airport (see Exhibit 14). Currentiy 960 acres of industrial land are avaUable
or under construction in the City, and an additional 860 acres are planned for
development. These industrial sites combined could generate approximately 40,000
employment opportunities over the next 10 to 15 years.l It can be assumed that
these large employment centers wiU create demand for affordable as weU as higher
priced housing in Carlsbad and surrounding cities.
The City of Carlsbad has developed several pubUc Incentive programs to encourage
the development of affordable housing in the City. The appUcabiUty of these
programs to the proposed project wiU require evaluation in subsequent planning
stages.
3L9.3 Mitigation Heasves
1. The City has implemented a housing program to address the City's unmet
needs; subsequent planning documents (i.e., specific plan, site plan) wiU
evaluate the feasitnUty - of incorporating low/moderate Income housing
programs into the project.
m
m
1 This assumes 1,820 acres at 50% site coverage and 1 employee per 1,000 square
feet of industrial buUding area.
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3.10 TRANSPORTATION/CIRCULATION
A trafflc analysis was prepared for the project by WUldan Associates in June 1983.
The report is summarized below and reproduced in its entirety as Appendix D.
3.10.1 Existing Conditions
The project is located on the west side of El Camino Real. The site is currently
undeveloped as is most of the surrounding area. Immediately north of the property is
a detached single famUy residential development through which access is proposed.
El Camino Real paraUeUng the site in a north westerly-southeasterly directed also
provides access to the property. This road is currentiy paved with two travel lanes
and shoulders in each direction, separated by a two-way tum lane. The City of
Carlsbad has designated El Camino Real as a prime arterial with a 126-foot right-of-
way, 106 feet between outer curbs, and an 18-foot raised median. This roadway
configuration provides three travel lanes plus exclusive turning lanes for each
direction of travel. The current daUy traffic volume on El Camino Real along the
project frontage is 13,500 vehicles per day. The City of Carlsbad Cu-culation Study
(WUldan Associates, 1982) projects an ultimate volume of 38,000 vehicles per day
south of Cannon Road and 20,000 vehicles per day to the north.
Cannon Road is a master planned major arterial roadway extending from Carlsbad
Boulevard underneath 1-5 and extending through the City of Oceanside to Melrose
Drive in Vista. At the present time, the facUity does not exist. The master plan
designation provides four travel lanes on a 102-foot right-of-way. The pavement
width of 82 feet between outer curbs includes an 18-foot median. The ultimate
traffic volume based on the City's circulation study is 14,000 and 20,000 vehicles per
day west and east, respectively, of El Camino Real.
PubUc transit service to the KeUy Ranch site is provided by the North County
Transit District. Route 309 currentiy operates on El Camino Real immediately
adjacent to the site with 60 minutes headways from 6:00 a.m. to 9:00 p.m.,
weekdays. This route operates from Cardiff by the Sea to Camp Pendleton. Route
322 operates along Park and KeUy Drives north of the subject property provides
access to downtown Carlsbad and Plaza Camino Real Shopping Center.
3.10.2 Impacts
The requested GPA proposes to change the existing combination of low, low-medium,
medium, and medium-high density residential, elementary school and open space land
uses to a combination of low-medium, medium, and medium-high density residential,
neighborhood, and recreation commercial and open space land uses. To evaluate and
compare the potential impacts of these changes, traffic has been generated from
each set of land uses, and distributed onto the proposed street network.
To identify the amount of traffic generated by both the existing and proposed
general plan, traffic generation rates were obtained from the San Diego Traffic
Generators manual pubUshed by SANDAG. The specific rates used and trips
generated are shown in Table 7. Since the general plan calls for a range of densities
within each land use category, a specific density was assumed for each. This was
accomplished by using the total number of dwelUng units proposed by the developer
of the KeUy Ranch. The proposed development plan suggests development densities
at or near the maximum aUowed densities, it was therefore assumed the existng
general plan would develop at the maximum aUowed densities.
-70-
TABLE 7
TRAFFIC GENERATION
DaUy Trips P.M. Peak
Factor Volume
Land Use Factor Volume 5l Out 5L Out
•i Existing General Plan
an N/O Open Space
m RMH (600 DU) 8T/DU 4,800 .6 .2 360 120
RLM (172 DU) 10 T/DU 1,720 .7 .3 120 52
6,520 480 172
S/O Open Space
mm RM (303 DU) 8T/DU 2,400 .6 . .2 180 60
m RL (182 DU) 10 T/DU lf820 .7 .3 127 55
mm 4,220 307 115
-Total 10,740 787 287
Proposed GPA
N/O Open Space
RLM (15 DU) 10 T/DU 150 .7 .3 10 4
*• RMH (465 DU) 8 T/DU 3,720 .6 .2 279 93
dS 3,870 289 97
Ml S/O Open Space
RMH (575 DU) 8 T/DU 4,600 .6 .2 345 115
•M RM (545 DU) 8 T/DU 4,360 .6 .2 327 109
Ml RC (3.2 AC) 100 T/AC 320 5 5 16 16
NC (13.7 AC) 800 T/AC 10,960 40 40 548 548
M 20,240 1,236 788
«« Total 24,110 1,525 885
1. The Neighborhood Commercial (NC) land use is located north of the og>en space,
but wiU take access from the south side of the open space.
The projected traffic from the site was then distributed onto the master planned
roadway system. To determine the distribution pattern for the project, the patterns
-71-
from existing developments and distributions used in other EIRs was reviewed for
projects in the vicinity of the KeUy Ranch. The distribution used is shown in Table 8.
TABLE 8
TRAFFIC DISTRIBUTION
Street Percentage
Interstate 5 (North) 25
(South) 25
El Camino Real (North) 15
(South) 15
Cannon Road (East) 20
When traffic was assigned to the street system the site was divided in half, assuming
that only the connection to the commercial site would cross the open space area. It
was also assumed the only access point to El Camino Real would be at Cannon
Road. This is based on the City of Carlsbad's intersection spacing poUcy which caUs
for a minimum spacing of 2,600 feet between intersections on prime arterials. In
addition, the aUgnment of El Camino Real north of Cannon Road would make it
extremely difficult to have the proper site distance at a second access point due to
the combination of a crest vertical curve and a horizontal curve.
The current and projected traffic volumes are shown on Exhibit 15.
The City of Carlsbad has estabUshed street design criteria with ranges of traffic
volumes expected on each roadway classification. This criteria provides a good first
brush evaluation of potential impacts. The design criteria eaUs for prime arterials
(El Camino Real) to carry in excess of 40,000 trips per day; major arterials (Cannon
Road) to carry 20,000 to 40,000 trips per day, and coUector streets (Park and KeUy)
to carry 500 to 5,000 trips per day. Based on this criteria aU of the streets in the
vicinity of the project wiU be operating within their design parameters.
Potential impacts of the intersection of major streets in the project vicinity were
also quantified. To accomplish this. Intersection Capacity UtiUzation (ICU) analyses
were conducted using the critical movement anfidysis method described in
"Transportation Research Circular No. 212, Interim Materials on Highway
Capacity." ICU analyses were conducted at the intersections of KeUy Drive and
Cannon Road with El Camino Real and Paseo del Norte with Cannon Road. The
results are summarized below and the calculations are included in the appendix along
with a definition of the various levels of service.
Level of Service
Intersection Without GPA With GPA
KeUy/El Camino A A
Cannon/El Camino B B
Cannon/Paseo del Norte A A
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m.
m NO SCALE
PROPOSED ROADWAYS
EXISTING ROADWATS
ADT(l,000's)
1962/2000wbGPA/2000 w/GPA
KELLY RANCH
City of Carlsbad EXHIBIT 15
m
m
WhUe the proposed GPA wiU degrade the level of service at these critical
intersections to some extent, the resulting levels of service are fuUy acceptable.
Therefore, no significant adverse intersection capacity impacts wiU result from the
proposed GPA. In addition to evaluating street and intersection capacities, the
proposed aUgnment for Cannon Road was reviewed.
The specific location of Cannon Road has been discussed for many years. The
generaUy agreed upon aUgnmmt has been Cannon Road running along the southside
of the Agua Hedionda south of the wetiands area. There are, however, one or two
locations where the wetlands area travels up some canyons around the lagoon and the
roadway crosses through the wetlands.
The alignment of Cannon Road as shown on the GPA generaUy foUows the suggested
aUgnment. As specific developments are planned and design work begins, the
designer should carefuUy consider the effects on the wetlands and the amount of
grading around the lagoon. Consideration should be given to having separate
aUgnments for the east and west bound lanes in order to minimize potential impacts.
3.10.3 Mitigation Measures
No significant adverse traffic impacts have been identified provided that access to
the various portions of the project are as assumed in the analysis. It is recommended
that consideration be given to having separate aUgnments for the east and westbound
lanes of Cannon Road in order to minimize potential impacts to the wetlands.
The foUowing poUcies from the Agua Hedionda LCP wiU also be appUed where
appropriate.
1. Parking standards set forth in the Carlsbad Zoning Ordinance, shaU be appUed to
future developments (PoUcy 5.2).
2. Parking shaU be discouraged on arterial and coUector streets (PoUcy 5.3).
3. The street system for the plan area shaU be constructed in conformance with
the LCP (PoUcy 5.4).
4. In the development of the precise aUgnment of Cannon Road the foUowing
design criteria and environmental protection measures shaU apply:
a. No portion of the road construction shedl involve fiUing or dredging of
fresh or saltwater marsh wetiands, except as noted in the letter from the
Coastal Commission to the State Department of Fish and Game (2/17/82;
see Appendix D).
b. To the extent that any portion of the road construction would occur in or
adjacent to an environmentaUy sensitive habitat area other than a
wetland, the road shaU be sited and designed to prevent impacts which
would significantiy degrade such areas, shaU avoid significant distruption
of habitat values, and shaU be sited and designed to be compatible with the
continuance of habitat values.
' c. To the extent that there are no feasible less environmentaUy damaging
alternatives and the road as designed would nonetheless result in adverse
w impacts to environmentaUy sensitive habitat areas, such impacts shaU be • * -73-
fuUy mitigated in accordance with the recommendations of the State
Department of Fish and Game.
m
m
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^ 3.11 AIR QUAUTY
3.U.1 Existing Conditions
Meteorology
^ The cUmate of the project area, as in most of southern CaUfornia, is characterized
by cool summers, mUd winters, low rainfaU confined to the winter months,
^ comfortable humidities, and fresh on-shore breezes. Unfortunately, the semi-
permanent high pressure system over the Pacific Ocean that creates a pleasant Uving
•• cUmate also forms persistent temperature inversions that severly restrict the
dispersal of air poUutants with resulting unhealthful air quality.
m Temperatures in the project vicinity (based on data from the Oceanside air
monitoring station) average 60®F annuaUy, with cool summers (68®F) and mUd
mm winters (54<>F). RainfaU is highly variable, although almost 90 percent of the annual
precipitation of 9.9 inches falls between late November and early AprU. However,
*• precipitation is so variable that monthly totals in a wet year may exceed the annual
^ total average.
m Winds blow onshore from the southwest through west for most of the year except
when they reverse direction in winter when the land becomes cooler than the
M adjacent ocean. Unless the onshore winds are recirculating out of the South Coast
Air Basin, they are relatively clean. If, however, the onshore flow under a very low
inversion is bringing an aged, poUuted air mass out of the Los Angeles area, the
coastal strip from Oceanside to La JoUa may have the worst air poUution in the
> county. Not only does this recirculation phenomenon subject people to unhealthful
m levels of air quaUty, but it also means that no matter how much emission levels in
the county are reduced, it is improbable that the County wiU attain clean air
« standards untU the upwind South Coast Air Basin attains its air standards.
The Ambient Air QuaUty Standards (AAQS) are those levels of air quaUty considered
^ safe, with an adequate margin of safety, to protect the pubUc health and welfare.
The standards are an out-growth of the Clean Air Act Amendments of 1970 that
mandated national AAQS.
• The San Diego Air PoUution Control District (APCD) measures air quaUty at the
^ Oceanside Station, approximately 5 mUes northwest of the project site. Air quality
information from this station are indicative of the general air quaUty of the project
area. Air quaUty data for the years 1978 through 1981, the last five years for which
annual air quaUty data is avaUable, is presented for the Oceanside Station in Table
9. As shown in the table, levels of locaUy generated poUutants such as carbon
monoxide, nitrogen oxides, and sulfur are low and rarely threaten clean air
^ standards. Particulate levels have increased in the last few years, but this increase
li may be more a function of locaUzed construction activities than regional
degradation. The data in Table 9 also su^ests that instances of unhealthful air
quaUty are mainly associated with non-local sources (i.e., ozone and particulates)
which are carried into the basin from other regions of southern California. m
m
Problems of imported poUution and additional local contributions are compounded by
high-frequency inversions. In summer, the subsiding air in the Pacific high center is
undercut by a shaUow layer of cool marine air causing a thermal inversion. Mixing is
confined to the marine layer (often less than 1000 feet deep) with the inversion
acting as a cap or Ud over the basin. In winter, the air in contact with the cold
-75-
Table 9
SUMMARY OF AIR QUALITY DATA
OCEANSIDE STATION (1977-1981)
Pollutant
Standards
1977
Days Max.
Over 1 hr,
Std. Cone*
1978
Days Max.
Over 1 Hr.
Std. Cone*
1 1979 ! 1980
' Days Max. Days Max.
\ Over 1 hr, i Over 1 hr.
I Std, Cone* ] Std. Cone*
1981
Days Max.
Over 1 hr.
Std. Cone*
Nitrogen
Dioxide
1 hr.>
25 phm
1 32 0 28
1
i
0 18 1 0 19
!
i 1
0 19
Sulfur
Dioxide
All Stds.
0 0 0 3
i
i
0 6 0 5
:
0 5
Carbon
Monoxide
1 hr.>
35 phm
0 8 0 9
i 1
0 10 } 0 8
i
0 8
Ozone
1 hr. >
12 pphm
22 25 ! 20 35
i
i
:
1
22 36 \ 14 23
i
15 29
Hydrocar-
bons**
3 hr. >
24 pphm
243 45 211 40 '143 26 ;101 25
! j
96 35
TSP
24 hr. >
100 ug/m3
24 hr, >
260 ug/m3
21 Max.
24 hr.
0 271
Max.
40 24 hr.
0 225
i
1 i 1
Max. i Max.
31 24 hr. 1 51 24 hr.
1
0 180 0 219
Max.
39 24 hr.
2 173
in \j\jfm\ eALejjt rur pcirticuiates in ug/m-', ana caroon monoxiae in ppm.
** Corrected for methane.
Source: San Diego Air Pollution Control District, California Air Resource
Board.
^ound cools whUe the air aloft remains warm. Ttiese inversions trap poUutants near
low-level sources such as freeways or pcirking lots. Summer afternoons have capping
inversions with bases below 2000 feet on 90 percent of aU observations. Winters,
conversely, have surface-based radiation inversions on 75 percent of aU nights.
Summers are therefore given to regional photochemicaUy reactive poUution problems
whUe winter nights have high levels of primary (nonreactive or slowly reactive)
poUutants such as nitrogen oxides and carbon monoxide.
3.11.2 Impacts
As indicated in the Conceptual Development Plan submitted in conjunction with the
General Plan Amendment, the project is comprised of residential, neighborhood
commercial, recreational commercial and open space. The proposed development
plan would result in 1,600 dweUing units, as weU as approximately 200,000 square
feet of neighborhood commercial land use.
Short-Term Impacts
The construction phase of the project would produce two sources of short-term air
poUution emissions. These are exhaust emissions from construction and grading
equipment and dust generated as a result of earth movement and equipment traffic.
The dust emissions may cause a nuisance to persons residing in the vicinity of the
project or along haul routes to and from the site. Dust emissions would increase
suspended particulate matter concentrations in the site vicinity during grading
operations. In addition, the diesel odors from the construction vehicles could create
a temporary nuisance to the persons downwind and adjacent to the site.
I Environmental Protection Agency (EPA) estimates dust emissions from construction
projects at an estimate 80 pounds of dust per day per acre of grading activity could
' occur. However, the actual daUy dust emissions would vary depending on the amount
, of land beii^ graded each day. The emissions which would be produced from site
preparation cannot be estimated at this time since the proposed site plan is
, conceptual and detaUed grading plcms are not available at this stage of planning.
' Long-Term Impacts
' Long-term impacts are those associated with permanent usage of the commercial
I and residential uses proposed. Stationary source emissions from operation of the
development are generated at the power plant where electricity for the site is
I generated and at the site where natural gas is used for space and wat^ heating.
Motor vehicle or mobUe-source emissions are generated along roadways throughout
' the City and San Diego air basin.
' The air poUutants generated can be projected as the sum of both stationary and
I mobUe source emissions. DaUy emissions can be determined throught the
multipUcation of a usage rate and an emission factor for each primary poUutant (see
I Appendix E). The results obtained for the study area with and without the proposed
GPA provided in Tables 10 to 11 are summarized below. The calculations assume
ultimate buUdout under both scenarios by the year 2000.
" In general, stationary source emissions generated by the existing General Plan land
. uses represent approximately 3% of the total emissions from aU sources (see
W Table 10). In the year 2000, motor vehicle emissions wiU account for 97% of the
I total emissions from the study area uses. Improvements in vehicle exhaust control
-76-
tehnology and the passage of the mandatory Inspection/Maintenancd Program should
reduce this percentage. Implementation of the proposed project wiU result in simflar
proportions of stationary and mobUe source emissions with 4% stationary source and
96% mobUe source (see Table 11). Under both existing GP and proposed GP
conditions, the bulk of the emissions (80%) is carbon monoxide which is emitted by
motor vehicles.
TABLE 10
MOBILE AND STATIONARY SOURCE EMISSIONS EXISTING GENERAL PLAN
(tons/year)
PoUutant
Electricity
Natural Gas
Combustion
Emissions 1
Generation
Combustion
Emissions 2
Total
Vehicular
Emissions
(2000)3
Emissions
From AU
Sources
CO 0.720 1.092 426.523 428.335
RHC NA NA 40.831 40.831
NOx 3.601 7.878 43.201 54.680
SOx 0.000 0.110 NA 0.110
Particulates 0.341 2.184 NA 2.525
NA = Not AppUcable.
1 Based on a natural gas usage rate of 73.6 miUion cu ft year. See Appendix E for
emission factors and worksheets.
2 Based on an electricity usage rate of 6.4 mUUon kwh/year. See Appendix E for
emission factors and worksheets.
3 Based on 86,576 vehicle mUes/day. See Appendix E for emission factors and
worksheets.
-77-
TABLE 11
MOBILE AND STATIONARY SOURCE EMISSIONS
PROPOSED GENERAL PLAN
(tons/year)
m
PoUutant
Natural Gas
Combustion
Emissions^
Electricity
Generation
Combustion
Emissions^
Vehicular
Emissions
(2000)3
Total
Emissions
From AU
Sources
M CO 1.382 3.430 947.278 952.090
RHC NA NA 90.965 90.965
••
NO^ 6.909 24.743 96.201 127.853
m SOx 0.000 0.347 NA 0.347
Particulates 0.655 6.861 NA 7.516
m
m
NA - Not AppUcable.
1 Based on natural gas usage rate of 141.2 miUion cubic feet/year. See Appendix E
for emission factors and worksheets.
2 Based on an electricity usagerate of 20.1 miUion kwh/year. See appendix E for
emission factors and worksheets.
3 Based on 192,880 vehicle mUes/day. See Appendix E for emission factors and
worksheets.
-78-
TABLE 12
COMPARISON OF AIR POLLUTANT EMISSIONS WITH AND WITHOUT
PROPOSED GPA (tons/year)
PoUutant
Existing
GPA
Proposed
GPA
% Bicrease
With Proposed GPA
CO 428.335 952.090 122%
RHC 40.831 90.965 123%
NOx 54.780 127.853 134%
SOx 0.110 0.347 215%
Particulates 2.525 7.516 197%
As shown in Table 12, emissions generated due to usage of the proposed land uses wiU
be greater than under the existing General Plan land uses. The greatest increases
wiU occur for sulfur oxides and particulates which are emitted primarUy by
stationary sources.
Most of the emissions generated under both the existing and proposed General Plan
are motor vehicle emissions which are generated along roadways throughout the City
and air basin. Electricity generation at the power plant emits the next greatest
percentage of emissions, and natural gas combustion for water and space heating
generates the least amount of emissions.
Regional Impact
A comparison of the project's estimated total emissions 0>oth mobile and stationary)
in accordance with the General Plan Amendment request to the total projected
emissions for the San Diego Air Basin (SDAB) under estimated trends for the year
2000 is shown in Table 13. Based on the comparison with the SDAB projected
emissions for 1990, the project would contribute less than a third of one percent of
the total estimated emissions for the SDAB (except for SOv particulates, for
which the percentage contribution is not avaUable).
-79-
TABLE 13
PROJECT TOTAL EMISSIONS COMPARED
TO PROJECTED EMISSIONS FOR THE SAN DIEGO AIR BASIN
(tons/day)
Project
PoUutant
Maximum
Project
Emissions
Year 2000
Project SDAB
Emissions^
Contribution
To SDAB
Emissions %
Carbon Monoxide 2.61 817.70 0.32
Reactive Hydrocarbons 0.25 212.25 0.12
Nitrogen Oxides 0.35 142.75 0.25
Sulfur Oxides 0.00 — —
Particulates 0.02 — —
Local Impact
The potential impact of the proposed project on local air quaUty was determined
through use of the Caltrans CaUne 3 air quality model. CaUne 3 aUows carbon
monoxide (CO) concentrations to be estimated along a given roadway corridor.
Because of the relative inertness of cart>on monoxide on present scientific knowledge
of dispersion characteristics of the other air poUutant species, carbon monoxide is
the most suitable tracer poUutant for microscale modeling. Secondary poUutants are
a large-scale phenomenon and should be analyzed on a regional basis, rather than a
local one.
Assumptions made for the CaUne 3 model appear in Appendix E and a brief discussion
of inputs to the model foUows. Table 14 presents the results of the analysis.
o The intersection chosen for modeUing was El Camino Real at the future
Cannon Road. The traffic volumes used reflect buUdout for both the
existing General Plan and proposed General Plan traffic conditions as
determined by the traffic consultant.
o The calculations assume a meteorological condition of almost no wind
(2 mph) and a flat topographic conditions between the source and receptor.
o Since the one-hour standard is rarely, if ever, exceeded, the CO
concentrations are calculated for an eight-hour averaging period and then
compared to the federal eight-hour standard.2
1 Regional Air QuaUty Strategy, San Diego Air PoUution Control District. Emissions
Trends Forecast. (Strategy 2) of the 1982 State Implementation Plan revision for
the SDAB).
2 The federal standard is 9 ppm of CO for an 8-hour average. The 8 hour standard
has never been exceeded at the Oceanside Station.
-80-
o Concentrations are reported in a unit of parts per miUion (ppm) at distances
of 50 feet, 100 feet, and 150 feet from the highway centerUne.
o The average speed along both El Camino Real and Future Cannon Road was
assumed to be 35 mUes per hour (mph). The year 2000 CO emission factor
for this speed was used to calculate the CO concentrations for the existing
General Plan and proposed General Plan traffic, respectively.^
The existing General Plan and proposed GPA CO concentrations resulting from the
CaUne 3 model are reported in Table 14 after being added to the ambient CO levels
of 5.1 ppm. This concentration represents the second-highest eight-hour ambient CO
concentration at the Oceanside air monitoring station (the closest station that
monitors CO) for 1981.2 This summation is done to present the almost worst-case
CO condition. It should be noted, however, that the eight-hour average CO level has
never exceeded the federal eight-hour standard at the Oceanside station.
TABLE 14
EIGHT-HOUR CARBON MONOXIDE CONCENTRATIONS^
(parts per miUion)
Existing GP/Proposed GP
Intersection 50 ft. 100 ft. 150 ft.
El Camino Real
at Future Cannon 6.10/6.25 5.66/5.76 5.51/5.56
Table 14 indicates that the proposed existing CO concentrations are sUghtly higher
than the existing General Plan concentrations. However, the increment is not
significant considering the concentrations are stUl below the federal eight-hour CO
stand€urd. Project traffic wiU add to the cumulative increases in local CO levels
generated by this and other new developments using these roads.
State Implementation Plan
The San Diego Air PoUution Control District's (AQCD) regional strategies to attain
the AAQS are based on projected emission trends which in turn are based on the
Series V population projections made by the San Diego Association of Governments
(SANDAG). A project compUance with the State Implementation Plan is determined
by comparing the projects population, density and vehicle trips to the Series V
projections for the area.
1 Emission factors used were from the EMFAC 6C model (approved by the State Air
Resources Board).
2 The second-highest eight-hour CO encentration at the Oceanside station for the
year 2000 wiU most Ukely be less based on the two trends anticipated by the year
2000: (1) reduction in emission rates and (2) an increase in the number of in-use
vehicles. The 1981 CO level represents more of a worst-ease condition.
3 Concentrations measured in ppm at 3 distances from the highway centerUne.
Concentrations have been added to the second-highest CO level to indicate the
almost worst-case CO situation that could occur.
-81-
Recent discussions with SANDAG indicate that the Series V projections are currentiy
being revised. The Series V forecast projects a density of 2 dwelUng units per acre
for the project area by the year 2000. The recent, but yet unapproved, forecast
(Series VI) projects a density of 2.5 dwelling units per acre by the year 1990.^ Based
upon these projections, this equates to 1,000 dweUing units on site. Should the 1,600
units be constructed onsite prior to 1990, the project would exceed current SANDAG
projections. As noted in Table 11, the project-associated emissions would contribute
less than one-third of one percent of the total estimated emissions for the Basin
(except for SO^ and particulates) for the year 2000.
3.11.3 Mitigation Measures
The appUcemt proposes to provide neighborhood commercial and recreational
faciUties close to the residential development. This would reduce travel distance for
convenient shopping and recreational needs. Additional mitigation measures include:
o Normal ground wetting procedures should be foUowed during the site
grading operations to reduce the short-term impacts associated with dust
emissions.
o Alternate transportation concepts should be considered in the site plan
development by including the provision of bus turnouts, pubUc bikeways,
hiking trails and walkways.
o Solar assisted heating systems should be considered to reduce onsite use of
natural gas and offsite generation of electricity.
o Solar orientation and passive solar techniques should be considered in the
site planning and architectural design.
m
w 1 BiU McFarland, SANDAG, telecon, AprU 11, 1983. These figures represent a
' general density figure for the entire project area and are not site specific.
i
-82-
3.12 NOISE
3-12.1 Existing Conditions
Ambient noise levels onsite are relatively low. Daytime and nighttime noise levels
currentiy faU between 45 dBA and 55 dBA.
The project site is not impacted by noise generated by aircraft operations associated
with Palomar Airport, altiiough occasional overfUghts do occur. Despite projected
increases in aircraft operations at this airport, future noise levels are expected to be
lower than current levels, due to federaUy mandated reductions in aircraft engine
noise.
Motorboat noise has generated the most citizen noise complaints from residents
Uving along the north shore of inner Agua Hedionda Lagoon. In response, the City
has estabUshed and enforced speed Umits for boats on the lagoon. If further controls
are warranted in the future, the City has the option of setting curfews or Umiting
the types of boats aUowed on the lagoon.
Ambient noise levels in the project area primarUy result from traffic on adjacent
streets. Noise from motor vehicles is generated by the engine vibrations, the
interaction between the tires and the road, and the exhaust system. Reducing the
speed of motor vehicles reduces the noise exposure of Usteners inside the vehicle and
those located adjacent to the roadway.
The highway traffic noise prediction model developed by the Federal Highway
Administration (RD-77-108) and currentiy being appUed throughout the nation was
used to evaluate current noise parameters including: the traffic volume; vehicle mix
and speed; and roadway geometry in computing equivalent noise levels during typical
daytime, evening and nighttime hours. The resultant noise levels are then weighted,
summed over 24 hours, and output as the CNEL value at the observer. Various CNEL
contours are subsequently located through a series of computerized interations
designed to isolate the 60, 65, and 75 CNEL contour locations.
Table 15 provides the current noise levels adjacent to roadways in the project
vicinity. Assuming a standard noise reduction with distance factor of 4.5 dBA with
each doubUng, the distance to various noise contours used for land use compatibility
purposes have also been determined, as shown in Table 15.
Based on the noise levels shown in the table, none of the existing dweUings located in
the project vicinity are currently exposed to noise levels which exceed the noise
guideUnes specified by the City of Carlsbad. However, any new development in the
vicinity could generate higher noise levels by increasing traffic volumes on the
nearby roadways.
- 83 -
Table 15
CURRENT EXTERIOR NOISE EXPOSURE ADJACENT TO NEARBY ROADWAYS
Location
Current CNEL @
A.D.T.1 50 ft.2
Dist- to Contours (ft.) 3
70 dBA 65 dBA
m
El Camino Real
-at KeUy Dr.
KeUy Drive
-north of Park Dr.
Park Drive
-west of KeUy Dr.
13,000
3,000
2,000
7L3
57.3
55.5
71
R-O-W
R-O-W
135
R-O-W
32
Ml
3. AU distances are measured from the centerUne. R-O-W indicates that the
contour faUs inside the right-of-way.
1. A.D.T. means average daUy two-way traffic volume.
2. The CNEL value for El Camino Real is given at the right-of way (63 feet from
the centerUne).
-84-
3.12.2 Impacts
Approximately 10% of the population has such a low tolerance for noise that they
object to any noise not of their own making. Consequentiy, even in the quietest
environment, some complaints wiU occur. Another 25% of the population wiU not
complain even in very severe noise environments. Thus, a variety of reactions can be
expected from people exposed to any given noise environment. Despite this, the
population as a whole can be expected to exhibit the foUowing responses to changes
in noise levels: an increase or decrease of 1.0 dBA cannot be perceived except in
carefuUy controUed laboratory experiments; a 3.0 dBA increase is considered just
noticeable outside of the lcU>oratory; an increase of at least 5.0 dBA is necessary
before any noticeable change in community response (i.e., complaints) would be
expected.
Short-Term Impacts
Short-term acoustic impacts are those associated with construction activities
necessary to extend Cannon Road across the site and construct the proposed
residential and commercial land uses. These noise levels wiU be hi^er than the
ambient noise levels in the project area today, but wiU subside once construction is
complete. They would occur with or without the proposed GPA since the site is
already designated for residential development.
Two types of noise impact should be considered durii^ the construction phase. First,
the transport of workers and equipment to the construction site wUl incrementaUy
increase noise levels along the roadways leading to and from the site. The increase
should be inaudible to noise receptors located along the roadways utiUzed for this
purpose. Second, the noise generated by the actual on-site construction activities
should be evaluated.
Construction activities are carried out in discrete steps, each of which has its own
mix of equipment, and consequentiy its own noise characteristics. These various
sequential phases wiU change the character of the noise levels surrounding the
construction site as work progresses. Despite the variety in type and size of
construction equipment, simUarities in the dominant noise sources and patterns of
operation aUow noise ranges to be categorized by work phase. Appendix F provides
typical construction equipment noise ranges.
Long-Term Impacts
The long-term acoustic impacts associated with the proposed GPA wiU derive from
increased motor vehicle usage by future residents and commercial patrons onsite, as
weU as deUvery and maintenance vehicles destined for onsite development. Using
these volumes and assuming a 4 percent truck mix, the ambient noise levels with and
without the proposed project were projected. In this manner, the noise increases
associated with development per the proposed GPA were quantified.
Table 16 provides the projected noise exposures adjacent to various roadways in the
study area with development onsite per the existing General Plan designations. As
shown therein, noise levels adjacent to El Camino Real wiU reach 73.2 CNEL at the
right-of way west of Cannon Road and 76.0 CNEL east of it. Consequently,
residential development within 177 or 268 feet, respectively, would require noise
barriers or setbacks to be considered a compatible use adjacent to El Camino Real.
SimUarly, residential development within 103 feet of the Cannon Road centerUne
- 85 -
would require acoustic shielding to be considered compatible with the acoustic
environment.
Table 16
FUTURE EXPOSURE ADJACENT
TO NEARBY ROADWAYS WITHOUT THE PROJECT
Roadway
Projected
A.D.T.
CNEL®
50 ft.2
Contour Location (ft)^
70 dBA 65 dBA 60 dBA
El Camino Real (55 mph)
-West of Cannon Rd. 20,000
-East of Cannon Rd. 38,000
Cannon Road (45 m^^)
-S. of Camino Real 14,000
KeUy Drive (25 mph)
-N. of Park Dr. 6,000
Park Drive (25 mph)
-W. of KeUy Dr. 5,000
73.2
76.0
70.5
89
129
53
177
268
103
60.3 R-O-W R-O-W
59.5 R-O-W R-O-W
375
574
217
52
46
m
m
Table 17 provides the future noise level in the ^Hroject vicinity if the proposed GPA
were to be implemented. A comparison of Tables 16 and 17 shows the change in
ambient noise levels associated with the proposed project.
The noise level increase adjacent to El Camino Real and KeUy Drive in the project
vicinity wiU be less than 1.0 dBA and therefore inaudible to adjacent noise
receptors. The 1.9 dBA noise increase expected adjacent to Cannon Road would be
audible under laboratory conditions but inaudible in the environment in which it wiU
occur. A 1.0 dBA noise decrease wiU occur along Park Drive. Since less than a 3.0
dBA noise increase is generaUy considered to be inaudible outside of laboratory
conditions, the impact of the project on ambient noise levels in the immediate
project vicinity should be insignificant and should not result in violation of appUcable
state and local standards for ambient noise.
The impact of the ambient noise environment on the development envisioned onsite
should also be considered. To properly assess this issue, the distances to the 65
CNEL contours shown in Table 17 should t>e noted. Residential or commercial uses
planned within these distances would require noise barriers, setbacks, or other
mitigation techniques to be considered a compatible use.
1. AU distances are measured in feet from the roadway centerUne. R-O-W indicates
that the contour wiU be located within the roadway right-of-way.
2. AU noise levels are given in CNEL at the right-of-way or 50 feet, whichever is
larger.
-86-
TABLE 17
Roadway
FUTURE NOISE EXPOSURE ADJACENT
TO NEARBY ROADWAYS WITH THE PROJECT
Projected
A.D.T.
CNEL @
50 ft.2
Contour Location (ft)
70 dBA 65 dBA 60 dBA
El (Damino Real
-West of Cannon Rd. 23,000
-East of Cannon Rd. 40,000
Cannon Road
-S. of Camino Real 22,000
KeUy Drive
-N. of Park Dr. 5,000
Park Drive
-W. of KeUy Dr. 4,000
73.8
76.2
72.4
96
133
68
194
278
137
59.5 R-O-W R-O-W
58.5 R-O-W R-O-W
411
594
292
46
40
3.12.3 Mitigation Measures
The foUowing mitigation measures are recommended for incorporation in the project
to minimize noise impacts:
1. Construction activities wiU take place only during dayUght hours to reduce
noise impacts during more sensitive time periods.
2. The use and proper maintenance of noise reducing devices on construction
equipment wiU minimize construction-related noise.
3. Although traffic noise increases along Park Drive and KeUy Drive resulting
from the project may be audible, no mitigation measures are required or
proposed to reduce traffic noise along these routes since current noise
levels are quite low.
4. Truck access, parking area design and air conditioning/refrigeration units
wiU be carefuUy designed and evaluated at more detaUed planning stages
to minimize the potential for impacts to adjacent developments and insure
compUance with the City Noise Element and Noise Ordinance.
5. More detaUed acoustic analyses wiU be performed at more detaUed levels
of planning (as specified by State law) to insure that aU State and City
acoustic attenuation requirements are met.
1. AU distances are measured in feet from the roadway centerUne. R-O-W
indicates that the contour wiU be located within the roadway right-of-way.
2. AU noise levels are given in CNEL at the right-of-way or 50 feet, whichever is
larger.
- 87 -
3.13 VISUAL RESOURCES
3.13.1 Existing Conditions
The Agua Hedionda Lagoon and creek and adjacent environs represent a significant
visual resource and natural open space corridor in the City of Carlsbad.
Approximately 17 acres of the site are within the tidal reach of the lagoon, and the
creek traverses the length of the site in a southwesterly direction.
The coastal hiUs which comprise the southeastern portion of the site, provide an
elevational contrast to the broad and relatively flat confluence of Agua Hedionda
Creek with the lagoon. The eastern end of the lagoon, int^mittent wat^flow in the
creek and the associated vegetative communities are the primary visual features of
the site. Vegetation communities vary from tidal flats, fresh water marsh and
riparian woodlands in this portion of the site.
Along the northwestern perimeter of the site, existing residences have views of the
, lagoon and creek and of the coastal hills. Agricultural activities (truck farming of
tomatoes and corn and horse stables) are also visible from these residential areas.
' Hidden VaUey Road is also evident as it foUows the base of the hiUs in a westerly
direction from El Camino Real. Agricultural activities in the eastem and
' southernmost areas of the site are screened from view by natural topography.
From the higher elevations onsite, surrounding land uses can be seen, including
panoramas of Palomar Airport to the southeast, Macario Park to the southwest, the
^ SCE power plant and the Pacific Ocean to the west and existing residential and open
' space areas to the north and east.
' AppUcable Local Coastal Program PoUcies
The foUowing poUcy is excerpted from the Agua Hedionda Land Use Plan.
o Park Avenue is designated as a scenic roadway. Development adjacent to
this road shaU maintain a minimum 20-foot landscaped buffer between the
street and parking areas. Required landscaped setbacks may include
' sidewalks and bikeways, but shall not include parking areas. Parking areas
1 shaU be screened from the street utiUzing vegetation, tree forms, and
berms, as appropriate.
I 3.13.2 Impacts
Implementation of the proposed project wiU, as would the current General Plan,
' exert a long-term impact upon the present aesthetic character of the study area.
^ The proposed residential/commarcial development wiU transform 145 acres of the
existing open space/rural character of the KeUy Ranch to that of an urbanscape.
> Alterations to landfcvm and vegetative cover wUl occur as a result of grading
, necessary for development.
, In addition to urbcui uses, the project proposes the retention of approximately 255
acres as open space. This open space is primarUy located in the floodplain and in the
coastal hills. Impacts to the coastal hiUs wiU be minimized through the clustering of
w development areas and prohibiting development in areas where slopes exceed 25%.
-88-
Agricultural activities wiU be removed, thus altering the rural atmosphere. This wiU
be offset somewhat by the transferring of some agricultural activities into the
floodplain area.
Hie northern portion of Agua Hedinda Creek wiU be altered permanently since it is
Ukely that the steamflow wiU be channeUzed through this portion of the site.
BiologicaUy and aestheticaUy, this reach of the creek is less significant than the
southern reach which is proposed for retention in its natural state.
At buUdout, the project wiU be visible partiaUy from residential units to the north
and south of the project. Views onsite wiU also be altered to travelers along El
Camino Real and Park Drive, which are designated scenic roadways.
Existing noise, and indirect Ught and glare levels wiU be increased, affecting those
portions of the site which wiU remain as open space, as weU as Macario Park.
3.13.3 Mitigation Heaswes
Loss of agricultural and open space lands is largely an unavoidable adverse impact
for projects of this nature. However, impacts wUl be reduced partiaUy through the
foUowing measures which wiU be incorporated into future, specific project designs.
1. Landscaping wiU be provided throughout the proposed planned community
and adjacent to roadways to soften the visual impacts of development and
to enhance the aesthetic character of the community.
2. Development wiU be clustered to minimize landform alterations and
development of slopes exceeding 25% wiU be prohibited.
3. Approximately 255 acres of the site wiU be retained as open space.
4. BuUding heights wUl not exceed 35 feet per the Agua Hedionda Specific
Plan (Land Use Plan).
5. To minimize Ught and glare, street and sign Ughting shaU be oriented
toward development areas to avoid spiUover into adjacent properties,
particularly into Macario Park.
6. Development treatments along Park Drive and El Camino Real wiU be
sensitive to their designation as scenic roadways. This includes
compUance with the Scenic Highways Element and Agua Hedionda LCP
poUcies regarding setbacks and landscaping.
Please refer to Section 3.6 LAND USES for mitigation measures relative to visual
impacts related to surrounding land uses.
-89-
Illlltltitltltltii ililililililil I I
KELLY RANCH
City of Carlsbad QMBA
EXHIBIT 16
a
KELLY RANCH
City of Carlsbad MBA
EXHIBIT 17
6
e
KELLY RANCH
City of Carlsbad
MBA
EXHIBIT 17A
3.14 PUBUC SERVICES AND UTILmES
The intent of this section is to describe the current capabUities of the various pubUc
services and utiUty agencies that wiU be effected by the proposed development,
present a quantitative analysis, whenever possible, of the project-related impacts to
the agencies, and provide appropriate mitigation measures. Much of this section has
been excerpted from the Supplemental Environmental Studies prepared for the KeUy
Ranch; this information has been updated and/or supplemented where appropriate.
Correspondence received from the servicing agencies is contained In the Technical
Appendices.
Wstsr^
Existing Conditions
Potable wat^ for the project area is obtained from the San Diego County Water
Authority by the City of Carlsbad and Costa Real Municipal Water District. This
water is a blend of the State Water Project and Colorado River water deUvered by
the MetropoUtan Water District (MWD) of Southern California. The water is fUtered
and chlorinated at the MWD's Sdnner Treatment Plant. The Costa Real Municipal
Water District provides further chlorination to maintain an adequate chlorine
residual within the district.
Existing water faciUties in the project vicinity include a 12-inch asbestos concrete
pipe (ACP) in both Park and KeUy Drives. In addition, a 10-inch ACP is located
within the area of the future Cannon Road.
Impacts
The proposed project is expected to consume 877,350 gaUons of wat«r per day based
on 1,600 residential dweUing units. Table 18 indicates the method of estimation used
to compute the anticipated water consumption of the project.
TABLE 18
PROJECTED WATER CONSUMPTION
Land Use
Neighborhood
Commercial
Residential
DweUing Units
Square Feet/
Number of Units
200,000 sq.ft.
1,600 Units
Consumption Factor
30 gal./day/person2
540 gal./day/D.U.
Total
Water Consumption
13,350 gal./day
864,000 gal./day
877,350 gal./day
1. Information for this section was obtained from Mr. WilUam Meadows, Costa Real
Municipal Water District, telephone conversation of AprU 5, 1983.
2. Based on 4 people per 1,000 square feet of floor space.
-90-
The Water District has indicated that there is adequate water pressure for the
proposed development. However, the existing Unes may require resizing and
relocating to provide the needed flows (volumes).
Mitigation Measures
1. The foUowing water conservation measures wiU be implemented as required by
state law:
l.low-flush toUets (Section 17921.3 of the Health and Safety Code)
2aow-flow showers and faucets (California Administrative Code, TiUe 24, Part 6,
Article 1, T20-1406F)
3.insulation of hot water Unes in water recirculating systems (CaUfornia Energy
Commission regulations)
2. The project also wiU comply with the water conservation provisions of the
appropriate Plumbing Code.
3.1n addition, the State Department of Water Resources recomends implementation
of several other interior and exterior water conservation measures which vary as to
their appUcabUity and practicaUty for any one particular development proposal.
These measures shaU be investigated extensively as to their feasibiUty for use in the
development. For those measures found to be feasible, they wiU be implemented to
the maximum extent possible. These measures are contained in Appendix A.
Wastewater^
Existing Conditions
Sewer service in the project area is provided by the City of Carlsbad PubUc Utilities
Department. There are currentiy no sewage faciUties within the project
boundaries. The closest sewage Une is a 24-inch main located in Park Drive.
Sewage generated within the City of Carlsbad is treated at the Encino Treatment
Plant. This faciUty is currentiy treating approximately 3 miUion gaUons of effluent
daUy and has the capacity to treat up to 5.2 miUion gaUons daUy.
Impacts
Development of KeUy Ranch wiU require the construction of a sewage coUector
system on the site. Since the exact development plans for the proposed project have
not yet been prepared, it is difficult to speculate on the size or location of the
required sewage Unes. However, it is possible to estimate the total quantity of
sewage generated by the project.
The proposed project is expected to produce 433,500 gaUons of sewage per day.
Table 19 shows the method of estimation used to compute the anticipated sewage
generated by the proposed project.
1 Information for this section was obtained from Mr. Roger Greer, Utilities
Director, Department of UtUities, telephone conversations on AprU 5 and 11, 1983.
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Land Use
Neighborhood
Commercial
Residential
TABLE 19
PROJECTED SEWAGE GENERATION
Square Feet/
Number of Units
200,000 sq.ft
1,600 Units
Total
Generation
Factor
20 gal./day/
100 sq.ft.^
246 gql./day/
d.u.'^
Sewage
Generation
40,000 gal./day
393,600 gal./day
433,600 gal/day
Ml
The City's UtiUty Department has indicated that the Encino Sewage Treatment Plant
has the avaUable capacity to treat the project generated effluent.
Mitigation Measures
Current City poUcy requires that the project developer construct the onsite sewage
coUector system and E^ovide a $1,000 per unit sewer fee. Therefore, project
implementation wiU result in the coUection of $1.6 milUon in sewer fees. The water
conservation measures outiined in the previous section wiU also reduce wastewater
gen^ation.
asetrieityg
Existing Conditions
The proposed project is located within the service area of San Diego Gas and
Electric. Existing electrical faciUties in the study area include.
o One 230 KV Transmission Line
o Two 138 KV Transmission Lines
0 Two Steel Transmission Towers
o Several Double Wood Transmission Structures
Present onsite electrical consumption is minimal.
Impacts
As indicated in Table 20 total electrical consumption for the project is estimated at
19.2 miUion kUowatt hours per year.
1 Ultrasystems generation factor.
2 Based upon a Carlsbad Utilities Department generation factor.
3. Information for this section was obtained from Mr. Roger Greer, Utilities
Director, Department of UtiUties, telephone conversations on Aipril 5 and 11,
1983.
-92-
TABLE 20
ESTIMATED ANNUAL ELECTRICAL CONSUMPTION
Land Use
Commercial
Residential
Square Feet/
No. D.U.
200,000
1,600
Consumption
Factor
5 kwh/sq ft/month^
425 kwh/D.U./month2
Total
Electrical
Consumption
(kwh/Month)
1,000,000
680,000
1.6 milUon/month
or 20.1 milUon/year
The San Diego Gas & Electric Company has indicated that their primary concerns
regarding the project relate to the maintenance of the existing electrical
transmission lines which cross the property. A list of these concerns is presented
t>elow:
o Continued access to these facUities for repair and maintenance must be
provided before, during, and after construction.
o Any proposed encroachments into the right of way must be reviewed and
approved by SDG&E's Land Management Section.
o Impacts to the right of way by proposed adjacent uses OT impacts to
adjacent uses by the existing or future utiUty faciUties should also be
examined.
o Impacts of increased drainage in the rights of way due to grading or other
actions should be examined.
o Any aspects of the project design and function that could affect the
transmission use should be considered and SDG&E be given the opportunity
to comment further.
Impacts to onsite electrical transmission facUities is discussed fuUy in Section 3.6
LAND USES. Briefly, the proposed extensions of Cannon Road and KeUy Drive
encroach into the transmission rights of way and as such wiU require review and
approval by SDG&E; the transmissions overhead lines are primarUy located in open
space designation and wiU not be impacted by proposed land uses or vice versa, and
increased drainage in the rights-of-way are not expected to be significant.
The Company has indicated that electric distribution facUites wiU be made avaUable
to the project in accordance with the rules on fUe with the PubUc UtiUties
Commission.
1 Ultrasystems' Planning Factor.
2 SDG&E, Steve Maybury, system-wide average for residential units.
-93-
Mitigation Measures
1. SDG&E wiU be consulted during project planning to insure that development
plans do not interfere with the existing electrical faciUties located on the
property.
2. AU new utiUty systems wiU be placed underground as feasible and commonly
practiced (Agua Hedionda (LCP, PoUcy 5.1).
3. Project planners and architects should consult with SDG&E regarding current
energy conservation techniques.
4. Proposed buUding construction wiU comply with Titie 24 of the CaUfornia
Administrative Code.
5. Project planners and architects should consider the use of energy-efficient
architecture and landscaping design concepts which wiU work to reduce the
long-term demands for fossU fuels. Measures should include the foUowing:
o Architectural planning and design, to the extent feasible, should take fuU
advantage of such concepts as natural heating and/or cooUng through sun
and wind exposure and solar energy coUection system oppOTtunities.
o Landscape design should be taUOTed, where feasible, to the use
requirements of individual structures, with the intent to minimize heat gain
in summer, maximize heat gain in winter, and promote air circulation for
heating/cooling purposes.
o Domestic hot water systems, to the extent feasible should be designed to
utiUze altemative energy sources (e.g., solar energy coUectors). Should
such systems be deemed infeasible at the time of initial construction,
buUding design should incorporate provisions to aUow them to be easUy
accommodated/instaUed at a later date.
Natural Gas
Environmental Setting
San Diego Gas & Electric Company provides natural gas service to the project area.
Project Impact
Gas consumption by residents of the proposed project is estimated at 141.2 miUion
cubic feet per year.
-94-
TABLE 21
ESTIMATED ANNUAL NATURAL GAS CONSUMPTION
Natural Gas
Square Feet/ Consumption Consumption
Land Use No. D.U. Factor (mUlion cu. ft.)
Commercial 200,000 240 sq ft/yearl 48.0
Residential 1,600 58,250 D.U./year2 93,2
Total 141.2
The SDG&E has indicated that gas distribution faciUties can be made avaUable to the
project in accordance with the rules and regulations fUed with and approved by the
CaUfomia PubUc UtiUties Commission.
Mitigation Measures
1. InstaU thermal insulation in walls and ceUings which meets or exceeds
standards established by the State of California or the Department of BuUding
and Safety.
2. Construct aU buUdings in confOTmance with Titie 24, Part 6, Division T-20,
Chapter 2 of the CaUfornia Administrative Code.
3. Encourage the use of landscaping to moderate climatic conditions, such as the
use of deciduous trees on southem and westem exposures to provide shade
during the summer yet aUow maximum light and heat during the winter.
4. Encourage the use of solar space and water heating technologies to lessen the
demand for fossU fuels.
5. Consult with SDG&E fOT other methods of conservation.
Telephones
Existing Conditions
Telephone service in the project area is jMrovided by the Pacific Telephone
Company. Existing faciUties include a 50-pair distribution cable which traverses the
site. This cable is carried overhead from El Camino Real for approximately 1,000
feet and then has a buried leg adjacent to Hidden VaUey Road where it emerges
again as an aerial cable fOT another 1,200 feet. The distribution network for this
area is suppUed via a feeder system which is located on El Camino Real.
1 Ultrasystems' Planning Factor.
2 SDG&E, Steve Maybury, system-wide average for residential units. Therms
converted to cubic feet utUzing the conversion factor of 1 therm equals 97.8 cubic
feet.
3 Information for this section was obtained from Ms. Peggy Evans, Pacific
Telephone Company, telephone conversation of AprU 5, 1983.
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m
Impacts
Development of the proposed project would require the instaUation of a new feeder
system, sized to project requirements. This new system would require approximately
18,000 feet of new cable originating from Camino Vida Roble. The existing overhead
distribution cables (onsite) as weU as the project distribution systm wiU require
undergrounding.
The Pacific Telephone Company anticipates no problems in servicing the site,
provided the telephone company is given sufficient planning time. The site is
currentiy divided between two distribution systems, the Harding exchange and
Carlsbad south; it is anticipated that the project would be set up entirely within the
Carlsbad south system.
Mitigation Measures
1. The Pacific Telephone Company wiU be included in subsequent and more
detaUed planning stages to ensure the proper and timely placement of
telephone facUites.
Solid Wasted
Existing Conditions
SoUd waste in the project area is coUected by private haulers and disposed at the San
Diego County San Marcos LandfiU. This faciUty is a Class n site located off
Questhaven Road, approximately 2 mUes east of Rancho Santa Fe Road, and roughly
5 to 6 mUes from the site. The landfiU has a life expectancy projected at 1990.
Impacts
The proposed development is expected to generate 28,406 pounds per day of soUd
waste, as indicated in Table 22.
The County Solid Waste Division has indicated that the project wiU result in an
incremental increase in the amount of soUd waste deposited in the San Marcos
LandfUl.
1 Information fOT this section was obtained from Ms. JuUa Quinn, San Diego County
Department of PubUc Works, SoUd Waste Division, telephone conversation of
AprU 5,1983.
-96-
TABLE 22
PROJECTED SOLm WASTE GENERATION
Land Use
Neighborhood Commercial
Residential DweUing Units
Population
Projection
445I
4^0642
Consumption
FactOT
5.84 Ib/person/day
5.84 Ib/person/day
Total
SoUd Waste
Generation
2,600 lb/day
23,700 lb/day
26,300 lb/day
Mitigation Measures
1. Resource recovery of as much paper as possible from the proposed development
would reduce the amount of soUd waste disposed at the landfiU. In addition,
the incorporation of trash compactors in each residence would reduce the total
volume of trash generated by the project.
POUQS3
Existing Conditions
Police E^otection for the study area is provided by the City of Carlsbad PoUce
Department from their station located at Elm Avenue and Interstate 5. The
proposed development is located in an area which is part of a designated poUce beat
and is served by one (1) assigned officer as weU as one (1) back-up officer. The
response time on a priwity caU within beat boundaries is estimated to be 0 to 5
minutes.
A new faciUty is planned for construction at El Camino Real and Palomar Airport
Road within the next three (3) years.
The PoUce Department estimates that the proposed development would require an
additional 5 to 12 poUce officers as weU as associated equipment and support
services. It is anticipated that adequate personnel and facUities wiU be avaUable to
serve the project from the planned station at El Camino Real and Palomar Airport
Road.4
The Department- has indicated that the proposed development is not expected to
create any unusual law enforcement problems. However, further assessment of the
project wiU be made at a more detaUed level of planning when the specific
commercial and recreational uses are determined.
Based upon 4 people per 1,000 square feet and a total of 200,000 square feet of
office space.
Based upon 2.54 persons per dwelUng unit (Carlsbad Planning Department) for the
minimum and maximum densities of 1,600 residences, respectively.
Information for this section was obtained from Lieutenant G. F. Suttie, Carlsbad
PoUce Department, letter dated March 31, 1983.
Lt. Suttie, telephone conversation, April 12, 1983.
- 97 -
Mitigation Measures
1. To mitigate the costs of additional personnel and equipment, the project
developer wiU be assessed a PubUc FaciUties Fee in accordance with City
Ordinance. See Section 4.0 FISCAL ANALYSIS for further discussion.
2. PoUce service wiU be enhanced through the provision of adequate street
Ughting, and clearly marked street names and house numbers.
FIrel
Existing Conditions
The fire protection services fOT the project area are provided by the City of Carlsbad
Fire Department. The City has three (3) fire stations, each equipped with an engine
company and one with a paramedic unit. The Department employs approximately 14
people per shift divided between the three stations. The response time from the
nearest station, located at 3401 CataUna Road, to the project site is approximately 3
to 4 minutes.
Impacts
The project is not expected to require additional equipment or personnel. However,
as this and other projects in the area are developed, additional equipment and
personnel wiU become necessary.
It is anticipated that existing water suppUes in the area wiU be suffident to handle
the fire flow requirement of the proposed project. However, final determination of
main size, hydrant size, and location wiU be made when architecutural plans are
reviewed and fire flow calculations can be made.
The project site is located within an area which is succeptible to brush fires.
TherefOTe, the Fire Department recommends that the developer include additional
fire suE^ession equipment such as roof top sprinlders and smoke alarm systems in
each residential unit.
Mitigation Measures
1. The developer should consider the incorporation of additional fire supression
equipment, such as roof top sprinklers and smoke alram systems, into the project design.
2. Sufficient accessibUity fOT fire-fighting equipment wiU be provided. The City's
Fire Department wiU review precise development proposals to ensure adequate
access and fire protection facUities.
3. At tentative tract levels of planning, a fuel modification program wiU be
implemented to protect developed areas from potential brush fires.
1 Information for this section obtained from Mr. Brian Watson, Carlsbad Fire
Department, telephone conversation of AprU 5, 1983.
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p
Schoolsl
Existing Conditions
The proposed project is located within the Carlsbad Unified School District. The
project area is served by KeUy Elemetary School, VaUey Junior High School, and
Carlsbad High School. Table 23 provides student enroUment and capacity figures for
these schools.
TABLE 23
SCHOOL ENROLLMENT - FALL 1983
School Capacity EnroUment
KeUy Elementary 390 395
VaUey Junior High 900 729
Carlsbad High 1,899 1,330
Impacts
Developmmt of the proposed project would result in the construction of 1,600
dweUing units. Therefore, the project is expected to generate 1,664 students. Table
24 iUustrates the method used to estimate this student generation.
TABLE 24
PROJECT STUDENT GENERATI0N2
School Generation Factor Students
Elementary .6 960
Junior High .22 352
High School .22 352
Total 1,664
The District has indicated that potentiaUy there wiU not be sufficient capacity at
existing schools, particularly elementary, to accommodate students generated by the
proposed project. The school district does levy developer fees at the time building
permits are drawn. However these fees are insufficient to cover the cost of new
school construction. The school district does accept the dedication of land in Ueu of
part or aU of the fees.
1 Information for this section was obtained from Mr. Jim Stark, Carlsbad Unified m
School District, telephone conversation of June 17, 1983.
2 Based upon .6 students/D.U. for Elementary Schools and .22 students/D.U. for both
Junior High and High Schools. Carlsbad School District generation factors.
-99-
The proposed General Plan amendment would also result in the eUmination of a
future elementary school site. The District and the City CouncU recently amended
their school location plan which the deleted of the future school site within the study
area.I TherefOTe the project is consistent with the District's school location plan.
Additional concerns relate to the safety of elementary school-age chUdren as they
cross Park Drive to attend KeUy School. As discussed in Section 3.9 TRAFFIC/
CIRCULATION, Park Drive would continue to operate weU within its design
parameters; however, additional trips would result over current traffic conditions.
Mitigation Measures
1. Prior to the approval of tentative tract maps OT site plans, the project
developer and Carlsbad School District officials wiU discuss the provision of
schools to serve the project. The foUowing are options to be evaluated by the
project sponsOT and school district:
a. Hie project developer wiU be assessed a per unit educational fee. These
fees can be utiUzed for implementing tempOTary or permanent faciUties.
b. The project developer may choose to dedicate land in lieu of part or aU of
the required fees, or the land could be provided on a long-term lease (fOT a
nominal fee) and revert back to the property owner should the school site no
longer be required by the district.
2. The project sponsOT should make clear to future homebuyers the disposition,
location, and scheduling of school faciUties through sales brochures and sales
information.
3. Design measures wiU be incorporated into the project design to enhance the
safety of chUdren walking to and from school. These measures include painted
crosswalks, controUed intersections, etc. If determined necessary, crossing
guards could be placed at appropriate locations.
Parks and Recreation^
Existing Conditions
The project site is located within the general service areas of Laguna Riviera City
Park, the Carlsbad State Beach, and the South Carlsbad State Beach. Hiere are
currentiy no county park faciUties within the ^oject area. The Laguna Riviera Park
and Carlsbad State Beach both provide a variety of day use faciUties. The South
Carlsbad State Beach provides day use facUities and overnight camping.
Telecon with Mr. Paul Klukas, City of Carlsbad and the School Location Plan,
July 1982.
Information for this section was obtained from Mr. Doug Duncanson, Department
of Parks and Recreation; Ms. Marty Kania, State Parks and Recreation
Department; and Mr. Joe McGuire, San Diego County Parks Department,
telephone conversations on AprU 5 and 6, 1983.
-100-
There are currentiy no proposed state recreational development plans in the project
area due to a lack of available funding. However, the City of Carlsbad has a 400
acre park site, Macario Park, master planned south to southwest of the project site.
This plan includes 20 acres of active park area, natural and passive areas (including a
botanical garden), and a commercial area which may include a convention center,
restaurants, and a hoteL In addition, the Macario Park plan indicates 50 acres of the
study area which could be included as part of the park pending acquisition by the
City.
Impacts
The proposed project would increase the population density within the service areas
of the existing parks and result in increased park usage. This project along with
other cumulative developments in the area wiU cumulatively increase the need for
additional active and passive park faciUties.
In addition, should the project be approved as proposed, the 50 acres currentiy shown
in the Macario Park plan wiU not be developed. Therefore, this acreage could be
acquired by the City and included in the park plan as wetiand preserve. Additional
acreage of the wetiands could potentiaUy be incorporated into the park plan.
Mitigation Measures
1. The proposed development plan incorporates a recreation center and open
space aOTeage for use by the project residents. The provision of recreationsd
uses and open space areas wiU minimize the project impact on the local parks.
2. The project developer and City should investigate the feasibiUty of including a
portion of the wetlands area as part of Macario Park.
Ubraryl
Existing Conditions
The City of Carlsbad has one Ubrary, the Carlsbad City Library, located at 1250 Elm
Avenue. This facUity presentiy has 23,000 square feet of space and is in the process
of expanding the chUdren's section by 12,000 square feet.
Impacts
It is expected that adequate faciUties wiU be avaUable at the Carlsbad Ubrary to
accommodate the proposed project. However, as growth continues within the City,
additional Ubrary services wiU be required. The Ubrary is presentiy considering two
options; buUding a new and larger main Ubrary, or constructing a second Ubrary south
of Airport Road.
Mitigation Measures
No mitigation measures are required.
1 Information for this section was obtained from Mr. CUfford Lange, Director,
Carlsbad PubUc Library, telephone conversation of AprU 6, 1983.
- 101-
Hospitall
Existing Conditions
The project site is located within the service area of the Tri-City Hospital and its
sateUite faciUty, the Tri-City West HospitaL Both of these faciUties are district
hospitals. As such the residents within the Tri-Cities (Carlsbad, Oceanside, and
Vista) pay property taxes to help pay for the hospital operating costs (taxes
approximate 2% of these costs).
The Tri-City Hospital is located in the southeastern portion of Oceanside. It
presentiy has 243 beds, however, it is planning to add a 29 bed psychiatric ward in
June 1983, as weU as a majOT (114 bed) expansion in 9 months. Tri-City West
Hospital is located on the northem side of Oceanside and has 66 beds.
The Tri-City Hospital is currentiy operating at 88 percent occupancy, which is
considered maximum occupancy since the remaining 12% is comprised of pediatric
and obstetrical units. The Tri-City West HosE>ital is operating at 75% capacity.
Impacts
It is anticipated that the planned expansions at the Tri-City Hospital would
accomodate any increased in service demand which may result from the proposed
project. However, as the population in the tri-cities continues to grow, additional
hospital services wiU be required.
Mitigation Measures
No mitigation measures are required.
Information for this section was obtained from Mr. Lawrence Maas, Associate
Administrator, Tri-City Hospital District, telephone conversation of AprU 5,
1983.
-102-
4.0 FISCAL ANALYSIS
Introduction
A fiscal impact analysis of development of the KeUy Ranch property was prepared by
Kenneth Fabricatore in June 1983. The entire 433-acre study area was assessed in
the analysis, a summary of which is provided below. The fiscal analysis is provided in
its entirety in Appendix G.
Summary
The fiscal analysis gauges the impact of proposed development and annexation on the
operating expenditures and revenues of the City of Carlsbad. Projected monetary
impacts are predicated on fuU buUd-out conditions in the project area and are
expressed in terms of 1983 doUars without adjustment for inflation.
The fiscal impact attributable to future development of KeUy Ranch is presented m
Table 25. Upon fuU development, the project area is expected to produce annual
revenues of $950,900 and to iuOTease annual city service costs by $925,600, yielding
an estimated net impact of a $25,300 revenue surplus.
The primary reason fOT the projected revenue surplus relates to the projected levels
of property tax and sales tax revenue. Owing to its favorable geographical and
environmental setting, the project area's residential land and product values are
expected to be relatively high. AdditionaUy, development of a sizable commercial
center containing almost 150,000 square feet of retaU floor area is planned. The size
of the center should be of sufficient size to enable tenants to "capture" a high
proportion of local resident expenditures on convenience goods and services.
1^
•'MB'"
- 103-
TABLE 25
FISCAL IMPACT ATTRIBUTABLE TO FULL DEVELOPMENT OF
THE PROJECT AREA (1983 DoUars)
City Operating Revenue Source
Property Tax
Sales Tax
Business License Tax
Population-Based Revmue
Development-Based Revenue
Total
Annual Revenue
$609,500
132,500
2,500
111,900
94,500
$950,900
City Operating Service Annual Cost
General Govemment $104,300
Police 191,300
Fire 139,600
BuUding Safety 29,800
Development SOTvices 53,800
Maintmance 132,900
Library 109,100
Parks and Recreation 164,800
Total $925,600
ANNUAL REVENUES 25,000
-104-
5.0 ALTERNATIVES
The foUowing section evaluates alternatives to the proposed project for the KeUy
Ranch. In accordance with CEQA GuideUnes (Section 15143), the No Project
alternative and other alternative projects "which could feasibly attain the basic
objectives of the project," are discussed.
5.1 No Project
Under this alternative, the existing general plan and zoning designations for the
KeUy Ranch would remain unchanged. Approximately 420 to 1,254 dwelUng units
would be aUowed on 224 acres onsite encompassing the foUowing residential density
categories: residential medium high-RMH-(300-600 d.u.s.); residential medium-RM-
(120-300 d.u.s.); residential low medium-RLM-(0-172 d.u.s.); and residential low-RL-
(0-182 d.u.s.). Open space uses (200 acres) and an elementary school (9 acres) would
comprise the remainder of the developmmt aUowed by the existing general plan.
The 342 acres of the 433 acre site that are presentiy within the jurisdiction of the
County would not be prezoned or annexed until a future appUcant proposed such
actions.
Implemmtation of this altOTnative would result in direct environmental impacts to
landforms from grading, loss of natural habitat in upland and lowland areas, potential
erosion and sedimentation, archaeological resources, and wetiands areas. In geuOTal,
the amount of land area disturbed under the No Project altemative would be nearly
the same (224 acres versus 248 acres) as the proposed project, even though
considerably fewer (approximately 56% to 65% lower) dwelUng units would be
constructed. Corresponding reductions in pubUc services, utiUties and
transportation/circulation impacts would result from implementation of the No
Project alternative as compared to the proposed project. This alternative would also
probably not generate sufficient property tax and other revenues to offset the costs
of providing required pubUc services (e.g., Ubraries, parks, poUce).
Based upon the poUcies of the Agua Hedionda LCP, it seems unUkely that the RMH
general plan designations along the northern boundary of the site could be physicaUy
accommodated. The Agua Hedionda Specific Plan and LCP requires a 100 foot
setback from the wetiands boundary Une. This Une forms the southern edge of the
RMH land use designations. Topographic constraints and existing residential uses
would leave aproximately 400 feet in the "fingers" area for actual construction,
assuming the sett)ack is measured to a proposed pad OT property Une. BuUdings,
parking, sOTvice faciUties, rcOTeation amenities, and front yard setbacks would have
to be included within this area. In the areas adjacent to KeUy Drive, existing
topography and the wetiands setback requirement combine to effectively eUminate
any development areas.
This alternative was rejected because of the potential landform impacts that would
occur in the Evans Point area in relation to the relatively few number of dweUing
units aUowed in the RL, RM, and RLM land uses. This altemative was also rejected
because of the infeasibiUty of developing RMH land uses along the northern edge of
the site when wetlands setbacks are appUed and considering the basic incompatibUity
of RMH with existing RLM land uses to the north. LasUy, the negative fiscal
impacts of this alternative would place additional burdens upon the City's Umited
revenues. The City should consider amending its general plan to designate land uses
within the KeUy Ranch (City portion) that reflect wetlands poUcies, topographic
considerations, and compatibiUty with existing residential land uses (see Alternative
5.2 below).
- 105-
5.2 RasidMitial Low-Medium/Medium-High Development
Und^ this alt^native, RLM land uses would occur along the site's boundary with
existing residential areas to the north (aUowing 0-178 d.u.s.) and RM uses would
occur in the Evans Point area (aUovring 782 to 1,950 d.u.s.). A neighbOThood
comm^cial (N) designation would occur immediately west of and adjacent to El
Camino Real.
This alt^native would result in nearly the same landform impacts as the proposed
project, with sUghtiy fewer units, corresponding to the change from RMH to RLM
land uses along the site's northern boundary. Corresponding reductions in traffic, air
quaUty, noise and pubUc services impacts would occur, ^dstlng wetlands would be
minimaUy impacted under this alternative, since homes could be placed in the
"fingers" areas, whUe maintaining required wetiands setbacks. These single famUy
uses would be mote compatible with existing residential neighborhoods to the north.
This altemative appears to be preferable to the No Project alternative whUe
incorpOTatii^ many of the components of the proposed project. It should be given
further conaderation during pubUc review of this environmental document.
5.3 Residential Medium High Density Transfer
Under this altemative, the existing RMH general plan and zoning designations would
be retained, but the density aUowed would be transferred to the area currentiy
designated in the general plan for RLM. The total units aUowed in the receiving area
would be the summation of the RMH units and the RLM units (total of 300 to 772
d.u.s.). The remainder of the Evans Point area would be designated fOT residential
medium (RM) land uses. This technique would aUow tor the "fingers" area and other
areas along the northern site boundary to remain in their existing natural conditions
whUe aUowing the developer to reaUze the dwelUng units currently aUowed in these
areas. The neighborhood commercial use proposed by the developer would remain for
the area west of El Camino Real.
This alternative would result in fewer landfOTm impacts than either the No Project
altemative or the proposed project. The "fingers" area and oth^ property along the
existing residential e^e would be left in its current natural condition. Total
dweUing units aUowed under this altemative would be greater than the existing
geuOTal plan (because of the change from RL to RM) but equUavent to the proposed
project (because of the transfer). When compared to the proposed project, existing
wetiands and natural open space areas along the northern site boundary would not be
impacted and archaeological resources would be preserved.
This alternative appears to be preferable to the proposed project because of the
eUmination of proposed development from areas along the tidal mudflats. Land use
compatibiUty impacts along the northern boundary would be eUminated. Positive
fiscal revenues of this altemative would be simUar to those identified for the
proposed project.
-106-
5.4 Remdential Low Density
Under this alternative, the existing RL general plan designation onsite would be
expanded to include the adjacent areas currentiy designated on the general plan as
RM and RLM (generaUy, aU the area south of Cannon Road). The elementary school
would also be changed to RL. The neighbOThood commercial site proposed by the
appUcant would be retained. Existing RMH general plan designations would be
changed to RLM to achieve compatibiUty with existing residential neighborhoods.
DweUing units aUowed under this alternative would comprise 0 to 179 d.u.s.
Landform impacts under this altemative would be reduced somewhat in comparison
to the proposed ^oject. Some minimal wetlands impacts would occur in the
"fingers" area and in other areas along the northem site boundary. Archaeological
and other biological impacts simUar to the proposed ^^oject would occur. Significant
reductions in traffic, air quaUty, noise, and pubUc services (especiaUy school
enroUmmt) would occur. Land use compatibiUty with existing residential
neighbOThoods would be achieved.
This altemative was rejected in favor of the proposed project because of the
former's landform and biological impacts in relation to the relatively few dwelling
units aUowed. It also appears that this alternative might have a negative net fiscal
impact upon the City resulting from the development of single famUy detached
housing onsite.
5.5 Residential High Density
Under this alternative, existing general plan RMH designations would be changed to
RLM. Other residential uses south of Cannon Road would be designated for RM and
RMH residential land uses. The RM designation would occur west of and replace the
elementary school site (as now shown on the general plan) and also to the east of the
designated school (currently shown on the general plan as RLM). The RMH
designation would replace the RL land use currentiy shown on the general plan. The
nei^borhood commercial site proposed by the developer would be retained. A total
of 1,446 to 3,133 dweUing units would be aUowed under this alternative.
LandfOTm impacts of this alternative would be approximately equal to those
previously described for the No Project altemative, with the exception of additional
grading that might be necessary to accommodate RMH land uses near Evans Point.
In comparison with the proposed project, landform impacts would be reduced, but not
significantly. Some minor wetiands impacts would occur in the "fingers" area and in
other areas adjacent to the wetiands boundaries. CompUcmce with the 100 foot
wetlands setback requirements would minimize short-term construction and longer-
term impacts after homes have been buUt. Archaeological and othOT biological
impacts simUar to the proposed project would occur. Traffic, air quaUty, noise, and
pubUc services impacts (particularly schools) could be substantiaUy greater than
those identified for the proposed project because of the potential range of
differences in the numbers of dwelling units proposed (1,600 proposed project versus
this alternative involving 1,411 to 3,043 dweUing units). This alternative would
achieve a dual identity for the site: areas north of the floodplain would have a low-
density, somewhat rural character; areas south of Cannon Road would have a high-
density, urban character.
This alternative was rejected in favor of the proposed project because of the
former's potential for generating significant traffic, air quality, noise, and negative
net fiscal impacts.
- 107-
^ 5.6 Lagoon Enhaneement/Residential-Medium High Land Use
— Under this altemative, as suggested by the appUcanfs biologists (see Appendix
document), the "fingers" area would be modified to enhance the quaUty of tidal flat
* area and reduce impacts to lagoon avifauna. Two options have been suggested, as
M foUows:
Option A - Excavate (to below sea level) a 100 foot minimum width channel along the
inland side of the "fingers" creating three islands with approximate dimensions of 100
feet by 200 feet. Excavated soU would be used to fiU the inner embayments in the
"fingers" to OTeate development areas. A 10 to 15 foot wide channel would be
^ excavated to connect the new "islands" to tidal action in the main lagoon area. A
m buffor incorpOTating native vegetation of 20 to 100 feet in width would be
maintained between the channel edge and development areas on the mainland.
m
Option B - Remove the outer ends of the "fingers" and fiU the innermost ends of the
" embayments with excavated matwial. The purpose of this action would be to
increase the area of mudflats subject to tidal influence. The adjacent tidal flats
* between the fir^ers and along their tidal edges would be lowered by dredging to
m provide exposure to daUy tidal flushing. A buffer of native vegetation of 20 to 100
feet in width would be incorporated into the plan to reduce direct impacts from
m development.
" FOT purposes of analysis, it is assumed that the remainder of the property would be
dev^oped as proposed by the appUcant.
Impacts of this alt^native to traffic, noise, air quaUty, pubUc sOTvices, and other
impact categories (excluding biological resources and relevant planning) would be the
iM same as those described herein fOT the proposed project. Biological impacts of this
^ altemative in the wetiands areas of the "fingers" would generaUy be beneficial.
Some temporary adverse effects to avifauna habitat, mudflat and benthic (bottom
^ dweUing) OTganisms would result from dredging activities to OTeate either the
channel and islands OT the reconfiguration of the "fingers" peninsulas. Either of
* these options would require the approval of the City, the CalifOTnia Coastal
Commission, the CalifOTnia Department of Fish and Game, the U.S. Fish and WUdUfe
* Service, and the U.S. Army COTPS of Engineers.
m
Further consideration should be given to Options A and B during developmmt of
^ subsequent, more detaUed plans for the property. Either of these options represent
environmentaUy superior ways of addressing biological resources and wetiands
planning issues from potential development involving the proposed project or
alternatives desOTibed in this EIR.
- 108-
6.0 RELAtTONSHIP BETWEEN LOCAL SHORT-TERM USES OF THE
BNVmONHENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-
TERM PRODucnvrrr
The principal effect of this fffoject is to commit basicaUy undeveloped rural land to
more intensive urban uses. Development of a portion of the site fOT residential/
commOTcial uses in tOTms of an average 50-year Ufespan of structures, represents a
short-term use of the environment. However, implementation of the project would
represent a relatively long-tOTm commitment to urbanization and population support
systems. It is logical to assume that the proposed uses wiU, in tum, be replaced by
another productive activity as the development and redevelopment of land progresses
through time in response to human needs.
The site is currently used fOT agricultural operations, which have become
increasingly unprofitable in recent years due to increases in land values, taxation,
production, and irrigation costs. The proposed residential/commercial uses wiU
iuOTcase the productivity of the study area' in terms of land efficiency and greater
economic return generated from these uses, versus agricultural land uses. Though
the project would serve to increase the productivity and human use of the land,
implemmtation of the project would contribute to the permanent loss of agricultural
land which may have uniforseen long-term impacts.
The project appUcant considers the property marketable for development at the
present time. The City of Carlsbad General Plan places no restrictions on the timing
of this areas developmmt, provided that the necessary service systems are in place
prior to construction. City poUcies and market conditions, therefore, are acceptable
to near-term developmmt rather than reserving the property for future options.
MajOT advantages to near-term development include greater economic productivity
from the land and an iuOTeased revenue base for the City of Carlsbad. The
advantages in reserving the study area are difficult to quantify since the long-term
alternatives fOT urban uses are largely unpredictable. In terms of impact on the
physical environment, future development, however, would Ukely involve simUar
impacts as those associated with the current project, i.e., loss of open space,
disaruption of biotic communities/habitat, alterations to landform, etc.
- 109-
" ^ 7.0 SIGNIFICANT IRREVERSIBLE ENVmONUENTAL CHANGES
The mvironmental changes produced by the implementation of the proposed project
m would occur mainly as a result of altOTations to the physical mvironmmt in the form
of a commitment of community services and increased land use density. If the
* C^oject is approved and subsequenUy implemmted, structures wiU be buUt, utiUties
M instaUed, and a netwOTk of streets wiU be constructed; aU of which wiU comprise an
urban infrastructure.
<••
The transfOTmation of a portion of the KeUy Ranch to residential and commercial
uses is a short-term irreversible commitment of the land. After the 50 year
structural lifespan of the buUdings is reached, it would be feasible to redevelop the
" site to an altemative land use. However, it is probable that once developed fOT
m urban uses, the developed portion of KeUy Ranch would not be returned to its currmt
agricultural and opm space land uses. The potential for such a reversion of the study
m area becomes hi^y infeasible due to the large capital investmmt that wiU have
^ already bem committed.
Loss of agricultural lands, although a portion of the site wiU be retained fOT
* agricultural activities, constitutes an irreversible and irretrievable commitment of m the E^ject area, which wiU incremmtaUy add to the more significant areawide loss of such lands in north San Diego County. m Implemmtation of the proposed project €Uso represmts a long-term commitmmt of energy resources, primarUy in the form of fossU fuels, including: fuel oU, natural gas and gasoUne fOT automobUes in construction equipmmt. The construction or destruction of other non-rmewable and siowly-rmewable resources wiU also result mm^ from the proposed actions. These include, but are not Umited to: lumbw, sand and gravel, asphalt, metals, watOT, etc. An iuOTeased commitment of social services and Ml pubUc maintenance services (waste disposal and treatment, etc.) wiU also be 0 required.
- 110-
8.0 QROWT&4NDUCENG AND CUMULATIVE IMPACTS
8.1 Growth-Inducing Impacts
Approval of the proposed GPA, zone change, and related actions would provide land
use designations that permit the development of residential, neighborhood
commercial, and rcOTeational land uses onsite. The study area's conversion to
residential land uses has been anticipated by the City's Gmeral Plan. However, the
proposed Evoject represmts a 26% increase of additional dweUing units over that
aUowed by the existing Gmeral Plan.
As with any developmmt of more intensive land uses, the proposed project wiU
OTeate a demand for municipal and pubUc services including utiUties, fire, and poUce
protection. The project wiU also add indirectiy to the iuCTcased demand for market
support services, which in tum wUl stimulate additional growth. In comparison to
the existing land uses, the project wiU generate certain growth inducemmts which
cannot be totaUy avoided. However these growth inducements would also be evident
with the implementation of the existing geuOTSl plan designations fOT the site.
Secondary growth inducements, such as the project's influmce on surrounding parcels
and their ultimate land uses, can be expected. The most direct effects wiU probably
be experienced in areas north of the proposed project. The extension of Cannon
Road and its ultimate connection to 1-5 wiU provide an additional and mOTe direct
majOT north-south access to this area. However, growth inducements are already
evident in the area (e.g., Palomar Airport Business CentOT, and proposed residential
projects in the El Camino Real corridor) and the degree to which the project would
intensify these inducemmts is difficult to quantify
8.2 Cumulative Impacts
The City of Carlsbad is anticipating the continuing growth and developmmt of the
community. The City has more than doubled in population since 1970, and is
anticipated to continue to grow through the end of the century.
With such a significant amount of development occuring and expected to occur in the
City, it is necessary to assess the cumulative impacts of the major developmmts in
proximity to KeUy Ranch. MajOT approved and proposed developments in the area
are summarized in Table 26.
- Ill-
TABLE 26
CUMULATIVE PLANOTNG DATA
m Project Land Uses Population D.U.S. Employmmtl Acres
mm KoU Carlsbad Research Ctr Industrial 0 0 12,200 560
m Signal Landmark Industrial 0 0 7,250 333
am Huntington Palomar Industrial 0 0 2,400 110
m Calavera HUls Residential
Commercial
8,200 3,230 290 807
m Tamarack Point Residential 940 371 0 120
M Carlsbad Highlands Residential 2,250 893 0 278
m
m
Rancho Carlsbad MobUe Home
Park
450 175 0 68
Mandana COTP. Estate
Residential
380 150 0 150
m KeUy Ranch Residential/
Commercial
4,000 1,600 445 433
M Total 16,220 6,429 22,585 2,859
Project Percent 25% 25% 2% 15%
•M
Ml
Implementation of the proposed developmmt impUes a variety of impacts to the
natural and urban environments. In gmeral, physical impacts woUld involve
modification to onsite landforms, alternation of drainage patterns and displacement
of biological resources, loss of open space and potential impacts to cultural
resources.
The proposed project also wiU contribute to the long-term commitmmt of non-
renewable resources and capital expenditures. Table 27 provides a summary of
anticipated cumulative impacts associated with the nine projects relative to pubUc
services and utiUties.
Together, the projects would geuOTate demands for approximately 1,145 miUion
kUowatt hours of electricity and 1,282 miUion cubic feet of natural gas. The
proposed KeUy Ranch project wiU geuOTate 2% and 11%, respectively, of this total
demand. Presentiy, the SDG&E has indicated its abiUty to meet the energy demands
associated with urban growth in the area. Energy resources wiU be or have been
evaluated with each incremental phase of development to ensure the provision of
adequate supplies.
1 Assumes 50% site coverage and 1 employee per 1,000 square feet for industrial
projects.
- 112-
Impacts of increased traffic and related increases in air poUution and noise,
primarUy along future and existing roadways, wiU also result. As the projects are
located where the transportation system presently is not widely developed, it can be
expected that considerable infrastructure improvements wiU become necessary.
Implemmtation of the projects as weU as potential future projects, wiU contribute to
the need fOT regional transportation faciUties, pubUc services, and development of an
adequate urban infrastmcture. Impacts of a beneficial nature are anticipated,
primarUy with respect to increased affordable housing, employment and rcOTcation
opportunities, iuOTcased revenue generation, and a continued citywide commitment
to economic growth and development.
TABLE 27
ANNUAL CUMULATIVE EFFECTS ON PUBUC SERVICES AND UTILITIES^
SoUd Waste
(tons)
Electricity
(mU kwh)
Natural Gas Water
(mU cu ft) (mgd)
Wastewater
(mgd)
KoU Carlsbad Research Ctr 13,000 611.1 483.0 L9 .89
Signal Landmark 7,700 363.4 287.2 1.2 .53
Huntington Palomar 2,600 120.0 94.9 .38 ,18
Calavera HiUs 9,000 23.0 188.1 1.8 ,82
Tamarack Point 1,000 L9 21.6 .20 ,09
Carlsbad Highlands 2,400 4.5 52.0 .48 ,22 ^
Rancho Carlsbad 500 .9 10.2 .09 ,04
Mandana Corp. 400 .8 8.7 ,08 .04
KeUy Ranch 4,300 20.1 141.2 .89 .43
Total 40,900 1,149.3 1,286.9 7.023,24
Project Percent 11% 2.0% 11.0% 13% 13%
Please see Section 3.13 PUBLIC SERVICES AND UTILITIES for appropriate
residential and commercial generation/consumption factors. Industrial factors are
as foUows: Electricity-50.1 kwh/SF; Natural Gas-39.6 CF/SF; Water-3,500
gd/aOTC; Sewer-1,600 gd/aOTe; 50% site coverage was assumed for industrial land
uses.
- 113-
^ 9.0 UNAVCXDABLB SIGNIFICANT ADVERSE EFFECTS
ChaptOT 3.0 describes the direct, indirect and short-and long-term effects of the
" proposed Gmeral Plan Ammdmmt and zoning actions. Ultimate developmmt of the
^ project wiU result in certain significant unavoidable adverse impacts to the
environmmt. This secti<m provides a summary of those unavoidable impacts which
m may be expected to occur if the proposed project is approved with the mitigation
measures and City requiremmts discussed in this report. The degree of significance
of each impact is depmdent upon the extent to which mitigation measures are
^ ultimately incorporated at subsequent levels of project implemmtation.
. 9.1 LANDFORM/TOPOGRAPHY
No significant adverse impacts are anticipated as a result of the proposed GPA. Site
landfOTms would be modified undOT t>oth the existing and proposed Gmeral Plan and
the net diffOTmce is not considered significant.
* 9.2 GEOLOGY/S(HLS
^ Groundshaking onsite wiU probably occur from future earthquake activity in major
^ fault zones. This impact wiU occur under the existing and proposed Gmeral Plan.
9.3 HYDROLOGY
m
No significant adverse impacts are anticipated. InOTcmmtal iuOTeases in runoff and
poUutants may result from eventual implemmtation of the proposed project OVOT
levels genOTated by the existing Gmeral Plan; howevOT, the net differmce is not
'^^^ considered significant.
9.4 BIOLOGY
Ni
Project implemmtation wiU result in the partial removal/displacemmt of various
m vegetation communities. A majority of wUdlife species on the property should
remain foUowing developmmt; although densities wUl decUne in number or be lost
from the property. These impacts wiU occur under the existing and proposed General
^ Plan; the net difference is potentiaUy significant in tOTms of wetlands resources.
m 9.5 CULTURAL RESOURCES
m No significant impact is anticipated.
9.6 LAND USES
The proposed project would result in a transition from rural to urban uses on
>• approximately 145 acres, exclusive of roadways; agricultural activities would also be
terminated in the coastal hills portion of the site. These impacts would occur under
* the existing General Plan; the net diffOTmce is not significant.
^ 9.7 RELEVANT PLANNING PROGRAMS
^ The proposed GPA is in conflict with the Open Space and Conservation Element of
the General Plan; project implementation wiU result in encroachments into the
defined wetlands area. This is a potentiaUy significant impact.
w
- 114-
9.8 AGRICULTURAL RESOURCES
Approval and implemmtation of the project wiU result in the termination of the
existing onsite agricultural activities. Project implementation wiU also result in the
conversion of 72.5 acres of Prime Farmland, as mapped by the SCS, to urban uses.
These impacts wiU occur under the existing General Plan as weU; the net difference
is not significant.
9.9 SOCIOECONOMICS
No significant impacts are anticipated.
9.10 TRANSPORTATION/CIRCULATION
Project implemmtation wiU result in 24,110 daUy trips; this is a 130% increase over
the existing General Plan. This is a potentiaUy significant impact.
9.11 AIR QUALITY
Assuming buUdout in 1990, daUy air emissions gmOTated by the project are .27% of
total emission in the Air Basin.
9.12 NC»SE
Short-tOTm noise impacts wiU result from grading, infrastructure emplacemmt and
buUding construction activities. This impact wiU occur undOT the existing and
proposed General Plan.
9.13 VISUAL RESOURCES
The proposed developmmt wiU transform 145 acres or 33% of the site to urban
uses. This impact wiU occur under the existing and proposed GenOTal Plan. The net
diffOTence is not considered significant.
9.14 PUBUC SERVICES AND UmjnES
The project wiU place demands on the foUowng pubUc services and utilities (i.e., to
SOTvice OT provide): Water (877,350 gpd), wastewatOT (433,500 gpd), electricity (20.1
miUion kwh/year), natural gas (141.2 milUon cubic feet/year), telephone, soUd waste
(23,700 lbs/day), poUce, fire, schools (1,664 K-9 students), parks and recreation and
hospital SOTVices. The level of significance wiU be dependent on the abUity of these
agmcies to provide the needed SOTvices.
-115-
10.0 EFFECTS FOUND NOT TO BE SIGNIFICANT
This EIR has addressed aU potential mvironmental, infrastructure, and pubUc service
impacts that could be expected to result from developmmt aUowed by the proposed
project. There are, howevOT, no impact categories which were found not to be
significant.
-116-
11.0 NUMBER OF PEOPLE AFFECTED BY THE PROJECT AND WITHIN THE
PROJECT BOUNDARIES
Currentiy a permanent population does not reside onsite. There are, however,
transient farmwOTkers (number unknown) associated with the site's agricultural
activities. Developmmt of the coastal hills portion of the site wiU result in the
displacement of these farmworkers. This displacement might be offset if
agricultural activities were estabUshed in the lowland area.
Approximately 150 people residing along the projects northwestem boundary wiU be
affected by the project development. These impacts are primarUy visual. The KeUy
Ranch home situated in the coastal hiUs portion of the site wUl also be affected by
project developmmt.
- 117-
12.0 ORGANIZATIONS AND PERSONS CONSULTED
City of Carlsbad
Planning Departmmt
Carlsbad Unified School District
San Diego Association of Governmmts
County of San Diego
Flood Control District
Zoning
Project Consultants
Michael Brandman Associates
WiUdan Associates
(Traffic)
Endo EngincOTing
(Noise)
Kenneth Fabricatore
(Fiscal)
San Diego Natural HistOTy Museum
(Paleontology)
Michael Howes
Gary Wayne
Pat Tessier
Jim Clark
Ruth Potter
Thomas E. Smith, Jr. AICP
Kimberly Brandt
Beverly Bruesch
Bob Sergeant
Vicki Endo
Tom Demere
-118-
13.0 BIBUOGRAPHY
American Geotechnical Company. "Geotechnical FeasibiUty Investigation (for the
KeUy Property)," AprU 1983.
Califomia Coastal Act of 1976, Section 30241 et seq.
CaUfOTnia Governmmt Code, Knox Nisbet Act- Titie 5, Division 2, ChaptOT 6.6,
Section 54733 et seq., updated
December 1979.
City of Carlsbad, Agua Hedionda Specific Plan, Final EIR #329, DecembOT 1976.
City of Carlsbad, GmCTal Plan Elemmts, Open Space and ConsOTvation (1973), Land
Use (1974), Noise (1975), PubUc
Safety (1975), Circulation
(1975), Scenic Highways (1975),
Geologic and Seismic Safety
(1975), Housing (1981, Revised
Parks and Recreation (1982).
City of Carlsbad Local Coastal Program, Agua Hedionda Land Use Plan, May 1982.
Comprehensive Planning Organization of the San Diego Region, Plan Summary,
Areawide Water QuaUty
Management Plan.
County of San Diego, Department of Agriculture, "1982 Agricultural Crop Report,"
1982.
County of San Diego, Floodplain Map, Project 3756, 1978.
Evans, Peggy. Pacific Telephone Company, as cited in Ultrasystems, Inc. (1983).
GreOT, RogOT. UtiUties Director, Department of UtUities, as cited in Ultrasystems,
Inc. (1983)
Lang, Clifford. Director of Carlsbad PubUc Library, as cited in Ultrasystems, Inc.
(1983).
Larry Seeman Associates, Inc. Draft EIR, Macario Canyon Park, Carlsbad,
CaUfornia, October 1981.
Mass, Lawrence Associates Administrator. Tri-City Hospital District, as cited in
Ultrasystems, Inc. (1983).
McFarland, BiU. San Diego Association of GovOTnments, Personal Communication,
AprU 1983.
Meadows, WiUiam. Costa Real Municipal Water District, Personal Communication,
AprU 1983.
Ploessal & Slosson, 1974, as cited in American Geotechnical Company (1983).
-119-
PRC Taps COTporation, Carlsbad Local Coastal Program, July 1980.
Quinn, JuUa. San Diego County Department of PubUc Works, SoUd Waste Division,
as cited in Ultrasystems, Inc.
(1983).
San Diego Air PoUution Control District, Regional Air QuaUty Strategy, Emissions
TVmds FOTecast, 1982.
San Diego Association of Govemments, PreUminary Series 6 Regional Growth
Forecast by Major Statistictff
Area and Subregional Area,
1580-3000, May l98i.
Schnabel & Seed, 1973, as cited in American Geotechnical Company (1983).
Seismic Design for Nuclear Power Plants, 1970, as cited in American Geotechnical
Company (1983).
Stark, Jim. Carlsbad Unified School District, as cited in Ultrasystems, Inc. (1983),
and Personal Communication,
June 17, 1983.
State of Califomia, California Fish and Game Code, ChaptOT 6.
State of CaUfornia Employmmt Developmmt Departmmt, Annual Planning
Information, May 1982.
Suttie, Lieutmant G. F. Carlsbad PoUce Department, as cited in Ultrasystems, Inc.
(1983).
Ultrasystems, Inc., Supplemental Environmental Studies, KeUy Ranch, AprU 1983.
United States Department of Agriculture, Soils Conservation SOTvice and FOTest
SOTVice, SoU Survey-San Diego
Area, CaUfornia, December
1973.
United States Department of Housing and Urban Development, Flood Hazard
Boundary Map H-01-14, 1977.
Watson, Brian. Carlsbad Fire Department, as cited in Ultrasystems, Inc. (1983).
Wayne, Gary. City of Carlsbad, Developmmt Services, Personal Communication,
June 1983.
-120-
m
APPENDIX A
NOTICE OF PREPARATION RESPONSES
i I I lilllililiili
^ ^inie of (Califanim ^
Govtmnom s OFFICE
OFFICE OF PLANNING ANO RESSARCH
I400 TBNTH STREET
SACRAMENTO 99814
E OEUKMc
0:
ROM:
uajECT:
April 28, 1983
RevieMing Acjencles
Dan Conaty
City of Carlsbad's NOP for
Cal Comnunltles Inc. Project
SCH ^83042707
ttached for your comnent is the City of Carlsbad's Notice of Preparation of a
raft Environmental Impact Report (EIR) for Cal Comnunities Inc. Project.
esponsible agencies nust transnit their concerns and cooraents on the scope
r.d content of the EIR, focusing on specific infonnation related to their own
tatutory responsibility, within 45 days of receipt of this notice. Ue
'^courage consenting agencies to respond to this notice and express their
oncarns early in the envlronoental review process.
lease direct your comnents to:
Catherine 0. Nicholas
City of Carlsbad
1200 Eln Avenue
Carlsbad. CA 92008
lith a copy to the Office of Planning and Research. Please refer to the SCH
lumber noted above in all correspondence concerning this project.
:f you have any questions about the review process, call me at.916/445-0613.
ittac tune nts
•c: Catherine 0. Nicholas
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SHIE OF CALIf ORNU - BUSINESS. IRANSrOtUHON AND HOUSING AGENCY GEORGE DEUKMEJIAN, Go»ma>
DEPARTMENT OF TRANSPORTATION
DIVISION OF AERONAUTICS
II30-N- STRUI sACiAMENia CA nn*
May 4, 1983
Ms. Catherine D. Nicholas
City of Carlsbad : 1200 Elm Avenue
Carlsbad, CA 92008
Dear Hs. Nicholas:
This is in response to the request £01 our conunents on the Notice
of Preparation (NOP) of a Draft Environmental Xmpact Report (DEIR)
Cor the Cal Cominunities Incorporated Project. SCH t83042707.
The proposal appears to be approximately one mile west of the
Palomar Airport. We are concerned about any potential for noise and safety impacts of the airport flight operations upon the
proposal. We are also concerned about any potential for the
proposal's impact upon flight operations of the airport. I£ the
fiotential for impacts is found to be significant, the DEIR will
need to address them.
We appreciate the opportunity to comment and look forward to
reviewing the DEIR on the above-mentioned proposal.
Sincerely,
HARK P. MISPAGEL, Chief
Division of Aeronautics
Environmental Review Section
» i rill 4 I I i 1 i I i r I I i V i I i p 1
iliftiitiftitltitt tl tl ti il il il tl I i I
San Diego Gas 8t Electric
Hay 5, 1983
Mr. Michael Howes
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
REi HOP-DRAFT EIR FOR CAL COMMUNITIES, INC. PROJECT
Dear Mr. Howes:
Hr. Michael Howes -2-Hay 5, 1983
m£ MO, —
RECEIVED
Thank you for the opportunity to review the
proposed project, Cal Communities.
The energy facilities located within this
planning area represent a significant land use that
should be recognized. Facilities in the planning area
include:
o One 230 kV Transmission Line
o Two 138 kV Transmission Lines
o Two Steel Transmission Towers
o Several Double Wood Transmission Structures
The 230 kV and 138 kV lines occupy the same
right of way. The right of way is ISO' wide and runs
north and south. The 138 kV line is also located
within a ISO' right of way. It crosses the property
in a northeasterly direction. I have indicated the
approximate location of these facilities on the
attached map. The EIR should address, where appli-
cable, the environmental effects of the proposed pro-
ject upon these facilities. The following Is a list
of SDG&E*s concerns:
o Continued access to these facilities for
repair and maintenance is imperative.
o Any proposed encroachment into the trans-
mission rights of way must be reviewed and
approved by SDG&E.
o , Impacts of increased drainage in the rights
oC way due to grading or other actions
should be examined in the EIR.
o Intacta to energy uses by proposed adjacent
uses or impacts to proposed adjacent uses
by existing or future energy uses should also
be examined.
o Any aspects of project design or function
that could affect the utility uses should be
considered and SDGfE be given the opportunity
to comment further.
If you have any questions regarding this matter,
please call the Land Planning Section at 232-4252, Ext.
1530. If you have questions about the distribution of
energy to or within the project site, please call the
Planning Department at 438-2479. Questions on distribu-
tion would probably be more appropriate when project
design is further along.
RSP:roak
Attaohnent
co; HDCieslelskl (w/attachment)
HWDanna "
HERichmond
DLRose "
DBHilkinson '
FIGURE A
SUB JEC^ PROPERTY
CAL COMMUMITIES
GPA-65(B)
f m 11
ItAIt or CAII>0«NU—tUtlNISi AM) TlAHSfOaTAItON AOIMCt
DEPARTMENT OF TRANSPORTATKDN
oiarmcT u. r.o. BOX aa^a, (AN OICGO »ii3a-sMa
May 12, 1983
Ms. Catherine D. Nicholas
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Dear Ms. Nicholas:
3aOnOf OCUKMEJIAN. Cmainer
B47.9-R49.3
Hoitce of Preparation for Draft EIR on
• Cal Communities Inc. Project, SCH #83042707
Caltrans District 11 will probably not have a Responsible Agency
role in the preparation of the EIR. Caltrans is concerned, how-
ever, with the impact of project generated traffic on Interstate
S and Route 78, especially the interchange ramps at Cannon Road,
Tamarack Avenue, Palomar Airport Road, and El Camino Real.
If you wish to consult us regarding traffic data, our contact person ia Kurth Barnes, Chief, Transportation Analysis Branch (619) 237-6952.
Sincerely,
W. R. Dotson
Acting District Director
imes T. Cheshire, Chief
Environmental Planning Branch
1 P 1 V I lllftlllllllll tii
I I «
(
ii ti ti ti il il iititiilililll i i
IIAH Of CAIIKWIA—IHE RtSOUaCtS AOtHCT
CALIFORNIA WASTE MANAGEMENT BOARD
ino NINTH SIRECI. SUITE X»
SACRAMENTO. CAllfOaNIA «sai4
May 16, 19 83
OCCMGE OEUKMEJIAN. Ss'
Ms. Catherine D. Nicholas
City of Carlabad
1200 Elm Avenue
Carlsbad, CA 92008
Dear Ks. Nicholasi
He have reviewed the Notice of Preparation ot a dra£t Environmental Inpact
Report <EI8) for Cal Conrounities Inc., Project, SCH «83042707. Tha
project proposes a mixed residential and commarcial land-use devalc^)inent
in the City of Carlsbad.
The California Waste Management Board has no jurisdiction in the development
of conmtunity planst however, the Board Is deeply concerned*wlth solid
waste g«neration associated with the growth areas of California. Because
of Increasing waste disposal problems in the San Diego County area, we
recommend including a discussion of Solid Haste Hanagenent when preparing
the draft EiR for the Cal Conaunlties Inc. Project.
In order to assess the cumulative lay act on local solid waste facilities
in Carlsbad, the following information should be provided)
Environmental Satting
. A brief description of existing solid waste facilities, including collection,
transfer, and method of disposal.
. Tha location, capacity and life expectancy of available landfills.
Environmental Impacts
. An estimated volume of waste material expected to be generated by the
project, based on the nuiri>er of proposed dwelling units or population
projections. (Per capita rate factors for solid waste generation by
various land-use designations are available from local planning offices.)
Mitigation Measures
. A brief discussion of local plans for developing future disposal sites.
. Hie Board encourages the reduction of solid waste through locat recycling
policies and resource recovery programs.
Page 2
Catherine D. Nicholas
<AXternativeB to landCilllng could include drop-off centers for recyclables,
curtside separation and collection systems, caa«>osting of organic materials,
•lid possible waste-to-energy options.)
Most of the above information is available in the San Dlego Solid Haste
Managewent Plan by contacting Sharon Raid, San Diego County Department of
Public Horks at <714) 565-3987.
Thank you for the opportunity to include our concerns in tha draft EIR
for the cal Communities, Inc. Project in Carlsbad.
If you have any questions regarding our coMMnts, please contact Prank
PlBSko of my staff at (916) 323-0129.,
Sincerely,
Chief
Management Division
cci Dan Conaty, State Clearinghouse
STA It Of CAt If OINIA-HT [SOURCES AOEHCT
George Deukmejiait, Governor
DEPARTMENT OF WATER RESOURCES
p. a. Bo. an
LOS ANGELES
(213) 620-4135
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Attention: Catherine D. Nicholas
Notice of Preparation of DEIR for Cal Communities Inc. Proiect.
SCH 830A27Q7.
The Department of Water Resources' recoomendaclMis oo the subject document
dated ApcU 27, 1983, are attached. The reconmendaclous are related to water
conservation and flood damage prevention.
Consideration should also be given to a comprehensive program to usa reclaljned
water for irrlgacion purposes in order to free fresh water supplies for benefi-
cial uses requiring high quality water.
Sincerely,
.Robert Y. 0. Chun, Chief
Planning Branch
Southern District
Attachments
Office of Planning and Research
Scace Clearinghouse
1400 Tenth Street
Sacramento, CA 95814
Department of Water Resources Recommendatlofts for Flood DamaRe Prevention
Is flood-prone areas, flood damage prevention measures required to protect a
proposed development should be based on the following guidelines:
1. All building structures should be protected against a lOO-year flood.
It is Che State's policy to conserve water. Any potential loss to ground
water should b« mitigated,
2. In those areas not covered by a Flood Insurance Rate Hap or a Flood Boundary
and Floodway Map, Issued by the Federal Emergency HanagemenC Agency, the
lOO-year flood elevation and boundary should be shown on the Environmental
Impact Report.
3. At least one route of ingress and egress to the development should be
available during a 100-year floou.-
4. The slope and foundation designs for all structures should be based on
detailed soils and engineering studies, especially for hillside developments.
5. Bevegetatloe of tha slopes should be done aa soon as possible.
6. The potential damage Co the proposed development by mudflow should be
assessed and mitigated as required.
7. Grading should be liniced Co dry months to minimize problems associated
with sediment transport during construction.
i 1 rill I I r I f I I t I ^ I I I I I f I I I 1 r i
i f
f
liitiftititiii
• Depnrtinent of 'Jater Resources B'^commendatlons
-for tJater Cooaervactoo an-l Wjter Reclaitation
To reduce water demand, the following water conservation measures should be implemcnCea:
Required by law; ^
1. Low-flush toilets (see Section 17921.3 of the Health and Safety Code).
2. Low-flow showers and faucets (California AdBinisCraCive Code. Title 24
Part 6, Article 1. T20-1406F). .
3. Insulation of hot water lines in water recirculating systems (California
Energy Commission regulations).
Recoinmend be implemented where applicable:
Interior:
Supply line pressure: recoDsaend water pressure greater than 50 pounds
per square inch (psi) be reduced to 50 psi or less by means of a
pressure reducing valve.
Flush valve operated water closets: reconoend 3 gallons per flush.
Drinking fountains; recommend equipped with self-closing valves.
Pipe insulation: reconmend all hot water llnea In dwelling be insulated
to provide hoc water faster with less water waste, and to keep hoc
pipes from.heating cold water pipes.
Hotel roome; recommend poscing conservacion reailndera in rooms and
rest rooms*. Recommend thernosCaticaily-ccH)trolled mixing valve for
bath/shouer.
Laundry facllltiesi recamnend use of water-conserving models of washers.
Restaurants: recommend usa of water-conserving models of dlahwashors or
retrofitting spray emitters. Secomnend serving drinking water upon request
only*.
Sxterlor:
1. Landscape with low water-consuming plants wherever feasible.
2. Minimize use of lawn by Halting it to lawn dependent uses, such as playing
fields.
3. Use mulch extensively In all landscaped areas. Mulch applied on top of
soil will laipcovc the waCer-holdlng capacity of che soil by reducing
evaporation and soil compaction.
*Thc Department of Water Resources or local water dlscrlcC nay aid in
developing these materials.
t i till I i I I 1 f I i I
4. Preserve and protect existing trees and shrubs. Established plants are
often adapted to low water conditions and their use saves water needed
to establish replacement vegetation.
5. Install efficienc Irrigation systems which aU-nlnlse runoff and evaporation
and maximize the water which will reach the plant roots. Drip irrigation,
- soil Boiscurs sensors and auComaClc Irrigation systems are a few nethods
of increasing irrigation efficiency.
6. Use pervious paving material whenever feasible to reduce surface water
runoff and aid in ground water recharge,
7. Grading of slopes should minimize surface water runoff.
8. Invsstigace the fsasiblllcy of uclllxing reclaimed waste water, stored
rainwater, or household gray water for irrlgacion.
9. Encourage cluscsr development which con reduce the amount of land being
converted to urban use. This wll'l reduce the amount of impervious
paving created and thereby aid In ground water recharge.
10, Preserve existing natural drainage areas and encourage che Incorporation
of natural drainage systems la new developments. This would aid in
ground water racharga.
11. Flood plains and aquifer recharge areas which are the best sites for ground
water recharge should be preserved aa open space.
-2-
i'fPA.VfMSNT O? .lEALfH SERVICES
,-i<»cliy, -A
June I, 1983
Catherine D. Siabolaa
CITT Of CfJtlSaAD
CJrlsbad, CS 920iJa
SUBjECi'i City of Carlsbad's NOP far
Cal Conmunities Inc. Project
SCtt 933042707
Deac lis. :ii^holas:
The DepsLtiaent has reviewed the subject environmen Cal dOcuoient and
offars the follaw.ing coiaimnts.
With rospect to yaux above NOP, we are enclosing a docusient entitled,
"Cuidsllr.z-s foe Moist; Slzudy iieport^ P^rt of Env.'.ronaental Iinpact Reports'
which uas pcepjired i>t| tiia »oise Oo-itrol program and pcovid-i^i soiae genaraX
.7111 deli/ies ijs to what this office considers important in EIRs.
If you hava any guesCions or need further inibroiation concerning these
corraients, plaase contact Dr. Jaromn LiUtas of the Noise Gnntrol Program,
Office of Local Environmental Health Programs, at 2151 Berkeley Way, Rat 613,
Berkeley, CA 94704, 415/540-2665.
Stuart E. Richardson, Jr., R.S., Chief
Office of local Environmental Health Programs
roma 5. I4t<cas, Ph.D.,
ordinator
NOISE CONTROL PROJRMI
Enclosiire
ca: Snvironniental Haalth Oivi.-ion
.'Jtad^' Citi.irl/ighouse
i 1
I
illl I I I I I
Giriilellnea for Nuise Study Reports as P,i. i of Environmeiitai
Impact Reports
Calf/brnia Qffke of Noise Conirol
California Department of Health Services
2151 Berkeley Way
Berkeley, California 94704
May 1982
Because complainU about environmental noise are so frequent, the Office of Noise Conirol
recommends that every project with • potential for increasing environmenlai noise levels ot
which may be affected by existing or future noise sources should have a Noise Study Report.
This report assesses how noise levels associated with the projecl may affect people. The infor-
mation contained in the Noise Study Report should he summarized in the Environmenlai
Impact Report or Environmental Impact Statement, and kept on file by ihe lead agency for
review by those with a specific interest in noise.
The uuachcd is designed to help those who prepare Noise Study Reports and Environmenlai
impact Reports and reviewers of Environmental Impact Reports. Because there arc so many
different combinations of noise sources and recdvers (people impacted by those sources), it is
virtually impossible to develop guiiklines that cover all situaiions. Nevertheless, the guidelines
should help to bring some consistency to the way noise information is presented in environ-
mental documents.
i i I I I i 1 f i r I
Iliflllillltitlil ililililililil I i I
GuideUnes for Noise Study Reports as Part al Enyironmental
Impact Reports
California Office o/iVouc Conirol
California Depattmeat of Health Services
2IS1 Berkeley Way
Berkeley, Califomia 94704
May 1982
Because complaints about environmental noise are so frequent, the Office of Noise Control
recommends that every project with a potential for increasing environmental noise levels or
which may be alTected by existing or future noise sources should have a Noise Study Report
This report assesses how noise levels associated with the project may affect people. The infor-
mation conuined in the Noise Study Report should be summarized in the Environmenul
Impact Report or Environmental Impact Statement, and kept on fite by the )ead s^er.cy for
review by those with a specific interest in noise.
The attached is designed to help those who prepare Noise Study Reports and Environmental
Impact Reports and reviewers of Environmental Impact Reports. Because there are so many
different combinations of noise sources and receivers (people imited by (hose sources), it is
virtually impossible to develop guidelines lhat cover all situations. Nevertheless, the guidelines
should help to bring some consistency to the way noise information is presented in environ'
mental documents.
I. A brief description of the project ui terms of i;;- ctTcci on the noise environment and a
description of the existing noise environment a.i<i i:s impact upon the project (homes near
a freeway, for example).
II. Two scale maps -• one showing the existing sttii: % anJ itw propossd project with adjacent
land uses, receptors, and noiso sources itlinliasl. and ilie xconi map showing the future
condition (use a time :ipan of no less ih.in 10 ycins. unless the project's life spaa is less)
with the proposed project .md pronossd land USB^, reu^pturs, and noise sources identified.
III. A detailed survey of the existing .noise en-'ironrnaul.
A. The noise survey should encompass the i-.opusjd project area and must include any
noise sensitive receptors, both near and {.sr. The survey should establish the exist-
ing ambient noise level which may ih^n LU i,3d to evaluate compliance of the pro-
posed project with upplicabia ncise uar.Ja>L.i. The standards should be local (city,
county) but In their absence sute or federal standards may be used The rationale
for the selection of noise survey sites iho. A i l^s included in the report
B. The survey should cover the time pt:ft«...i.>i -/hin the noise environment may be
afTected by the proposed protect.
C The survey should encomcasj enoush iU:- .• • • ttprsientaiive of the existing "nor-
mal* ooiie environment. Oi:>cuiStun of ; . si.niljri'.y or dissimilarity of ihe noise
environment during the survey period 'vitii ihat during other times of the year
should be included.
D. For the time periods measured, ths reporul noise data should include the L^^ Li,
Lio> LM> I-40I >nd identification of typical tiuiic kveis emitted by existing sources, (f
day and night measurements are made, report fhe also. Ldn is approximately
equal to CNEL; either deixriptor may be nieJ. It is imperative that the descriptor
conform to that used in the appropriate siandari!.
E. Summarize the present environment by { r v/iding a notss contour map showing lines
of equal noise level in S dS steps, extending do>vn to 1^, ^ 60. In quiet areas lower
contours should be shown also.
P. Identify the noise measurement equipment \iitd in the survey by manufacturer,
type, and date of last calibration.
IV. A description of Ihe future noise environment for each project alternative. The scope oT
the analysis and the metrics used will depend on the lype of project, but as a minimum
the following information must be provided:
A, Discussion of the type of noise ^iiiri:ds and their proximity to potentially impacted
areas.
B. Operatinns/activity data:
1. Average daily level of activity (triilTic volitine, flights pet day. hours on per
day, etc.).
2. Distribution of activity over day a.id it'simimii periods, dnys of the week, and
seawinal varUiiors.
J. Ciimposition iit iioiie sources (In irii-ks. aircraft lioit mix, machinery lype,
etc.).
4. Frequency SF2c:.um ol souivcs (1/3 .c-jva oard data are prefer.ihlc)
5. Any unusual characteristics of ihj M)ir.;;i (•n-r.utsiveness, ton^ility. etc.>.
Method used ro predict future bveii.
I. Reference to ihe prediction r.KJel uscvl. if .tandard (e.g.. FHWA-RD-77-108.
etc.).
2. If corrections to a stauda.d model are made or empirical modeling is used,
state the procedure in detail.
J. Shoif typical leveb (e.g.. L,. Lio. etc.) at the receptors.
4. Give any other data yielded by the model you used.
D. Contours of luiure levels should be included (down to Li„ 55 where applicable), and
superimposed over projected population (receptor) densities.
V. Impact
A. Quantify anticipated changes in thi.- noise environment by comparing ambient infor-
mation with estimated source emissions. Evaluate the changes in light of applicable
standards.
B. Discuss how this projeci relates to the Noise Element of the applicable general plan.
.C. Discuss the anticipated effecU ui increased noise levels (speech interference, sleep
disturbance, disruptioa of wildlife habitat, etc.).
VI. Mitigation
A. Discuss how adver.w noise impacts can be mitigated, suggesting alternative tech-
niques for mitigation, their relative etfectiveness, and feasibility of implementation.
Provide a ublc listing the most and least cfTeciive techniques. For this table,
effectiveness should oe defined in terms of the number of peopla being exposed to
noise at some given level.
B. Responsibility for etfcictuating the mitigation measures should be assigned.
C. Discuss any noise impacts that cannot be mitigated, and why mitigation is not feasi-
ble.
I I t P i
Sutnmuization of Noise Study Reports in Environ men txl
Impact Reports or Statements
Information included la the Environmental Impact Report or Sutement should be a summary
of the noise study. The following information must be included:
A. Maps showing the existing setting and the proposed project with adjacent land uses
and noise sources identified. Pertinent distances should be noted.
A description of (he existing noise environment.
The change in the noise environment for each project atteraative.
A discussion of the impacts fot the alternatives.
A diKussion of the compatibility of the project with the applicable Noise Element of
Ihe General Plan or the most applicable noise laws or ordinances.
A discussion of mitigation measures, clearty identifying Ihe locations and number of
people alTecied when mitigation is not feasible.
Statements of: (0 where to obtain a copy of Ihe Noise Study Report from which
Ihe information was taken (or the Noise Study Report may be included as an appen-
dix, and (2) Ihe name of the consultant who conducted the Noiie Siujy if it was not
conducted by the author of the Environmental Impact Report
B.
C.
D.
E.
G.
I i I i I
I I I I ii ti ti ti tl ii titititiiiiaii 1 I I
iiai^- Qt C jliiomia, Ceorge Deukmejian, Covamor
Ca.T!i>-iij CoLital Commission
SA.N 0\:CO COAST DISTRICT
6l5-l.Mii«on Gorge Road, Suite 220
San Oiego. CA 92120
(71-1) 260-6992
June 17, 1981
Catharine D. HichoLas
City of Carlsbad
1200 Elm Avenue
Carlsbad, CallComla. 92008
Subject! Response to the City of Carlsbad's NoCica at Preparation of a
Drafc Environmental Isipact Beporc (DEIR) foe tha Cal Commtmleies
rne. Project: (SCH #33042707)
Dsar H5, Mlcholasi
Staff of the t^sastal Commission appcaciates t:ha opportunity of responding to
tha Kotlce of Preparation (NOP] for the DSrR on the Cal Connuinltlas Inc,
project. As you are probably aware, the Coastal Commission has approved
both tha Agua Kadlonda Land Usa Plan Segment and the Hallo II Segment of tha
City of Carlsbad's Local Coastal Program (LCP) , The Cal Cominunities Inc.
project involves approximately 430 acres; the low lying portion north and
uest of Che proposed Cannon Road Is in the Agua Hedionda LCP segment, and
the hillalda area to tha south and east of Cannon Road in the i4allo II segment
ot the City's LCP. In reviewing and approving tha two LCP Land Usa Plans, the
Cosstal Comalsslon was very concerned about assuring that ths plana interfaced
properly with regards to tha Cal Coemtunltles Inc. propeirty so that whan raview-
Ing the entire property ownership a logical davalopmant pattern would exist.
Tha two LCP segments provide firm guidance to tha property ownar as to Che
two major issues and how tha Cotnolssion ejects thosa issues to be resolved.
Hhile there hava been several preliminary discussions with the davelop*r and
ws hava Indicated a wlllingnass to work in a coaperatlva mannar in master
plarming the 430 acres. It should be clearly understood that the basic pro-
visions of the approved LCP Land Use Plans hava rust been changed. Xt could
ba that through ctia master plan process tha LCP provisions are rafinad, Por
instance. It may ba determined that increased densities ara appropclata through
clustering on certain portiana of tha property; however, tha developer would
have to clearly demonstrata to tlia Coastal Commission, through amendments to
the approved LCP land use plans, tha overall environmental advantagas/banefIts
to be gained through such Incaasas In density. Certainly, the policies of Che
LCP documents related to protecting anvirorucantally sensitive habitats should
not be abridged.
It became obvious during tha LCP process that three major resourca protection
issues were Involved on the Cal Communities Ino. property: first, preservation
1
0
Catharine D, Nicholas
June 17, 1933
Page Two
of Agua Hadlonda Lagooni second, preservation of environmentally sensitive '
habitats and highly erodibla steep slope araasf and third, preservation of
lands suitable for agricultural production and encoueagemanC of such produc-
tion. Our subsequent commants on tha HOP of tha DEIR foe che Cal CommuniCles
Inc. prc^erty will concentrate on Chase three major issues,
1. PresarvatlCTi of Aqua Hedlonda Lagoon. Sections 30230, 30231 and
30233(c) of Cha Califomla Coastal Act ara particularly relevant to Che Issua
of preserving Agua Hadlonda Lagoon, These sections of tha law require tha
preservation, protection and anhancemant of Agua Hedionda Lagooni any alter-
ation of tha lagoon is limited to vary minor incidental public facilities,
restorative maasuras and nature study. In response to tha above noted pro-
visions of tha Coastal Act, the Carlsbad City Council in adopting tha Agua
Hedionda Land Usa Plan Included the following policies.
- Policy 1.2 That portion of the "Kally" property containing wacland
areas shall ba designated as open space (Exhibit D] consistent
with maintenance of the natural rasourcas of the wetlands and
floo^laln araa. Psnnittad uses shall Iclude maintenance and
extension of utility transmission and distribution syatens, agri-
culture, outdoor plant nurseries, fish hatcheries, driving ranges,
archery ranges, hiking and equestrian trails, apiaries, or othar
non-intensive recreational, scientific or educational uses com--
patible with resource valites. Ho panaanant structures or Imper-
meable surfacing or filling shall be permitted within tha lOO-ycar
floo<^laln. Any development of the property shall be subject to
regulation by conditional usa permit and shall ba subject to tha
approval of tha State OeparCmenC of Fish and Game,
Policy 3.1 Kelly Property. Ho uses shall occur within tha boundaries
of tha wetland area, (see foldout exhibit at back of document)
except those activities necessary for nalntenanca, resource manage'-
BMnt, farialng and graxlng, except as approved by Cha State Depart-
ment of Fish and Gaote,
a) A buffer strip of at least 100 feet in width shall be maintained
in a natural condition around tha perimatar of all wetlands or
environmentally sensitive habitat areas, unless tha State
Department of Fish and Gaoie determines that a lesser setback
br physical barrier is adequate.
b) Fencing shall be required to prevent uncontrolled access of
persons or domestic animals into the wetland or envlcon.'nentally
sensitive areas; and
c) «o vehicle, pedestrian, oc equestrian access sh.ill be permitted
wiChln either Che wetland, environmentally sensitive, or buCcer
areas, except for resource man^igemanc and educational purposes.
mm sua utemii
'Catherine D. Nicholas
June 17, 1983
Page Three
Policy 3.2 The wetland areas mapped by tha State Department of Fish and
Game shall be acquired by an appropriate management agency, subject
to the availability of funding, Hethods of acquisition of those
wetlands east of 1-5 shall be l:hocoughly explored by the city.
Coastal Conservancy, State Department of Fish and Game, and
property owners. Methods to be considered shall include:
a. Acquisition through purchase by tha Coastal Conservancy,
Department of Fish and Game, or other appropriate StaCa of
Federal agency.
b. AcquisitJ-on through dedication in fee or through aasemant.
c. Acquisition through transfer of development rights, or
developmant agreement.
Policy 3.6 The implementation phase of the LCP shall include specific pro-
visions for assuring protection of wetlands in tha design of adjacent
new development, including provision of adequate buffer areas, pro-
tective fencing, revegetation, etc.
Policy 5._6 Tha extension of- Kelly Drive, proposed in the original Specific
Plan, has been deleted. If it is determined that an additional access
is needed for circulation in residential areas and/or to facilitate
emergency access, a local street C9nnecting the Laguna Riviera sub-
divisions to El Camino Real may be permitted. Construction of the
access will involve no environmentally sensitive areas.
Policy 5.8 The conceptual alignment recommended by PRC Toups (alignment
I-Bl for Caruion Boad shall be incorporated into this plan (sea foldout
exhibit at back of document). In developing the precise alignment of
the proposed roadway, the following design criteria and environmental
protection measures shall apply;
a) No portion of the road construction shall involve filling or
dredging of fresh or saltwater marsh wetlands, except as noted
in tha letter from the Coastal Commission to the State Department
of Fish and Game (2/17/82; attachment 3, pg, 56),
b) To Che extent that any portion of the road construction would
occur in or adjacent to an envlronatantally sensitive habitat
area other than a wetland, tha road shall be sited and designed,
to prevent impacts which would significantly degrade such areas,
shall avoid significant disruption of habitat values, and shall
be sited and designed Co be compacible with tha continuance of
habitat values.
cl To the extent that there are no feasible less environmentially
damaging alCiicaattves and Cha road as designed would nonethdl^ss
.Catherine D. Nicholas
Jujie 17, 1983
Page Pour
result in adverse impacts to environmentally sensitive habitat areas
such Impacts shall be fully mitigated in accordance with tha recom-
mendations of tha State Department of Fish and Game.
d) To protect agricultural lands from the growth-Inducing potential
of the project, no agricultural lands shall ba assessed for con-
struction of the road, and the road shall be designed so aa to avoid
uncontrolled access into adjacent agricultural areas.
The City of Carlsbad and the Cbastal Cownission spent many years in developing
the Agua Hedlonda Land Usa Plan. He believe the policies of that plan, noted
above, provide very specific guidance as to any development which may be pro-
posed in or near Agua Hedionda Lagoon and the adjacent wetlands. As part of
the Agua Hedionda Land Use Plan, the Stata Department of Pish and Game mapped
the boundaries of the wetland; that map is included as a fold-out exhibit to
the Agua Hedionda plan and wa would urge that there be no deviation from that
nap with regards to defining the wetland boundary. Regarding the extensions
of Kally Drlva and Cannon Road, as noted In tha above policy language our
continuing concern is that those roads not encroach into wetland areas Tha
conceptual alignment for Cannon Road has been approved per the fold-out exhibit
attached to the Agua Hedionda Plan, while we understand that there may be design
constraints where Cannon would intersect El Camino Real, we ^-ould again urge
Chat tha alignment not encroach on any marshlands and that the road span tha
Macario Canyon area.
2. Steep Slopg Areas/Environmentally Sensitive Habitats. Sections 30240
and 30253 of the Coastal Act require that environmentally sensitive habitats
be preserved and that lands In close proxiciity Co environmentally sensitive
areas ba developed so as not to adversely impact tha reiourca values of tha
environmentally sensitive areas. Both the Agua Hedionda Land Use Plan and
Che Carlsbad Hello II Segment u:p contain policy language relating to these
concerns. First, both plana recognize the need to preserve and protect Agua
Hedionda Lagoon from potential adverse impacts due to upland dovelopnisnt; and
second, both plans recognize the importance of upland habitat areas associated
with steep slope areas and tha susceptibility of tha steep slope areas to
erosion. As a result, tha Carlsbad Mello II LCP Land Use Plan contains tha
following applicabla policiesi
Policy 3-5. Kelly Polnt/Macario Canyon Area. The Kelly Point/Macario Canyon
area shall be designated for Planned BesldentlaVAgrlcultura development The
area affected by this policy, and development regulations applicabla to this
master plan area, are described in Attachment A to this plan.
Attachment - A, Kelly Point/Macario Canyon Area
A. ttaximum Density of Development
Agricultural land, buC no mora than 801 of the acres in cultiva-
tion In the 1980 tax year, shall result in an cillo-.,able development
intensity ot 1 dwelling unit por ten acres.. The renaining 20^
shall be allowed a maximum intensity of d^velop^^rc based on the
slopes as specified.
1.
I • I i r I 1 t I I 1 I I r I f I I I I I I t I t
I I I f
I t i t « t i t i t i II iiiiiitiiiiiii I t I
V /
.Catherine D, Nicholas
Ji'ti* 17, 1983
Paga Five
•Catherine D. Micholaa
June 17, 1933
Page Six
2. All slopes greater l:han 25 percent shall result in an allow- "
able development Intensity of I dwelling unit par ten acres;
3. All slopes greater than 20 percent but leas than 25 percent
shall result in a development intensity of I dwelling unit
per five acres;
4. All slopes greater than IS percent but less than 20 percent
shall result in a development intensity of 1 dwelling unit
per acre;
5. All slopes greater than 10 percent but less than 15 percent
shall result in a development intensity of 2 dwelling units
per acre;
6. All areas with a slope of less than 10 percent shall result
in a development intensity of 6 units per acre.
B. Agriculture/Planned Development
The property shall ba developed using the existing planned community
zone with the additional requirements contained in Che Policies herein. All
developments as defined in Che Coastal Act, expressly emphasizing land divi-
sions, are conditional uses and require a coastal development permit and
master plan. As a condition of approval of any master plan for the entire
area, the city shall require that a minimum of SOfc of Che existing agricul-
tural area aa specified above shall be permanently rest:ricted to agricultural
use.
C Drainage, Erosion Control
[Mder the P-C requirements and the development intensities estab-
lished in A, the developoient shall conform to the following additional
development standardsi
1, Grading, natural vegetation removal, and placement of
structures shall be Limited Co areas of less than 20%
slope; or where highly erodible soils are involved.to
areas of less than 10% slope. Upon review to detennine
the lease enviroiunentally.damaging road alignment,
exceptions may be made only for roads absolutely
necessary to provide access to developable land
surrounded by such steep slopes, the placement of
underground public utility lines and fire roads.
2. Drainage and runoff shall be controlled so as not to exceed
at any time the rate associated with property in its present
state, and appropriate measuT'SS shall be taken on and/or
off site to prevent siltation of lagoons and other environ-
mentally sensitive areas,
3. mta appropriate measures shall ba installed prior to on-site
grading.
4. All undevelopable slopes shall ba placed in open space ease-
ments aa a condition of davalopmant approval.
5. Modification of these standards and criteria may be granted
to portions ot properties where stirloc application of the
standasda and criteria would, even after application of cluster-
ing and othar innovative davalopmant techniques, result in less
than one-half of the devalapmant potential that would be attain-
able under tha slope density fonaula.
Such modification shall be llad.tad Co the standards and criteria
expressed in (11 (2) (31 C41 above, and shall not exceed that
necessary to tha atcaiiuaent of said one-half of the development
potential,
I4her« such nodlflcatlon must involve grading or other disruption
of lands of 20% slope or greater, such grading or disruption
shall be limited to not mora than one-fourth of the land area
of tha property which is of 20% slope or greater.
In selection areas within Che property of 20% or greater which
will ba subject to modification of standards and criteria,
lands with tha following characteristics shall re'ceive prefer-
ence.
- Land with the lowest relative degree of environmental
sensitivity.
- Land with tha relatively gentler slopes.
-? Land which will require tha least amount of cut and fill,
and upon which runoff and erosion can be most effectively
controlled,
- Land with tha least annunt of visual Impact when viewed
fron a circulation element road or public vista point.
Land which, when graded and developed, would hava the
least enviiraruoantal and visual impact on the steep-sloped
land form upon which such grading or development Is to
take place.
tacherina D. tticholas
Jur.e 17, 1983
Page Sevan
Catherine D. Nicholas
June 17, 1983
Page Eight
D. Park Purposes ~
Park purposes shall be a permitted usa compatible with thia land
usa designation provided that any park construction Is subject to Subsection C.
The Agua Hedionda Plan contains the following applicable provisionsi
4^ Additionally, grading permits in the plan area shall include the
following mitigation measuresi
• Coordination of grading activities with tha local precipitation
pattern; grading restricted during rainy season.
• Avoidance of clearing operations in advance of grading.
Limit grading to tha minimum area necessary to accomplish
the proposed development.
" Construction of drainage facilities prior to or concurranCly
with grading activities.
Grading of surfaces so as to direct runoff toward planned
drainages and. If possible, away from cut and fill slopes.
Early planting and maintenance of ground cover suitable for
slope erosion control and maximum retention of natural vegacatlon.
• Development projects shall preserve, as feasible, natural drainage
swales and landforms.
4^ Development projects shall provide for la^irovements indicated in
the Master Drainage Plan, and shall limit tha rata of runoff through
the provision of on-site catchment basins, desilting basins, subsurface
drains, and similar improvements aa nacesaary. Runoff shall be con-
trolled in such a way that tha velocity and rata of run-off leaving
the site shall not exceed that of the sita in its natural state-
-li*. Recognizing the unique environmental features of the lagoon and
its environs and the sensitivity of the araa to soil ecodibility and
sedimentation, development shall be regulated as followsi
- Development, grading and landform alteration in steep slope
areas (25%) shall be restricted. Exceptions may include
encroachments by roadway and utilities necessary to reach
developable areas. Tha maximum allowable density shall be
calculated on the tocal lot area, although this may be modi-
fied chcouyh setbacks, plan review, or other requirciments of
this plan and applicable ciCy regulations.
use of the Planned Davalopmant (PD) Ordinance and cluster develop- -
menc shall ba raquired in areas containing environmentally sensi-
tive resources, extensive steep slope areas and significant
natural landf om features.
In conclusion, Che applicable LCPs recogniza ttia need to protect the environ-
mentally aanslclva fragile steep slc^e areas both north and south of Agua
Hedionda Lagoon. Failure to preserve and protect these areas would result
in loss of significant habitat areas, and create potentially savara on-site
erosion and sediment discharge into the lagoon. Historically the Coastal
Commission has considered the above concerns to be of critical importanca
and for that reason we hava included tha above detailed LCP provisions.
It stiould ba noted that In preliminary discussions with the developer. Coastal
Commission staff did indicate a willingness to work cooperatively in the dev-
elopment of a master plan for the property. Consideration of increased den-
sities and reduction in agriculturally designated lands was discussed, but,
it was made clear to the developer that in order for consideration to ba
given to increasing permitted densities or reduction in agriculturally
designated lands, that the developer would have to provide increased public
benefits beyond what the two LCP documents already require. Two possible
specific examples Include maintaining all of the area along Park Drive as
open space in order to preserve public vi-ws of tha lagoon and more thoroughly
protect the wetlands; and, to restore and erdiance floodplain riparian areas.
3.
statest
Preservation ot Agricultural Lands. Section 30242 of the Coastal Act
All othar lands suitable for agricultural usa shall not ba
converted to nonagricultural uses unless (I) continued or
renewed agricultural use is not feasible, or (2) such
conversion would preserve prima agricultural land or
concentrate development consistent with Section 30250.
Any such permitted conversion shall ba compatible wii^
continued agricultural use on surrounding lands.
tn response to this Section of cha Coastal Act, tha Cosnission was very con-
cerned about assuring that lands suitable far agricultural usa were preserved
for agriculture to tha extent feasible and that sound urban/agriculture
boundaries were established in order to ninloilza conflicts between urban
and agricultural uses. Oace again, tha Agua Hedionda Land Use Plan and
Cadsbad Hello tl Segment LCP were devalopsd so that they interface properly
and insure a logical development pattem based on the land use pcioriclas
contained In the Coastal Act, Applicable policies include the following:
Policias (Agua Hedionda Plan)
^ -1 Conversion of agclcultucal pcoparcy shall be consistent:
with Coastal Act policies, and tha policies of this olan.
t I i f t I i I I I f I I I I » I I > I f I i I i It II i 1
II tl tl ti ti tl il tl ti il ii ii 11 I I I
Catherine D. Nicholas
June 17, 1983
Page Nino
2.2 The south shore agricultural lands shall be designated
"open space". This area shall be zoned "Exclusive Agriculture"
in the Implementation phase of Che plan.
Agriculture/Planned Development (Mello II Segment LCP)
"The property shall ba developed using the existing plaruted conmiunlty
zona with the additional requirements contained inttia Policies herein. All
developments as defined in the Coastal Act, expressly emphasizing land divi-
sions, ara conditional uses and require a coastal development permit and
master plan. As a condition of approval of any master plan for the entire
area, the city shall require that a minlnium of 80% of the existing agricul-
tural area as specified above shall be permanently restricted t:o agricultural
use,"
The above specific policy language clearly contemplates Che preservation ot
most of the agricultural lands on the Cal Communities Inc. property. As
previously stated, any proposed conversion of the agricultural lands would
have to be jusitifed through the master planning ot the property as being,
on balance, in conformity with the provisions of the Coastal Act. Justifying
conversion of agricultural lands is under the provisions off tha Coastal Act;
but, we are willing to continue discussions with tha developer in this regards.
However, any proposed conversion of agricultural lands without proper justi-
fication would be unacceptable under Coastal Act policy.
t'lhile wa acknowledge that these comments are extensive at the NOP state of Che
EIR process, the Cal Ckimmunitles Inc. property constitutes a large development
in the coastal zone within and adjacent to Agua Hedionda Lagoon and contains
important coastal resource realted issues. Staff also acknowledges that there
are other issues which we have not addressed such as archeology, rara and
endangered flora oc fauna species, visual impacts, traffic circulation and
public access; however, we expect the City to fully analyze these Issues in
the EIR. It you have any questions regarding this letter, please do not
hesitate to contact myself or Chuck Damm at the San Dlego District Office of
the Coastal Co[iaiu.ssion.
Slnc^ere^
TOH CRANDALL
District Director
TCiCO:t,ro
APPENDIX B
SCOPING MEETING MINUTES
MINUTES
FIRST SCOPING MEETING - CAL COMHONITIES, INC.
DATE: JUNE 6, 1983
TIME: 6:00 P.M.
PLACE: CITY COUNCIL CHAMBERS
The meeting was called to order by Michael Howes, Assistant
Planner at 6:09 P.M.
Michael Howes, gave the staff presentation and a brief
description of the project. He indicated that the Kelly Ranch
property consists of 433 acres located at the eastern end of the
Agua Hedionda Lagoon and that approximately half of the property
consists of wetlands which the applicant proposes to leave in
open space. He also indicated that the portion of the property
south of the wetlands consists of moderate to steep hillsides and
that the flatter portions of this area are currently used for
agriculture, a single-family residence and farm-related
structures. He stated that development of this area of the Kelly
Ranch will require the construction of Cannon Road with a
102-foot right-of-way along with a bridge over the Agua Hedionda
Creek and some related channel improvements. He further
indicated that annexation of approximately 342 acres to the City
of Carlsbad was proposed not 91 acres as printed on the handout
sheet.
Michael Howes, with the aid of a transparency, explained the
importance of the scoping meeting and time frames. He stated
that the purpose of the scoping meeting is to receive early
citizen input for identification of issues to be addressed before
the environmental impact report is prepared, introduce the City's
consultants, introduce the project proposal, allow the consultant
and public to identify environmental concerns to be addressed in
the environmental impact report, to foster good communications
between the City, affected public agencies and the public, not
the purpose to debate the pros and cons of the proposed project
or to make decisions on land uses for the subject property. He
further indicated that the application was submitted in November
and the consultant was selected in May and the City has chosen a
consultant, Michael Brandman & Associates. He stated that the
Consultant would be preparing the draft environmental impact
report, which would include a public review period of 45 days and
the draft environmental impact report would be completed in late
June or early July and the final draft environmental impact
report would be submitted in September and scheduled for the
November 11, 1983 general plan amendments and final action with
the City Council would take place in December.
Michael Howes, with the aid of a transparency, explained that
they are at the stage where the project is only an amendment to
the general plan and the City has not received detailed
development plans at this time.
Michael Howes, introduced the consultants for this project -
Tom Smith and Kimberly Brandt of Michael Brandman & Associates.
Tom Smith, Consultant, gave a listing of the major issues that
are going to be discussed in the draft environmental impact
report and also mentioned that these were not going to be the
only issues, there will be a complete environmental impact report
which will describe all topics normally seen in a complete
environmental document. Particular issues of major concern are:
Land Use - Annexation of 342 acres into the City. There is a
jurisdictional land use issue in bringing this property into the
City and in developing compatible land uses for the entire
property that will work well with existing uses to the north of
the property in conformance with the existing general plan
designation. Since the applicant is proposing changes to the
general plan land use, these changes will also be identified in
the environmental document and assessed for their impacts on
traffic, circulation, etc. addressed in an environmental impact
report. ^
Biology - The Agua Hedionda Lagoon is a very attractive water
feature, but has a number of biological resources that are of
considerable value and that have been identified in the Agua
He(3ionda Specific Plan and the Carlsbad Local Coastal Plan as
being of significance. Assessing of the potential impacts of the
general plan change on the biological resources in the inter-
tidal areas and in adjacent terrestrial areas of the site will
be looked at.
Archaeology - There are a number of archaeological sites that
have been identified on the property. The applicant has had an
extensive archaeology resources investigation conducted which
will be reviewed by the consultant and incorporating into the
environmental impact report. There are areas that will be
avoided in accordance with the applicant's proposal for
archaeological sites and if there are any impacts to those
resources they will be identified in the document and mitigation
measures proposed to mitigate those effects.
Traffic - Not only the additional traffic that the development
will generate, but also the modifications to the circulation
network. Cannon Road is proposed to be constructed onsite,
ultimately linking to Macario Park and El Camino Real. These
issues will be analyzed in the environmental impact as well as
the specific traffic to be generated by this project.
Agriculture - There is agriculture being conducted on the site
now and has been conducted on the site historically, but will be
looking at the changes in agricultural use that will have to
result if the property is developed as the applicant is
proposing. The State of California is interested as a general
rule in the conversion of agricultural land to urban land and
will be looking at the role this property plays in the
economy of San Diego County and making some generalized
statements about the significance of this contribution. This
will help understand what the transition of an agricultural land
use in some areas to an urban land use will mean in terms of crop
production in the county.
Grading and Drainage - These will be addressed generally because
this is a general plan amendment proposal and specific site plans
are not available at this point and time. There will not be any
specific discussion of how many yards of earth will be moved by
the proposal but the consultant will be able to make some
statements about landforms that will have to be modified to
accommodate certain types of land uses both in the sloping areas
of the site as well as in the flat lands adjacent to Park Drive.
Agua Hedionda Creek forms the lagoon and will have to be crossed
by the extension of Cannon Road near the intersection of El
Camino Real so there will be some drainage improvements that will
be needed to actually accomplish the crossing and to make sure
the flow of water underneath El Camino Real and around the bridge
is conducted in a manner that meets engineering standards.
Visual Impacts and Aesthetics - Basically hinge upon the
conversion of an undeveloped piece of property to a developed
piece of property. What types of view impacts will result to
existing residents as well as people who may be viewing the
property from the lagoon. Will be using onsite photographs and
some analytical techinques to try and give you an idea of what
things will look like and what are the ways in which some the
impacts can be minimized to the extent possible.
Public Facilities - Being a new development, a variety of public
services and facilities will be needed to actually service the
property. There will be a need for sewers to be extended into
the area, water supply systems, schools will be needed for
children in the development - all will be looked into in the
environmental impact report. Also, the consultant will be
preparing a fiscal impact report which will describe the fiscal
impacts to the City of the development of this project in terms
of revenues to be expected from the development and an estimate
of the cost to the City that will result if the project is built.
There is a property tax transfer issue that needs to be resolved
between the County and City and they will be making an estimate
of which of those property tax transfers are in order to get a
realistic picture of what kinds of property taxes the City will
actually end up with once this property is annexed to the City.
Noise - As an undeveloped area, present noise levels onsite are
relatively low. With urbanization there comes both the short
term noise impacts from development activities related to
grading, construction and so on. From a longer term standpoint,
they will also be looking at actually having development in an
area where there is none today and what the long term impacts
might be and how they can be mitigated.
In conclusion, Tom Smith, Consultant, indicated that there will
be other issues that will be addressed. They will be developing
an alternative section which will depict reasonable alternatives
to the project, variations to the general plan designations that
are being proposed and of course, in accordance to state law,
will be doing the no project alternative, which in this case,
will result in the retention of existing general plan
designations and county designations for those portions of the
site which are in the unincorporated territory.
Michael Howes, for clarification purposes, reiterated that this
meeting was only for the sole purpose of environmental aspects of
this project and opened up the meeting for public input.
Jim Langford, indicated that his only concern is in regards to
the wetlands at the end of the Agua Hedionda Lagoon, if whether
or not the natural wildlife was going to remain there as a
sanctuary.
Michael Howes, in response to Mr. Langford, indicated that this
issue was going to be addressed in the environmental impact
report and other issues looked at to make it more productive than
presently exist.
Susan Spurrow, Laguna Rivera, asked for a more specific
description of the development since she didn't understand.
Ms. Spurrow felt that the development of this project would
obstruct her view of the the Kelly mountain and open space.
Brian Roberts, felt it is a fine project with only one concern
regarding silt and drainage problems.
Dick Andrews, Laguna Rivera, had concern in regards to the
northwest corner as far as an expansion of the RMH designated
section whether or not this will require filling current wetlands
or current lands that are impacted by the tidal action in this
area. He felt that according to the map before him this would
occur. If so, would this require coastal commission approval.
Michael Howes, indicated that the applicant is proposing to fill
a certain amount of wetlands area that has been designated
by wetlands by the Department of Fish and Game. He further
indicated that the Department of Fish and Game and the Coastal
Commission would be sent a copy of the environmental impact
report for their review and comments.
Michael Howes, for clarification purposes, indicated to the
audience that there is a number of other applications and
approvals the applicant has to gain before any grading can be
done, such as, an amendment to Carlsbad Local Coastal Plan, and
an amendment to the Agua Hedionda Specific Plan and both will
require public hearings which you will be notified of. Applicant
will also have to obtain approval of a new specific plan,
tentative tract map and planned unit development permit.
Joe Toskell, felt that it would be very helpful, if the
information on the map presented.to the audience was made a part
of the handout showing the location of their homes.
Michael Howes explained that Cannon Road would have a 102' right-
of-way and 4 lanes.
Wayne Callahan, developer of the property indicated that they
have been working on the project for over 2 years with the
Department of Fish and Game and Coastal Commission and are
attempting to address most of the issues forseen in the future.
He indicated that at the present time they could see a loss of
over 3/4 of the property and developing approximately 1/4 and
expressed a desire to explain the map on the wall. He further
indicated that the environmental firm which prepared the
extensive biological, archaeological and traffic study was
present in the audience. He pointed out that they were going to
go through a very lengthy process with the general plan
amendment to address specific issues which include the
tentative maps and site plan approvals.
Chuck Dougherty, 4860 Park Drive, had concern as to how far down
to Park Drive the RMH density was going to go and also had
concern about his view from his property and the cost of these
condominiums.
Wayne Callahan explained the type of homes that would be built,
height and the cost of these homes.
Dick Andrews explained the stages he went through in trying to
find out what type of development was going to take place on this
property before purchasing it and how he was always told nothing
would be built on this property and now development was going to
take place.
Michael Howes explained that at this time no official approval
has been given and will require an amendment to the City's Agua
Hedionda Specific Plan to develop in this area. With the aid of
a transparency, he depicted the map showing the exact location.
Marvin Sipple, 4679 El Camino Real, gave a brief discussion on
the history of the property. He indicated that Carlsbad will not
remain static as it is, and will not become another Orange County
but the planning process must go on but, keeping in mind that
none of us would be here if some change did not occur in the
past.
Susan Spurrow questioned if there is any feasible way that this
development could be stopped.
Michael Howes indicated that if this development does go through
there will be some new roads and possibly be connected with some
of the stub roads in Laguna Rivera.
5
Michael Howes explained to the audience that the public is
invited to the all the public hearings on this project and you
can also recommend that the Planning Commission and City Council
deny this project since it is an amendment to the general plan.
A concerned citizen questioned where children were going to go to
school since Kelly School is already filled and also
suggested stop lights in order to facilitate traffic.
Michael Howes indicated that stop lights would be discussed in
the development proposal for the individual' portions of the
property. Mr. Howes indicated that he feels that when Tamarack
goes through and Cannon goes through alot of the traffic on Park
Drive will be relieved. Schools will be addressed in detail in
the environmental impact report and the applicant will be
required to pay school fees for the enlargement and expansion of
the existing school facilities.
Michael Howes stated that the draft environmental impact report
will be available to the public at City Hall and the library.
Michael Howes indicated that the applicant was using some of the
information from the previously prepared Macario Canyon
environmental impact report to help him prepare this
environmental impact report. He further stated that there would
probably be some type of access from the future extension of
Cannon Road into Macario Canyon.
Michael Howes stated that the type of development proposed on
this property will have strict CC&R's.
Michael Howes passed out a remark form to be filled out in case
anyone had anything else to ask that was missed at this meeting.
The meeting closed at 7:30 P.M.
MICHAEL HOWES
Assistant Planner
Anita Ramos, Minutes Clerk
DEVELOPMENTAL
SERVICES
crtWD USE PLANNING OFFICE
\ REMARK
OR
QUESTION
Citp of CarU&ab
KEMARK FORM
1200 ELM AVENUE
CARLSBAD. CALiFORNIA 92008-19S9
(619) 436-5591
JUN 1983
RECEIVED
UNO USE
m
m'
NAME
ADDRESS
TELEPHONE • "Jp-^ ' L^f^S •
Would like City staff to call:
)( - yes 0 " no
Please return to City by
m
It appears this plan is going to have a very adverse effect
on those of us who live in the 4800 block of Park Drive. We are
now coping with speeding cars and trucks, with no traffic control
A stop sign, maybe at Alondra and Park, would cause the traffic
to slow down. With this plan we will get much more traffic.
. I
We also obgect to .looking at the backs of two story condos.
" fjwill.-ye entirely cut off, and in its place we will see Our viSu'}will .-ye entirely cut off, e
ga^5iiag^'*'?iWs :Emd parked cars.
•^^"-^t-j^^-^-r-WS^ have no objection to single story, single family
hora'e"s-'^.^ro''ss the street. V/e recognize the Kelly Family has a
right to sell their property to the highest bidder. We do
strongly object to the developer's present plan.
This change in the zoning laws to increase to this great
density would tax all public facilities including schools, police
& fire protection, water, and roads.
<i^a^'
P
APPENDIX C
PALEONTOLOGY
NATURAL HISTORY MUSEUM
Rice}VgajtB!t- 71383
f POST OFFICE BOX 1390. SAN DIEGO, CALIFORNIA 92112
EL PRADO IN BALBOA PARK • TELEPHONE 619 232-3821
OPERATED BY SAN DIEGO SOCIETY OF NATURAL HISTORY FOUNDED 1874
3 June 1983
Ms. Kimberly Brandt
Michael Brandman & Assoc., Inc.
18021 Sky Park Circle. Suite E-2
Irvine, California 92714
Re: Paleontological records search, Carlsbad
Dear Kimberly:
As shown on the enclosed map, two recorded fossil localities occur within
the boundaries of the study area. These localities {V-68114, V-68115) are U.C.
Berkeley, Museum of Paleontology vertebrate fossil sites which have produced
remains of Eocene (approximately 40-50 million years old) land mammals.
It Is Important to emphasize the subsurface nature of paleontological re-
sources (I.e., fossils) and the direct relationship between the distribution
of these fossils and the bedrock layers (i.e., formations) within which they
occur. Thus a knowledge of the subsurface geology of an area provides a reli-
able means for assessing the resource potential of that area. In addition, by
knowing the extent of proposed grading activities in formations with resource
potential, one can assess resource impacts- In the case of the Kelly's Ranch
study area, the two recorded vertebrate fossil localities on site, together
with the numerous (and more productive fossil localities offsite but in the
same fonnation (see geologic map), suggests a high resource potential for the
study area. The offsite localities to the northwest were unknown until grading
for the Laguna Riviera development exposed them. These localities have pro-
duced a rich assemblage of Eocene vertebrates which includes fossil amphibians,
lizards, crocodiles, birds and a host of land mammal taxa including shrews,
hedgehogs, tarsid primates, primitive rodents, gophers, lagomorphs, carnivores,
small rhinoceroses, oreodonts and camels.
The enclosed geologic map is from the 1972 master's thesis by K. L. Wilson
(U.C. Riverside) which is the only map presently available for this area. I
have also enclosed a very diagrammatical geologic cross section for the area
just to the southeast of the study area (Macario Canyon) which shows in a gen-
eral way the various bedrock units. The Eocene Santiago Formation (Tsa, Tsb,
Tsc on Wilson's map) Is the formation in the study area with high paleontologi-
cal resource potential.
If you have any further questions about this area, please feel free to call.
Sincerely,
Thomas A. Dem§r6
Assistant Curator of Paleontology
TAD:mr
Enc.
ft D ¥^
Hblk ly
K
I. ^a StPltVif
3c!
P,it
I'.c::
.•\ vK' Ck
« ^ " -ltl ' ' ' '
• ~1 — I '
) ./
SITE LOCATION MAP USGS SAN LUIS REY QUADRANGLE MAP 1' 2000'
JOB NO.; 981.01 DATE: MARCH 27 1983 FIGURE:
-8-m
m
ot
y<>:^'v- Ts ;. ;
-Nv Qal
Ts -r'-->s_.,^
7 ^-^r^^-^-^ ^r.^'^
300 feet
-sea level
Qal - Quaternary, valley-fill alluvium
Qt - Pleistocene, terrace deposits
Ts - Eocene, Santiago Fonnation
Jsp - Jurassic. Santiago Peak Volcanics
Figure 3 - Stylized qeologic cross-section across eastern portion of
study area.
APPENDIX D
TRAFFIC
illlllliltlilllll lllllltlltltif I I I
TRAFFIC AND CIRCULATION STUDY
FOR
KELLY RANCH
(EIR 63-4)
INTRODUCTION
This traffic study has been prapared to deteralne the
traffic and circulation Impacts trtiich would be associated
with the proposed general plan anendnent (GPA) for the Kelly
Ranch in the City of Carlsbad, California. The report assesses
the additive impact of this GPA on tha general planned street
systeai. It also addresses potential constraints on development
relating to roadway alignments and access to the various land
uses.
Our analysis contains a description of current traffic and
circulation conditions and anticipated future conditions both
with and without the proposed GPA. In preparing thia report we
have reviewed previously completed traffic studies for various
projects in the vicinity of Kally Ranch.
July, 1983
Prepared by:
HILLDAN ASSOCIATES
3633 Camino del Rio South
Suite 207
San Diago, CA 92108-4042
(6191 281-9211
JN 6412
EXISTING COHDITIOHS
The project is located on the west side of El Camino Real
on both sides of the proposed location for Cannon Road. The
site is currently undeveloped as la moat of the surrounding
area. Iianediately north of the property is a detached single
family residential development through which access will be
provided.
El Camino Real paralleling the site in a northwesterly-
southeasterly direction also provides access to the property.
This road is currently paved with two travel lanes and shoulders
in each direction seprated by a two-way turn lane. The City
of Carlsbad has designated El Camino Real as a prime arterial
with a 126-foot right-of-way, 106 feet between outer curbs,
and an IS-foot raised median. This roadway configuration
provides three travel lanes plus exclusive tuming lanes for
each direction of travel. The current daily traffic volume on
El camino Real along the project frontage is 13,500 vehicles
per day. The City of Carlsbad Circulation Study (Hilldan Asso-
ciates, 1982) projects an ultimate volume in the year 2,000,
of 38,000 vehicles per day south of Cannon Road and 20,000
vehicles per day to the north.
Cannon Road is a master planned major arterial roadway ex-
tending from Carlsbad Boulevard underneath Interstate S and
extending through the City of Oceanside to Melrose Drive in
Vista. At the present time, the facility does not exist. The
master plan designation provides four travel lanes on a 102-foot
right-of-way. Tha pavement width of 82 feet between outer curbs
includes an 16-foot median. The ultimate traffic volume in the
year 2,000, based on the City's circulation study is 14,000 and
20,000 vehicles per day west and east, respectively, of El Camino
Real.
Public transit service to the Kelly Ranch site is
provided by the North County Transit District. Route 309
currently operates on El Camino Real immediately adjacent to
the site with 60 minutes headways from 61OO a.m. to 9:00
p.m, weekdays. Thia route operates from Cardiff by the Sea
to Camp Pendleton. Route 322 operating along Park and Kelly
Drives north of the subject property provides access to
downtown Carlsbad and Plaza Camino Real Shopping Center.
IMPACTS
The requested GPA proposes to change the existing
combination of low, low-medium, medium, and medium-high
density residential, elementary school and open space land
uses to a combination of low-medium, medium and medium-high
density residential, neighborhood and recreation commercial
and open space land uses. To evaulatb .the potential impacts
of these changes we have generated traffic from each set of
land uses, distributed it onto the proposed street network
and then compared the effects of both.
To identify the amount of traffic generated by both the
existing and proposed general plan we have obtained traffic
generation rates from the San Diego Traffic Generators
manual published by SANDAG. The specific rates used and
trips generated are shown in Table 1. Since the general
plan calls for a range of densities within each land use
category we have had to assume a specific density for each.
This was accomplished by using the to£al number of dwelling
units proposed by the developer of the Kelly Ranch. The
proposed development plan suggests develofmient densities at
or near the maximum allowed densities, we have therefore
assumed the existing general plan would develop out at the
maximum allowed densities.
The project traffic from the site was then distributed
onto the master planned roadway system. To determine the
distribution pattern we reviewed the patterns from existing
developments and distributions used in other EIR's for
projects in the vicinity of the Kelly Ranch. The distribution
used is shown below:
TRAFFIC DISTRIBUTION
Street
Interstate S (North)
(South)
£1 Camino Real (North)
(South)
Percentage
Cannon Road (East)
25%
25%
15%
15%
20%
When we assigned traffic to the street system we generally
divided the site in half assuming only the connection to the
commercial site would cross the open space area running east to
west through the site. We also assumed the only access point
to El Camino Real would be at Cannon Road. He based this on
the City of Carlsbad's intersection spacing policy which calls
for a minimum spacing of 2,600 feat between intersections on
prime arterials. In addition, the alignment of El camino Real
north of Cannon Road «K>uld make it extremely difficult to have
tha proper sight distance at a second access point due to the
combination of a crest vertical curve and a horizontal curve.
The current and projected traffic volumes are shown on
Figure 1.
The City of Carlsbad has established street design criteria
with ranges of traffic volumes expecCbd'on each roadway classi-
fication. This criteria provides a good first brush evaluation
of potential impacts. The design criteria calls for prime
arterials (El Camino Real) to carry in excess of 40,000 trips per
day; major arterials (Cannon Road) to carry 20,000 to 40,000
trips per dayj and collector streets (Park and Kelly) to carry
500 to 5,000 trips per day. Based on this criteria, all of the
streets in tha vicinity of the project will be operating within
their design parameters.
It is necessary to identify potential impacts at the
intersection of major streets in the project vicinity. To
acccMnplish this we have conducted Intersection Capacity Utiliza-
tion (ICU) analyses using tha critical movement analysis method
described in "Transportation Research Circular Mo. 212, Interim
Materials on Highway Capacity." He conducted ICU analyses at the
intersections of Kelly Drive and Cannon Road with El Camino Real
and Paseo del Norte with Cannon Road. The results are summarized
below and the calculations are included in the appendix along
with a definition of the various levels of service.
Intersection
Laval of Service
W/O GPA H/GPA
Kelly/El Camino A
Cannon/El Camino B
Cannon/Paseo Del Norte A
While the proposed GPA will degrade the level of service at
these critical intersections to some extent, the resulting levels
of service are fully acceptable. We, therefore, find there will
be no significant adverse Intersection capacity impacts resulting
fron the proposed GPA.
In addition to evaluating street and intersection capacities
we reviewed the proposed alignment for Cannon Road.
I I ^ I f t I t 1 ^ 1 r i i I I I r i I I V « f 1
i I < I lliittliiiii iiiititiiiiili I I i
Land Use
w/o Open Spaci
BHH (600 DU)
KIM (172 DU)
S.^O Open Space
IM ( 300 DU)
RL (182 DU)
TABLE I
TRAFFIC OENERATION
Daily Trips
Factor Volwa
P.H. Peak
Factor
In Out
VoluBta
In Out
EXISTING GENERAL PLAH
8 T/DU
10 T/DU
8 T/DU
10 T/OU
4,800
1,720
Tttto
2,400
1.820
4,220
360 120
US 52
480 172
TOTAL 10,740
il?
307
767
•/O Open Space
KM (15 DU) 10 T/DU
ns (465 DU) 8 T/DU
S/O Open Space
RfC I57S DU) B T/DU
RK (545 DU) 8 T/DU
RC (3.3 AC) 100 T/AC
NC (13.7 AC)* 800 T/AC
PROPOSED GPA
150
3,720
ITITo
4,600
4,360
320
10j_960
20,240
.7
TOTAL 24,110
345
337
16
548
1,236
1,525
115
287
10 4
279 93
TS§ TT
115
109
1«
548
788
885
'The Neighborhood Commercial (NC) land use is located north of
the open space, but will take access from the south side of the
open space.
The specific location of Cannon Road has bean discussed
for many years. The generally agreed upon alignment has
been Cannon running along the south side of the Agua Hedionda
lagoon south of the wetlands area. There are however, one
or two locations where the roadway crosses through the
wetlands.
The alignment of Cannon Road as shown on tha GPA generally '
follows the suggested alignment. As specific developments
are planned and design work begins tha designer should
carefully consider the effects on the wetlands and the
amount of grading around 'the lagoon. Consideration should
be given to having separate alignments for the east and
westbound lanes in order to minimize potential impacts.
MITIGATIONS
No significant adverse traffic impacts hava been identified
provided access to the various portions of the project are
as assumed in the analysis.
APPENDIX
f f I ^ f r I II I I I I I r
I I I illlitliiliil I a I I I t i I I I I III I I
LEVEL OF SERVICE DESCRIPTIONS
level ot
Service Traffic Flow Quality
Low volumes; high speeds; speed not restricted by
other vehicles; all signal cycles clear with no ve-
hicles waiting through more than one signal cycle.
Operating speeds beginning'trf be affected by other
traffic; between one and ten percent of the signal cycles have one or more vehicles which wait through
more than one signal cycle during peak hour traffic
periods.
Operating speeds and manueverability closely con-
trolled by othar traffic; between 11 and 30 percent
of the signal cycles have one or more v^hiciBB which
wait through mora than one signal cycle during peak
traffic periods.
Tolerable operating speeds; 31 to 70 percent of the
signal cycles have one or more vehicles which wait
through more than one signal cycle during peak traffic periods; often used as design standard in urban areas.
Capacity; the maximum traffic volume an intersection
can accommodate; restricted speeds;' 71 to 100 percent
of the signal cycles hava one or more vehicles which
wait through more than one signal cycle during peak
traffic periods.
Long queues of traffic; unstable flow; stoppages of
long duration; traffic volume and traffic speed can
drop to zero; traffic volume will be lass than the
volume which occurs at Level of Service "E".
124 . 176 . 900
ICU ANALYSIS
600 LOS A
Assune PM Peak Equals 9% of ACT
FM PEMC HOUR
YEAR 2000
EXISTINC GQCRAL PLAN
EXHIBIT A-1
VUtMIMIOCUm
ICU ANALYSIS
^ ±28 - 536 — WSA
m PEAK HOUR
YEAR 2000
WITH GENEBAL PtAN fKElOVm
EXHIBIT A-2
ICU ANALYSIS
225 . 473 . 202 . 6U 833 LOS B
Assune FH peak equals 9% of ADT w/ 50-50 SpUt
FH PEAK HOUR
YEAR 2000
EXISTING GEIJERAL PLAN
EXHIBrr A-3
MUMUSMUm
111 fill I ^ i f I i I » f f I f 1 r f f i I fl fl I «
I II f I It li il li II li I' II II tl tl It II li I I I
ICU ANALYSIS
225 ^. 6^ + 1|1 + " 892
FH PEAK ICUR
YEAR 2000
wrm GENERAL PUN AHEMMEHT
BOtlBIT A-4
Ciil-
OMCMBQAD
—l630h
£3QJ
216 + 54 + 576 . 550 106 A
Assune m Peak Q^uals 9% of ADT w/ 5&-50 SpUt
FH PEAK HOUR
YEAR 2000
EXISTING CSSSAL PLAN
BOIIBIT A-5
MUaMASMOAm
KU ANALYSIS
216 . 54 . 1040 790 IOS A
FH PEAK KXM
YEAR 2000
WTZH GENERAL PIAN AMBCMEOT
BOiiBrr A-6
«ii«flpiiifiririfii f 1 llllll Illf III
j,i[ifornio. L'tr.-nunrI G. Browti Jr. G-j-.-cnwr
Coasiol CcrnrnissiOM
<i,vva.'cl Street. Hcor
Mncisco. CJ':.'c.-r.ia 94105
February 17, 19S2
Earle Lauppe •
California State Department of Fish and Gar:5
350 Goldon Shore
Long Beach, California 90802
mm
^ Subject: I>/nluation of Cannon Road Kcaliynriont - City of Carlr,n.ia
*
m Dear Mr. Lauppe:
• It is my understanding that you desire additional infonnation as to the position
of Conmission staff with regards to the alignment of Cannon ?.oad proposed by the
City of Carlsbad. As you are aware, the Ccrrsission has ta-icn the posture m
their action on the Agua Hedionda Specific ?lan, several years ago, tluit Cannon
Road could not be aoproved as consistent with Coastal Act r>=lxcies due to xts
encroachnienc onto the wetland area adjacent to .Agua Ilcidionda Lagoon.
Since the ti-e of the. Conroission's original action on the Agua Hedionda Specific
Vlan, a nagctiating cotmittee comprised of several City Council nsnbars and
''several Coastal CoTinission menbcrs has met and ceterir.incd that ::hc following
" language regarding Cannon Poad is appropriate, subject to full Council and
mm Conunission approval:
*" Prooose^ "Ca-^non ?.oad" Extension - The conceptual align-.ent of Crnnon F.oad as
shoU on the draft land use mao for the Carlsbad LCP, prepared by ?RC Toups
Corrx^raticn, is acceotable. In the d-volopr.ent of a final f^rccific desj.gn .or
- the rcad..-ay, the following design criteria and environmental protection neasures
shall apolv:
an
m a) no cortion of the road constructicn shall involve filling or dredging
of a v.-atland area, as defined in Sectioa 30121 of the Coastal Act;
I b) To the extent that any portion of the road construction would occur
in or adjacent to an environmentaUy s-^nsitive habitat "area other than
« a wetland, tho road shall be sited and designed to prevent impacts winch
vould sighificantly degrade such areas, sh^.ll avoid i:iynificant disruption
of habitat values, and shall bo sitr^d ?.nd de.^ignod to bo compatible with
^ the continuance of habitat values; '
" ' •• HECEIYEB
CIT/ OF CARI..:CAD
-1 Uluppe
.jbruary 17, 1932
.^age Tv;o
c) To the extent that there are no feasible less environmentally damaging
alternatives and the road as designed would nonetheless result in adverse
impacts to environmentally sensitive habitat areas, such impacts shall'be -
fully mitigated in accordance with the recommendations of the State Depart—
t* ment of Fish and Came; and,
d) To protect agricultural lands from -he growth-inducing potential of the
project, no agricultural lands shall be assessed for construction of the
road, and the road shall be designed sc as to avoid uncontrolled access
into adjacent agricultural are.as. ^
The Commission staff's interpretation of th= above stated language is that Ciannon
Road can, with adequate mitigation, be permitted, but only if it does not encroach
or. wetland areas as defined in Section 30121. However, former wetland areas which
are currently and have been historically farmed, or small wetland areas physically
removed from the main lagoon complex by existing roads and Vihich are less than an
acre in size, could be encroached upon for construction of Cannon Road. /»ny such
encroachment %-ould ultimately be based on a finding by the Commission that there
is no feasible less environmentally damaging alternative,to the proposed Cannon
Poad alignment and that the Department of Fish and Game concurs with the alignment
and proposed rdtigation. Clearly, it would ze the Commission staff's position
that final road alignment would have to meet the criteria set forth in subheadings
"b" and "c" noted above. VJe would expect, if an environmentally feasible alignmen'
is possible, that such .'nitigation measures ^s sjaecial construction tcchniciues
(e.g., pili.ig supports where encroachment on existing or former v.'etland areas
occurs), marsh restoration, open space dedications, desilting basins, etc. v.'ould
be laade a psirt of the proposed road construction.
Hopefully, this letter clarifies the Commission staff's position v/ith regards to
the criteria under vihich Cannon Road could b% built. If you have further questions
regarding the Cannon Psad issue, please contact Tom Crandall at the San Diego
District office of the Coastal Commission. ;?hone: (714) 280-6992)
Deputy Director of Land Use
B3:lro
CCJ y3im Ilagaraan
Tom Crandall
APPENDIX E
AIR QUALITY
I I 1
(
Iiiill III!
- - VDBK SHEET IS (OQMESriC HEKTING))
EOR ESriMMriNG PARriOKArBS (TSP),
SULFUR DIOXIDE (SOj), CASKM MCWOXIDE (CO)
MJO MPrKGEN OXIDE (NO^) EMISSIONS
OOSJSUtffAST , , _• —
FIRM ^cxfShi<^_Ji£
NUMBER OF DWELLING IWITS (DU) ;
MOMBER Qg THEEM3 PER HCWIH >f ^'
TOIBL THERMS/HCNTa f f*,< ' ' ^'
t C3.^7<^ ) THEaig/Honth - O' '^fl(^ ItonVyeac
^2 0 6 lbs* 1 ft^ 100.000 BTU ^ 12 Months _l^n-it
10° £t^ «Tssrag" —THBBT—'^-^Jiac * 2000 ibs^
f ) THERHS/Honth - O D Iton^ar
CO 20 lbs. lft^H.G. ^ 1QO.OQ0BTU ^ 12 Months ^
^^g ^ f X lOSO BTU " THEKl * 5fear 2000 Iba
f b^^n^ ) THEEMS/Honth - .^j£e/£ tons/year
I I i I i I i I i i I I 1 i I I
> EOR ESTIMATItC PARriOEAXES (TSP),
SULFUR DIOXIDe (SO^), CAFflON MONOXIDE (00)
AND NITIOGEN OXIDS (MO^) EHISSXCH3
PaUBCTKA-ME (Vl ^ ^d - ^(^ Pt ^ PME & ' >0 '^3
co^euLTA2?^
FiJW : .
NliMBER OF DWELLING UNITS (DU) • • - /^^-^
KILOWKET HOURS (KWH) BSM* PER HOJOH ^5^^ ^-3,"b
TCrCAL KKH/MONIH ^33 .^3 .*? \—
10 lbs* 1 qal. ^ 3**BT0 „ 12 nonth 1 ton
\m gal. ' lSa,03fl MP * '6.(10025 n« * Year 2000 lbs
( ^33 ^3? ) KWtV'Manth » "/.^ Ib^year
^2 ihs* ** 3***qal. 1 BTO . 12 month ^
^l|J-lg—X (S) .0034 X i56.oOO>EO 0.00029 KH ' -Yiii""
( ^^3^ 333 ) KWl^th X afloS°lbs " ^- 11^'^^ Ttona/yeac
°° 5 lbs* 1 qal. ^ 3***aTU , 12 month I ton
lOOO gal. * isO,000 BIU *" 0.00029 H« Year * 2000 lbs
( 533 333 ) KWtVltonth - / J Tons/Vear
35.7 lbs*. 1 qal. . 3***BTU „ VI Bpnth ^1 ton '
Sao gai. * 150,000 BTU » 0.00625 KHti * Year * 2000 lbs*
( ^J3.333 I KHH/ttonth - 1^. e>7g-^ lons/yeac
*-Ihese enlssion factors were obtained froi Supplenent 7 of theU.S. E^ronmental
Protectim Agency's OoBoUation of Air tollutant Eralssion Factors, AP-42-
*!o034 is the deci«!»l equivalent of (S) the percentage, by weight, of sulfiic
in the oil.
*This factor Is used as an weraga of boiler efficiencies at the various
S.D.G.&E. povwr station.
HORK SHEET *
FOR ESTIMATING HYDROCARBONS, CARBCW TO.NOXIDE
AND NITROGEN OXIDE EMISSIONS
C Vehicle Population Mix; Averaga Speed - 35 »IPH}
PROJECT N'.\ME f\v^J{/>/'.c^ - tf ll^ iCfL^C.L. DATE f^-J^O-^'^
CONSULT.WT
NUMBER OF VEHICLE TRIPS PER DAY /Q,
AVERAGE MILES PER TRIP Q_
^ -^^^^^ Vehicle Trips x _g_ Wle* - g^, ^7i' Miles/Day
. Trips
t^drocarbon -'>7^' (WTT) ^ 365 Days ^ .-f / Craras ^ 1.1023 x I0~^ Tons
Enissions Day Year Mile Gran
• Z'^ii'^tTrips) 36S Days ^./O Graas 1.1025 x 1Q~^ Tons
Day Year Trip Gran
Tons ^ Tons
Year (VMT related) Year (Trip related)
io. Tons/Year
Carbon
Monoxide
Enlssions
^S^SymX _ 365 Days .J.j::^ Craws ^ 1.1023 x 10"^ Tons
Day Year Mile Gran
y^g>:^(Trips) J,. 365 Days ^^^.Q-f Crams 1.1023 x 10"^ Tons
-^Day Year Trip " Gran
/fje^-6A.'Ton5 ^
Year (VMT related) Year
/ J^'- 5z'^Tons/Yaar
Tons
related)
Nitrogen
Cxide
Emissions
• v7f_(VWr) 36S Days j( /-/^Grains 1.1023 x 10"^ Tons
Day Year Mils Gran
+ /O f> '.UTrips) „ 565 Days O.bS Crams 1.1025 x lO"^ Tons
bay Year Trip * 5i55
Year (Vt-fT related)
' ^_ iXi^ Tons/Yoar
"3- g-lj^ Tons
Year (Trio related)
WRK SHEET IS (DGMESTIC HEATING) )
EOR ESTIMATING PABTXaSAXES (TSP),
SULFUR DIOXIDE (SO^)^ CAB80N MONOXIDE (00)
AND NPnCGEN OXICB (NO^) EMISSIONS
PHMECT NAME (W^fAhf^^i' ' "^tUt^ ^cL^ t ^ DftTE
a3SSUtIAOT ,
FIRM proposed &/n-
HUMBER OF DWELLING IfillTS (DO) _/'/&oO tdc rPi.cU^ ff a/.
I CONOCO Sfi- oem/^ndt^aJ^
NUMBER Off THEEHS MHW-PER HOHEB /"A? oo3, c£^i^e4K.f^ aJi
TOtRL THEflHS/MCWTB /-^/j
^ 10 lbs* 1 ft^ H.G. ^ 100,000 BTO ^ 12 Months 1 ton
^ , 3 « lOSti BTU * THEEM * Year . 2000 lbs*
10 ft
( . JOf^' ) raEPMS/Honth - 0. 0 5^5/ Otons/yeac
^2 0.6 lbs* ^ 1 ft^ ^ 100,000 BTU 12 Months 1 ton
^^r^^ * TOBITB^ * TiiBRt - * Year * 2000 ibs*
f /W. J-0 ) THEBH^Honth - g. 0 TbnVyear
CO 20 ij^^ 1 £^3 M^Q, 100,000 BTU ^ 12 Hcwiths 1 ton
^^f l5S6 BK* * THESM * Yii? "^0 lbs *
( i^lyXDi^ ) THEJHS/rtxith » /• 3e)/> Tons/year
***x 100 lbs* 1 ft^ 100.000 BTU , 12 Months 1 tO" ^
loSft^ » l^rBM-''~THEm «—5tei^ « 2000 lbs*
( f^yXoio ) THEIMS/tenth - 6 fgfi^ Ibn^^ac .
'•rtiese anisslon factors were obtained frcm Supplement 7 of the^^U.S. EWiroimental
D,v.^^hio» ^^^^^ Canpilation of Air Pollutant Etotssloo Factors, AP-42-
m I 1 I fl I i I IIIII ti il ii ii II Pl r« I I
• •(' • II li Ilii illl liiiliiiiiliii 1 I i
EOa ESTIMKCING PARXICULKTES (TSP) ,
SlttFUR DIOXIDE (SOj), CABBON HONOXIDE (03)
AND NWaXSEN OXIDE (NO^) EHISSICN3
OraSULTAlSt • _ A X
FIRM • — " if.
NUMBER OF DWELLING UNITS (DU) P :^CO. OOO c^W^
KILOHMT HOURS (KWH)"M»aO PER HOOTH
TOTAL Kt-,-H/E40OTH ()^' ^^^'O
10 lbs* 1 qal. ^ 3 gn) ^ 12 ponth 1 ton
1000 qal. ' * 156,000 BTO ^ ().00oi5 «« * Year * 2000 lbs
l/^&7S^r<no } KWH/Mcxith - 6-9^08 lbs/year
^2 in ihs* ** 3***qal. 1 BTO 12 month „
1000 gS. • * * 150,000 BTU " * 0.00029 Kt-H * Year *
(y.?<rgjcn KWKAtonth X iloTibs ' a3±M±.'^f^^^
CO 5 lbs* 1 qal. 3***BTU 12 month 1 ton
lOOO gal. * 150,000 BTD * 0.00029 Kl« * Year * 200O lbs
Kl^kJXf^QJ KWH/»3nth - ^- f 3o -f Itons/Vear
35 7 lbs* 1 qal. 3***BTO 12 month 1 ton
1000 gS. » 156,601^ " 0.60029 Year "WTfe*
^- 7S;'f:!£i£) ) KHHMwth - :H. -7-^3 ibm^/yeac
*lhese enlsaion factors were obtained teem Supplanent 7 of theU.S. Ewltoomental
Protection Agency's Cbmollatlon of Air Pollutant Ehilssion Factors, AP-42.
**0034 is the decimal equivalent of (S) the petcent^e, by weight, off sulfur
in the oU.
"nls factor Is used as an average of boiler ef Ciclencies at the various
S.D.G.&S, powar station.
WORK SHEET 1
POR ESTIMATING HYDROCARBONS, CARBO» MONOXIDE
ANO NITROGEN OXIDE EMISSIONS
VehicU Pi^ulation Mix; Average ^eed - 55 MPH)
tt. tjU DATE PROJECT Si\ME ^CiA l4 6ACi - ffuM-tp
CONSULTAXr
NUMBER OF VEHICU TRIPS PER DAY t, I/O
AVERAGE MILES PER TRIP t>
™I _ ^^Lm. Vehicle Trips x • & Miles - Z'??, B^O Miles/Day Day Oay ^ ^Hps
Hydrocarbon J^2,%.%0 (VMT) ^ 365 Days ^ / Graws ^ 1.1025 x lO"^ Tons
Bnission* Day ~ Year * Mile * Eran
* ^'tlO CTrlps) ^ 36S Days b-IO Grans I.
Day Year Trip
V. doi Tons + iSy Tons .
'ear (Wn related) Year (Trip related)
io. y^r" Tons/Year .
,-6 1025 X 10 " Tons
Gran
Carbon
Monoxide
Enlssions
i^i^CWn _ 565 Days ^ g^-3 J Grans 1.1023 x 10'"^ Tons
Day Year MiIS Gran
^ 3(^,110 fTripsl „ 365 Days „ 35^rans 1.1025 x 10'^ Tons
Day Year Trip * Gran
- f/j 5/3 Tons ^ 533^5" Tons
Year O'^I^ related) Year (Trip related)
- iliJt2£'Tons/Yesr
Nitrogen * ^
Oxide J9>M0 CWm _ 565 Days , / M Crawg 1.1023 ; 10 ° Tons
Enlssions Day Year Mile Cran
.-6 ^M./IO (Trips) .. 365 Days _ Grans 1.1025 x lO' Tons
Day Year Trip * Gran
„;^U6-'Tons ft. 3^0 T(ms
Year (VWT related) Tear (Trip related)
^i-' XOl Tons/Year
JOB: GARLSBAD/GPA 65(B)
PK-HR S-HR DISTANCE (FT)
EL CAMINO REAL 3 FUTURE CANNON RD/2000 U/0
i.i. 1 G.\0 50
i .56 100
.7 .41 150
-5 .38 5.4<b 20O
.4 .21 5.31 300
PK-HR a-HR + ^1 DISTANCE <FT>
EL CAMINO REAL 3 FUTURE CANNON RD/2000 WITH GPA
,t Mil. .: ^..-HLiFUKNii^ LINE SQURCE DISf-EKSION MUDEL
bEPftllBER. W/9 VfcRSIGN
JOb: Cf*HLSi.iAD/Gf A i>^<B) I'Cuiil IJI CH QPA
( fI.EJ CHRLSLIHU-I
tVliMj Lt. C^Mlria REAL -i FUTURE CANNON RD (S-HR)
I. SITE VARIABLES
U = 2 M/S
8RG = ao DEGREES
CLAS = 3 (CJ
MIXH lOOO H
ATIM = 60 MINUTES
ZO = 108 CM
VS = O CM/S
VD = O CM/S
AMB = O PPM
II. LINK VARIABLES
LINK
DESCRIPTION
LIHK COORDINATES
XI YI X2
(M)
Y2 TYPE VPH
KF H W
(G/MI) (M) (M)
A. SOUTH LtNK
B. WEST LINK
c. EAST LINK:
O
I CiOO
O 0
O -1000
-1 i."i'''0
1.1
ii£. RECEPTOR LOCATIONS
COORDINATES <M) rUTAL
1.8 1. 15 "p. 26 so RECEPTOR X Y Z (PPM)
1 .66 loo 1. RECP. 1 -15 -15 1.8 .9 loo 2. RECP. 2 -SO -30 1.3 .5
.8 .46 ISO 3, RECP. 3 -46 -46 1. a . 3 ISO 4. RECP. 4 -61 -61 1.8 . 3
.7 . 4 5. -oO 200 5. RECP. 5 -91 -91 1.8 .2
. 4 .28 5.-^^ 300
AG 1736 10.I
AG 10o9 10.1
AG 3250 10.I
31
38
3a
PK-HR S-HR DISTANCE (FT)
m w m iiriiiiiiiiii ^i II II li fi li fi I 1
illlllliiiilillll ililililililil I i I
StlPTEMBLFv, 1979 Vfc-tRSXCii-l
JOB
V- [LE
FiUM
CAHLSBAU/GI-A 65'Hi ZVO') I-IIJH Gf-A
C.\RLSijHL'4
hi. CAr-1ItlG RtAL y 1-U UlKt; CAriMilH RD i3-HR>
I. SITE VARIABLES
U
BRG
CLHS
f-ii XH
2 M/S
SO DEGREES
4 (D)
lOOO M
ATIM = 6u MINUTES
ZO ~ IOS CM
VS - o I;M/ S
VD = 0 CM/S
AMB ^ O PPM
I I . LINK VARIABLES
LINK LINK COORDINATES (M> EF \i u LINK LINK COORDINATES tM) EF H W
DESCRIP riOM X 1 YI X2 Y2 TVPE VPH ce/ME) (Mi (M) DESCRIPTION XI YI X2 Y2 TYPE VPH (G/MI) (M) (Mi
A. SOUTH LINK Cl 0 O -1000 AG 1783 10. I ij 31 A. SOUTH LINK 0 0 o -1000 AG 1738 10. 1 0 31
e. WEST LIMK o O -lOOO (.1 AG lO. 1 O 38 B. WEST LINK 0 0 -1000 0 AG 1869 10. 1 0 3S
c. EAST LINK 1000 0 0 0 AG 3250 10. 1 0 38 C. EAST LIMK 1000 0 0 0 AG 3250 10. 1 ij
III. RECEPTOR LOCATIONS
COORDINATES (M)
RECEPTOR X
•»
Z
1. RECP. 1 -13 -15 1.8
2. RECP. 2 -30 -30 l.a
3. RECP. 3 -46 -46 l.a
U. RECP. 4 -61 -61 l.a
5. RECP. 5 -91 -91 l.a
rUTAL -»• AMB
(PPM)
1.2
.7
.5
.4
.3
i:HL-U4tr.: i:ALU=OhNIA LIME SOURCE DtSP-^FSION nODEL
SEPTEIIBER. 1979 VERSION
JOBS CARLSBAD/GPA 65(M) 20u0 HITH (SPA
KILEJ CARLSBAD4
RUNS EL CAMINO PEAL 5 FUTURE CANNON RD (8-HRi
I. SITE VARIABLES
U
BRG
CLAS
MIXH
2 M/S
30 DEGREES
5 (E)
1000 M
ATIM = 60 MINUTES
ZO = 103 CM
VS = 0 CM/S
VD =• 0 CM/S
AMB = 0 PPM
II. LINK VARIABLES
III. RECEPTOR LOCATIONS
RECEPrClR
COORDINATES (M)
X Y 2
TOTAL + AMB
(PPM)
t. RECP. 1
2. RECP. 2
3. RECP. 3
4. RECP. 4
5. RECP. 5
-15
-30
-46
-61
-91
-IS
-30
-46
-61
-91
1.8
1.8
1.8
1.0
1.8
1.4
.9
. 7
.5
. 4
•iiiF 1 tl'lDEIF- , 1 9 r9 i.'ef.:S [ON
30ii: ("MRI z;i.,.ii. [ji A c;j.:r^> WITH GI-H
It L: : LMi-;l_'.;i:i-ii) '
lUM: I'L PTAriUIO iyEAL .J f-U1 URE C.AHNGM RD iPK-HRi
i;4£.i! CALIi-ORrJIA Lli^tE LiUURCE DliJPERSICN MUOFL
•^iLPIEMBER, 1979 VliRSION
JOBi CARLHtiAD/SPA 65(B) 20'i'> W/D GPA
riLi:: CARLS.1JAD2
RUN! LL CrlMINO REAL J FUTURE CANNON RD (d-HR)
[. SITE VARIABLES I. SITE VARIABLES
U
BRG
CLAS
MIXH
2 M/S
ao DEGREES
S (E>
1000 M
ATIN-- 60 MINUTES
ZO ~ 103 CM
VS - O CM/3
VD = O CM/S
AMB = 0 PPM
U
BRG
CLAS
MIXH
= 2 M/S
80 DEGREES
3 (C)
1000 M
ATIM « 60 MINUTES
ZO ^ lOa CM
VS = 0 CM/S
VD = 0 CM/S
AMB = O PPM
II. LINK VARIABLES
L i Nh
DE5CPIPTI0N
A. SnUFH I..INK
E<. WEST LINK
C. ."AST LiNF-:
n I . RECEPTOR LOCATIONS
RECEPTOR
COORDINATES (M>
X Y Z
TOTAL + AMB
(PPM)
II. LINK VARIABLES
LINK COORDINAIGS (M) EF H ;j LIMK LINK COORDINATE
XI YI X2 Y2 TYPE VPH (G.-MJ > (M) (M) DESCRIPTION XI YI X2
0 0 0 -t OCtO AG 2200 lO. 1 0 "1 A, SOUTH LINK: 0 O O 1.) 0 -lOOO 0 AG 2300 10. 1 0 :^3 B. WEST LINK 0 0 -1000 1000 0 0 0 AQ 4000 10. 1
•-'
39 C. EAST LINK 1000 0' 0
(M)
Y2
IU. RECEPrOR LOCATIONS
COORDINATES (M)
RECEPTOR
1. RECP. I -15 -15 1.8 1.8 1. RECP. 1
2. RECP. -> -30 -30 1.0 1 RECP. 2
• j. RECP. 3 -46 -46 1.8 . 3 3. RECP. 3
4. RECP. 4 -61 -61 l.a . 7 4. RECP. 4
5. RECP. 5 -91 -91 1.8 . 4 5. RECP. 5
TOTAL + AMB
cF H w
TYPE VPH (B/MI) (M) (Ml
AG 1138 10.1 0 31
AG 1625 11."-. 1 0 3B
AG 30SB 10. I 0 ':::3
X Y Z (PPM)
-15 -IS l.a .8
-30 -30 1.8 . 4
-46 -46 1.8 . 3
-61 -61 1.3 . 3
-91 -91 l.a . 1
I 1 i I Iilllli iliiliiifiliii I i
i I I llllllilillll ililliiililiii I I I
.Lii;.-,-: r ^1. ir'.lf..;i[il l.jl-ic SOURCE DISPEii'SrOM MOr.EL
'SLPrEI-il^ER. 1979 VERSION
JOB
F t i.. e
Ri iii
CHRI £:-E<'in, GPA ofWB) 200M Vf.'O GPA
CAf-.L;;i;iAn-.'
I:L CAMINO PEAL OJ FUTURE CANNON RD <3-HR:
CALir)E-::;j CALIFORNIA LINE SOURCE DISPERSION MODEL
SEPTEI'IBER, 1979 VERSION
JOB: CARLSBAD/GPA 65(B) 2000 W/O GPA
FlLEi CARLSBAP2
RUNJ EL CAMINO REAL 3 FUTURE CANNON RD (S-HR)
31 IE VARIABLES I. SITE VARIABLES
U
ERG
CLAS
MI <H
2 M/S
80 DEGREES
4 (D)
1000 M
ATIM-=- 60 MINUTES
ZO = 103 CM
VS = 0 CM/S
VD = 0 CM/S
AMB = O PPM
U =» 2 M/S
BRG • 80 DEGREtiS
CLAS = 5 (E>
MIXH = lOOO M
ATIM = 60 MINUTES
ZO - 108 CM
VS = O CM/3
VD = O CM/S
AMB = 0 PPM
II. LINK VARIABLES II. LINK VARIABLES
LINK
DESCRIPTION
A. SOUTH LINK:
P. WEST LINK
C. EAST LINK
LINK COORDINATES (M)
XI YI X2 Y2
I: I. RECEPTOR LOCATIONS
O -1000-
-1000 O
EF H W
TYPE VPH (G/MI) (M) (Mt
AG 1138 10. 1 0 31
AG la25 10. 1 0 38
AG 30Qa 10. 1 O 38
LINK LINK COORDINATES (M) GF H M
DESCRIPTION XI YI X2 Y2 TYPE VPH (G/MI) (H) (M)
A. SOUTH LINK 0 0 o --1000 AG 1 138 10. 1 0 31
B. WEST LINK 0 0 -1000 0 AG 1625 10. 1 Cl 33
C. EAST LINK 1000 0 0 0 AG 3088 10. 1 0 39
in. RECEPTOR LOCATIONS
COORDINATES (M) TOTAL AMB COORDINATES (M) TOTAL + AMB RECEPTOR X y Z (PPMi RECEPTOR X Y 2 (PPM»
1. RECP. I -15 -15 1.8 1 1. RECP. 1 -15 -15 t. a 1.2
RECP. 2 -30 -30 l.a .6 2. RECP. 2 -30 -30 1.8 . 7
3. RECP. 3 -46 -46 1.8 . 4 3. RECP- 3 -46 -46 l.B .6 4. RECP. 4 -61 -61 1.3 . 4 4. RECP. 4 -61 -61 1.8 .5 5. RECP. 5 -91 -91 l.a .3 5. RECP. 5 -91 -91 1.8 .3
:,iLiri.iKriir, LlilE SOURCE i/iSFER'liilN rIODEL
.•:PIL-NIILR, 197-^ VERSION
JOB
F IL E
KL.If I
i'ARL5bAD/i;PA 65iB> 2t lOci W/O GPA
CAl-L'^tinDl
KL irAtllNO REAL FUTURE CAMNDi-J RD (Pr:-HR.V
I. 3ITE VARIABLES
U
BRG
CLAS
N [ XH
2 M/S
80 DEGREES
5 (Ei
1000 M
ATIM = 60 MINUTES
ZO = lOB CM
VS =• 0 CM/S
VD = O CM/S
AMB = 0 PPM
II. LINK VARIABLES
LINK LINK CaORDINATt-:S (M> EF H w
DESCRIFTION XI YI X2 Y2 TYPE VPH (G/MII (M) <N>
A. SOUTH LINK (") 0 o --1000 AG 140O 10. 1 31
B. WEST LINK 0 0 -lOOO 0 AG 2000 10. I o 33
C. EAST LINK I OOC' 0 0 0 AG •;8oo 10. I 0 38
[It. RECEPTOR LOCATIONS
COORDINATES (M) TOTAL + AMB
RECEPTOR X Y 2 (PPM)
1. RECP. 1 -IS -15 1. 8 1.6
2. RECP. 2 -30 -30 1.8 1
3. RECP. 3 -46 -46 l.a .7
4. RECP. 4 -61 -61 l.a .5
S. RECP. 5 -91 -91 1.8 .4
m in iiriiiiiiiiii liiiiifiiiiiii r i
APPENDIX F
NOISE
Ilflilliiilillll Ililililililil I I i
KELLY RANCH GPA
NOISE STUDY
TABLg or CtniTEMTS
Section. TJ.tle Page
1.0 PROJBCT LOCATION AHD DESCRIPTION 1
2.0 BXISTING ACOUSTIC BHVIRONHBNT 2
- Noise Rating Schenas
- Hamful Effects of Molse - Land Use Qompatlbtllty With Noise
- Current Noise Exposure
3.0 ACOUSTIC IMPACT ANALYSIS 7
- Short-Term Acoustic Impacts
- Long-Term Acoustic Impacts
4.0 MITIGATION HBASURBS 10
- Noise Attenuation With Distance
- General Hathoda to Reduce Noise Impacts
- Specific Recommendations
APPENDIX
- Vehicle Mix Assumptions
Endo &tgbieeiing
Traffic Engineering Air Quality Assessments Noise Studies
LIST or PIGURES
Number Title Following Page
1. Vicinity Hap 1
2. Construction Noise 7
LIST or TABLBS
Number Title Page
1. Harmful ECfects of Noise 4
2. Current Noise Exposure Adjacent
to Nearby Roadways 6
3. Puture Noise Exposure Adjacent to
Nearby Roadways Without the Project 8
4. Puture Noise Exposure Adjacent to
Nearby Roadways With tha Project 9
1.0 PROJECT LOCATION AND OBSCRIPTKMI
The project site is comprised of 433 acres located east of the
Agua Hedlonda Lagoon and southwest of Bl Camino Real, as shown In
Figure i: Most of the area la adjacent to the City of Carlsbad,
in unincorporated San Dlego County, at present.
Park Drive borders the study area to the northwest and El Camino
Real lies adjacent to the northernmost project boundary. Devel-
opment on-site will require the construction of Cannon Road with
a 102 foot right-of-way and a bridge over the partial channeliza-
tion of Agua Hedlonda Creek.
The proposed project is General Plan Amendment 65(B), which
entails redesignating much of the site to accommodate 1,600
dwellings In place of the l,2fi4 units previously approved. Addi-
tionally, the former RL (low density residential) designation and
E (elementary school) designation have been removed. Hew land
use designations tneludlngi RC (recreational commercial), and tl
(neighborhood commercial) are also being requested. Approximate-
ly half of the site will be wetlands designated as open space.
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2.0 BXISTING ACOUSTIC EHVUtOHMENT
Various noise rating schemes are Introduced below followed by a
dlscusslpn of (1) the harmful effects of noise, (2) guidelines
for achieving land use compatibility with noise, and (3) the
current noise environment In the project vicinity.
Molse Rating Schemes
Noise levels are measured on a logarithmic scale in decibels
which are then weighted and added over a 24-hour period to re-
flect not only the magnitude of the sound, but also its duration,
frequency, and time of occurrence. In this manner, various
acoustical scales and units of measurement have been developed
such est equivalent sound levels <L.„), day-night average sound
levels (Lj^) and Community Holse Equivalent Levels (CMEL'S).
A-weighted decibels (dSA) approximate the subjective response of
the human ear to a broad frequency noise source by discriminating
against the very low and high frequencies of the audible spec-
trum. They are essentially adjusted to reflect only those fre-
quencies audible to the human ear. The decibel scale has a value
of 1.0 dBA at the threshold of hearing and 140 dBA at the thresh-
old of pain. Each Interval of 10 decibels Indicates a sound
energy ten times greater than before, which Is perceived by the
human ear aa being roughly twice as loud. Therefore, a 1.0
decibel increase la juat audible whereaa a 10 decibel Increase
means tha sound Is perceived as being twice as loud as before.
Examples of the decibel level of various noise sources Include:
the quiet rustle of leaves (10 dBA), a soft whisper (20 to 30
dBA), the hum of a small electric clock (40 dBA), mblent noise
outdoors or a house kitchen (SO dBA), normal conversation (60
dBA), or a busy street (70 to 80 dBA).
Equivalent sound levels are not measured directly but are calcu-
lated from sound pressure levels typically measured In A-welghted
decibels (dBA). The equivalent sound level (L.^) is the constant
level that, over a given time period, transmrt* the same amount
of acoustic energy as the actual time-varying sound. Equivalent
sound levels are the basis for both the Lj„ and CNEL scales.
Day-night average sound levels are a measure of the cumulative
Thi -dn value results from a noise exposure of tha community.
summation of hourly L^_'s over a 24-hour time period with an
Increased weighting facxor applied to the nlghttino period be-
tween 10:00 pm and 7iOO am. This noise rating scheme takes Into
account those subjectively nore annoying noise events which occur
during the normal sleeping hours.
Connunlty Noise Equivalent Levels (CNEL) also carry a weighting
penalty for noises that occur during the nighttime hours. In
addition, CNBL levels include a penalty for noise events that
occur during tha evening hours between 7iOO pm and 10:00 pm.
Because of the weighting factors applied, CNEL values at a given
location will always be larger than Lj. values, which In turn
will exceed L.. values. However, CHEL values are typically
within one decibBl of the day-night average sound level.
Harmful Effects of Molse
Approximately 20 million people in the United States currently
have soma degree of hearing loss. In many of these cases,
exposures to very loud, Impulsive or sustained noises caused
damage to the Inner ear which was substantial even before a
hearing loss was actually noticed. To prevent the spread of
hearing loss, a desirable goal would be to minimize the number of
noise sources whicb expose people to sound levels above 70
decibels. But hearing Impairment is only one of the harmful
effects of noise on people.
Noise can also cause other temporary physical and psychological
responses In humans. The chronic recurrence of these physical
reactions has been shown to aggravate headaches, fatigue, diges-
tive disorders, heart disease, circulatory and equilibrium disor-
ders. Moreover, as a source of stress, noise Is a contributory
factor in stress-related ailments such as ulcers, high blood
pressure and anxiety.
Two other harmful effects of noise which ars commonly of concern
involve speech Interference and the prevention or Intarrruptlon
of sleep. Excessive background noises can reduce the amount and
quality of verbal exchange and thereby Impact education, family
lifestyles, occupational efficiency and the quality of recreation
and leisure time. Speech Interference begins to occur at about
40 to 45 decibels and becomes severe at about 60 decibels. Back-
ground noise levels affect performance and learning processes
through distraction, reduced accuracy. Increased fatigue, annoy-
ance and Irritability, and the Inability to concentrate (particu-
larly when complex tasks are Involved or In schools where younger
children exhibit Imprecise speech patterns and short concentra-
tion spans).
Several factors determine whether or not a particular noise event
will interfere with or prevent sleep. These factors Include the
noise level and characteristics, the stage of sleep, the Individ-
ual's age, motivation to waken, and so forth. Ill or elderly
people are particularly susceptible to nolse-lnduced sleep Inter-
ference, which can occur when Intruding noise levels exceed the
typical 35-45 decibel background noise level tn bedroons. Sleep
prevention can occur when Intruding noise levels exceed SO dBA.
Table 1 sunnarizes the potentially harmful effects of noise on
sensitive noise receptors which ara discussed above.
TABLE 1
HARNPUL BPFBCTS OF HOISB
Effect Holse Levels At Which
Harmful Effects Occur
Prevention Or Interruption Of Sleep 35 - 45 dB(A)
Speech Interference 50-60 dB(A)
Extra Auditory Physiological Effects 65 - 75 dB(A)
Hearing Loss 75 - 85 dB(A)
Source: Calif. Dept. of Publlq Health Report to 1971 Legislature
Land Uae Compatibility With Noise
Some land uses are more tolerant of noise than others. For
example, schools, hospitals, churches and residences are more
sensitive to noise intrusion than commercial or Industrial acti-
vities. As ambient noise levels affect the perceived amenity or
llvablllty of a development, so too can the mismanagement of
noise Impacts Impair the economic health and growth potential of
a community by reducing the area'a desirability as a place to
live, shop, and work. For this reason, land use compatibility
with the noise environment Is an important consideration in the
planning and design of naw developments.
The City of Carlabad spaclflaa maximum daalrable interior noise
levels of 45 decibels in living areas of resldentla-1 dwellings.
Normal construction techniques generally provide a 20 dBA
reduction from outside to inside noise levels. To achieve the
standards set by the City of Carlsbad, exterior noise levels of
65 decibels are required for areas with single family residential
and multiple family residential land use designations.
Exterior noise levels below 65 decibels are also considered
acceptable for commercial and office developments by the City of
Carlsbad. When exterior noise levels reach 70 decibels, the area
Is considered conditionally acceptable for commercial develop-
ment, provided Interior noise levels do not exceed 45 decibels.
Section 1092 of Title 25 of the California Administrative code
Includes noise Insulation standards which detail specific re-
quirements for new multl-famlly structures (hotels, motels, a-
condoa, and other attached dwellings) located within the 60 CNEL
contour adjacent to roads, railroads, rapid transit lines, air-
ports or Industrial areas. An acoustic analysis Is required
showing that these multl-Camily units have been designed to limit
Interior noise levels with doors and windows closed to 45 CNBL In
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any habitable room. Title 21 of the California Administrative
Code (Subchapter 6, Article 2, Section 5014) also specifies that
multl-famlly attached units Incorporate noise reduction featurea
sufficient to assure that Interior noise levels In all habitable
rooms do not exceed 45 GHBL.
Current Noise Exposure
The project area is currently aeml-rural In nature and vacant or
developed with single family residences. Consequently, ambient
noise levels on-site are relatively low. Daytime and nighttime
noise levels currently fall between 45 dBA and 55 dBA.
The project site is not impacted by noise generated by aircraft
operations associated with Palomar Airport, although occasional
overflights do occur. Despite projected Increases In aircraft
operations at this airport, future noise levels are expected to
be lower than current levels, due to federally mandated reduc-
tions In aircraft engine noise.
Motorboat noise has generated the most citizen noise complaints
from residents living along the north shore of inner Ague Hedlon-
da Lagoon. In response, the City has eatabllshed and enforced
speed limits for boats on the lagoon. If further controls are
warranted In the future, the City has the option of setting
curfews or limiting the types of boats allowed on the lagoon.
Ambient noise levels In the project area primarily result from
traffic on adjacent streets. Noise from motor vehicles Is gener-
ated by the engine vibrations, the Interaction between the tires
and the road, and the exhaust system. Reducing the speed of
motor vehicles reduces the noise exposure of listeners inside the
vehicle and those located adjacent to the roadway.
The highway traffic noise prediction model developed by the
Federal Highway Administration (RO-77-108) and currently being
applied throughout the nation was used to evaluate current noise
conditions near the project site. This model accepts various
parameters Including: the traffic volume} vehicle mix and apeedf
and roadway geometry In computing equivalent noise levels during
typical daytime, evening and nighttime hours. The resultant
noise levels are then weighted, summed over 24 hours, and output
as the CNEL value at the observer. Various CNEL contours are
subsequently located through a series of computerized Iterations
designed to isolate the 60, 65, 70 and 75 CNBL contour locations.
Table 2 provides the current noise levels adjacent to roadways In
the project vicinity. Assuming a standard noise reduction with
distance factor of 4.5 dBA with each doubling, the distance to
various noise contours used Cor land use compatlbllty purposes
have also been determined, as shown In Table 2.
Based on the noise levels shown In Table 2, none of the existing
dwellings located In the project area are currently exposed to
noise levels which exceed the noise guidelines specified by the
City of Carlsbad. However, any new development in tha vicinity
could generate higher noise levels by Increasing traffic volumes
on the nearby roadways.
TABLE 2
CURRBHT BXTBRIOR NOISE BXP0SUR8
ADJACBHT TO NEARBY ROADWAYS
Location Current
A.D.T.
CNBL C. Diat. to Contours (ft.)^
50 ft. 70 dBA 65 dBA
El Comlno Real
-at Kelly Dr.
Kelly Drive
-North of Perk Dr.
Park Drive
-West of Kelly Dr.
13,OOO 71.3 71
3,000 57.3 R-O-W
2,000 55.5 R-O-W
135
R-O-W
32
1. A.D.T. means average dally two-way traffic volume.
2. The CNBL value for Bl Camino Real la given at the right-of-
way (63 feet from the centeriine).
3. All dlatancea ara measured from tha centeriine. R-O-W Indl-
catea that the contour falls Inside the right-of-way.
3.0 ACOUSTIC IHPACrr ANALYSIS
Approximately 10 percent of the population has such a low toler-
ance for noise that they object to any noise not of their own
making. Consequently, even In the quietest environment, some
complaints will occur. Another 25 percent of the population will
not complain even In very severe noise environments. Thi/s, a
variety of reactions can be expected from people exposed to any
given noise environment. Despite this, the population as a whole
can be expected to exhibit the following responses to changes in
noise levels: an increase or decrease of 1.0 dBA cannot be
perceived except In carefully controlled laboratory experiments;
a 3.0 dBA Increase Is considered just noticeable out side of the
laboratory; an Increase o£ at least 5.0 dBA Is necessary before
any noticeable change In community response (I.e. complaints)
would ba expected.
Short-Term Acoustic Impacts
Short-term acoustic impacts are those associated with construc-
tion activities necessary to extend Cannon Road across the site
and construct the proposed residential and commercial land uses.
These noise levels will be higher than the ambient noise levels
in the project area today, but will subside once construction Is
complete. They would occur with or without the proposed GPA
since the site Is already designated for a similar development.
Two types of noise Impact should be considered during the con-
struction phase. First, the transport of workers and equipment
to the construction site will incrementally Increase noise levels
along the roadways leading to and from the site. The increase
should not exceed 1.0 dB(A) when averaged over a 24-hour period,
and should therefore be Inaudible to noise receptors located
along tha roadways utilized for this purpose. Second, the noise
generated by the actual on-site construction activities should be
evaluated.
Construction activities are carried out in discrete steps, each
of which has Its own nix of equipment, and consequently Its own
noise characteristics. These various sequential phases will
change the character of the noise levels surrounding the con-
struction site aa work progresses. Despite the variety in type
and size of construction equipment, similarities in the dominant
noise sources and patterns of operation allow noise ranges to be
categorized by work phase. Figure 2 illustrates typical con-
struction equipment noise ranges at a distance of 50 feet.
The earth moving equipment category Includes excavating machinery
(backhoes, bulldozers, shovels, trenchers, front loaders, etc.)
and highway buildinq equipment (compactors, scrapers, graders,
pavers, etc.). Typical operating cycles may involve one or two
minutes of full power operation followed by three to four minutes
Flgur* 2
Construction Noiso
I
2
60
Front Loader
Oozar
Dragllna
Backfiller
23
Scrapar/Grader
Trucks
Concrete Mixers
Concrete Pumps
Motor Crane
Pun^s
(Generators
Compressors
Hoist Levt1 (dBA) at 50 feat
--- 70 80 _?0 : 100 110
Mote: Based on llmltsd Available Data Samples
Source: EPA, 1971; "Noise from Construction Equipment and Operations,
Building Equipment, and Hone Appliances". NTID300.1
Endo Engineering
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at lower power settings. Holse levels at 50 Ceet from aarthmov-
ing equipment range from 73 to 96 dB(A).
The Environmental Protection Agency has found that the noisiest
equipment types operating at construction sites typically range
from 88 to 91 dB(A) at 50 feet. Although noise ranges were found
to be similar for all construction phases, the erection phase
(laying sub-base and paving) tended to be less noisy.' Noise
levels varied fron 79 dB(A) to 89 dB(A) (energy average) at 50
feat during the erection phase of construction.
Long-Term Acoustic Impacts
The long-term acoustic Impacts associated with the propossd Gen-
eral Plan Amendment will derive from increased motor vehicle
usage by future residents and commercial patrons on-site, as well
as delivery and maintenance vehicles destined for on-site devel-
opment. Using these volumes and assuming a 4 percent truck mix,
the ambient noise levels with and without the proposed project
were projected. In this manner, the noise Increases associated
with development per the General Plan Amendment were quantified.
Table 3 provides the projected noise exposures adjacent to var-
ious roadways in the study araa with development on-site per the
existing General Plan designations. As shown therein, noise
levels adjacent to Bl Camino Real will reach 73.2 CNBL at the
right-of-way west of Cannon Road and 76.0 CNBL east of It. Con-
sequently, residential development within 177 or 268 feet, re-
spectively, would require noise barriers or setbacks to be con-
sidered a conpatible use adjacent to El Camino Real.
TABLE 3
FUTURB NOISE EXPOSURE ADJACENT
TO NBARBV ROADWAYS HiTBOirr THE PROJECT
Roadway (Speed) Projected CNEL 9 Contour Location (ft) 2
A.D.T. 50 ft.^ 70 dBA 65 dBA 60 dBA
El Camino Real (55 mph)
-Wsst of Cannon Rd. 20,000 73.2 89 177 375 -East of Cannon Rd. 38,000 76.0 129 268 574
Cannon Road (45 mph)
-S. of Camino Real 14,000 70.5 53 103 217
Kelly Drive (25 mph)
>N. of Park Dr. 6,000 60.3 R-O-W R-O-W 52
Park Drive (25 mph)
-W. of Kelly Or. 5,000 59.5 R-O-W R-O-W 46
1. All noise levels are given In CNEL at the right-of-way or 50
feet, whichever Is larger.
2. All distances are measured in feet from the roadway center-
line. R-Q-w indicates the contour falls in the right-of-way.
Similarly, residential development within 103 feet of the Cannon
Road centeriine would require acoustic shielding to be considered
compatible with the acoustic environment. The school claasroons
and play areas could be setback adequately by placing the parking
areas next to Cannon Road and carefully designing the structural
orientation.
Table 4 provides the future noise levels In the project vicinity
If the proposed General Plan Amendment were to be implemented. A
comparison of Tables 3 and 4 shows the change In ambient noise
levels associated with the proposed project.
The noise Increase adjacent to El Camino Real and Kelly Drive In
the vicinity will be less than 1.0 dBA and Inaudible to adjacent
noise receptors. The 1.9 decibel noise increase expected adja-
cent to Cannon Road would be audible under laboratory conditions
but Inaudible in the semi-rural environment in which it will
occur. A 1.0 dBA noise decrease will occur along park Drive.
Since less than a 3.0 dBA noise Increese is generally considered
to be inaudible outside of laboratory conditions, the impact of
the project on ambient noise levels in the Immediate project
vicinity should be insignificant and should not result In viola-
tions of applicable state and local standards for ambient noise.
The impact of the ambient noiss environment on the development
envisioned on-site should also be considered. To properly assess
this Issue, the distances to the 65 CNEL contours shown in Table
4 should be noted. Residential or commercial uses planned within
these distances would require-noise barriers, setbacks, or other
mitigation techniques to be considered a compatible use.
TABLE 4
FUTURE NOISE EXFOSURB ADJACENT
TO NEARBY ROADWAYS WITH TBB PROJECT
Roadway (Speed) projected CNEL 8,
A.D.T. 50 ft.^
Contour Location (ft)^
70 dBA 65 dBA 60 dBA
El Camino Real (55 mph)
-West of Cannon Rd.
-Bast of Cannon Rd.
Cannon Road (45 mph)
-S. of Camino Real
Kelly Drive (25 mph)
-N. of Park Dr.
Park Drive (25 nph)
-W. of Kelly Dr.
23,000 73.8 96 194 411
40,000 76.2 133 27B 594
22,000 72.4 68 137 292
5,000 59.5 R-O-W R-O-W 46
4,OOO 58.5 R-O-W R-O-W 40
1. All noise levels are given in CNBL at the right-of-way or 50
feet, whichever Is larger.
2. All distances are measured in feet from the roadway center-
line. R-O-W indicates the contour falls In the right-of-way.
4.0 HXTIGATIOH MEASURES
Molse Attenuation With Distance
In an area which Is relatively flat and free of barriers, the noise level resulting from a single "point source" of noise drops
by 6 decibels for each doubling of distance or 20 decibels for
each factor of ten In distance. This applies to fixed noise
sources such as Industries, refrlgeratlon/alr conditioning units, and bells at schools. It.also applies to Individual mobile noise sources such as an airplane, motorboat, train or Idling automo-
bile.
For a "line source" of noise, such as a heavily travelled road-
way, the noise level drops off by a nominal value of 3.0 decibels
for each doubling of distance between the noise source and noise
receiver. Environmental conditiona such as the wind direction
and speed, temperature gradients, tha characteristics of the
ground (hard or soft) and the air (relative humidity), the pres-
ence of grass, shrubbery and trees combine to Increase the actual
attenuation achieved outside of laboratory conditions to 4.5
decibels per doubling of distance.
In its "Noise Assessment Guidelines", the U.S. Department of
Housing and urban Development uses a 4.5 decibel drop for each
doubling of distance In assessing roadway noise. Thus, a noise
level of 74.5 decibels at 50 feet from the highway centeriine
would be attenuated naturally to 70.0 decibels at 100 feet, 65,5
decibels at 200 feet, 61.0 decibels at 400 feet and so forth.
This 4.5 decibel reduction with doubling of distance was applied
throughout the analyses In this report.
General Methods to Reduce Noise Impacts
There are several basic techniques available to minimize the
adverse effects of noise on sensitive noise receivers. Classical
engineering principles suggest controlling the noise source when-
ever feasible and protecting the noise receptors when noise
source control nessurea are Inadequate. Many of the noise source
control mechanisms ars being applied by State and Federal govern-
ments. Acoustic site planning, architectural design, acoustic
constructton techniques and the erection of noise barriers ara
all affective nethods for reducing nolae Impacts when source
control mechanisms are insufficient to achieve desired results.
Acoustic site planning Involves the careful arrangement of land
uses, lots and buildings to minimize intrusive noise levels. The
placement off noise compatible land uses between the roadway and
more sensitive uses is an effective planning technique. The use of buildings as noise barriers, and their orientation away from
the source of noise, can shield sensitive activities, entrances
and common open space areas. Clustered and planned unit develop-
10
ments can maximize the amount of open space available for land-
scaped buffers next to heavily travailed roadways and thereby allow aesthetic residential lot setbacks In place of continuous
noise barriers.
Acoustic-architectural design Involves the Incorporation of noise
reducing strategies In the design and lay-out of individual
structures. Building heights, room arrangements, window size and
placement, balcony and courtyard design, and the provision of air
conditioning all play an Important role In shielding noise sensi-
tive activities from Intruaive noise levels.
Acoustic construction Is the treatment of various parts of a
building to reduce interior nolae levels. Acoustic wall design,
doors, ceilings and floors, as well aa denaa building materials,
the use of acoustic windows (double glazed, double paned, thick,
non-openable, or small with air-tight seals) and the inclusion of
maximum air spaces in attics and walls are all available options.
Noise barriers are relatively easy to design and Inexpensive.
Consequently, they ara often used IndlscrimInantly in place of
the techniques diacussed above. Hence developments where each
road la bordered by six foot block walls behind which residences
are protected- from excessive noise levels. Ideally, noise
barriers Incorporate the placement off berms, walls or a combina-
tion of the two In conjunction with appropriate landscaping to
effect an aesthetically pleasing environment. Where space Is
^''ff tflu't'r*'* davelopmenta) a meandering earth berm is
both effective and pleasing. Where spacs Is restricted, a wall
is effective. In either ease, however, thick landscaping (with-
out deciduous plants) should be specified to reduce the visual
Impact of the barrier and retain the rural ambiance.
Specific Recom—ndationa
The following mitigation measures hava been selected for Incor-
poration In the project to minimize noise Impacts:
1. Construction activities will take place only during daylight
hours to reduce noise impacts during more sensitive time periods.
2. The use and proper maintenance off noise reducing devices on
construction equipment will minimize construction-related
noise.
3. Although traffic noise Increases along Park Drive and Kelly
Drive resulting from the project nay be audible no mitigation
measures are required or proposed to reduce traffic noise
along these routes since current noise levels are quite low.
4. Truck access, parking araa design and air conditioning/re-
frigeration units will be carefully designed and evaluated at
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5.
more detailed planning stages to minimize the potential for
Impacts to adjacent developments and Insure compliance with
the City Noise Element and Noise Ordinance.
More detailed acoustic analyses will be performed at more
detailed levels of planning (as specified by State law) to
Insure that all State and City acoustic attenuation require-
ments are mot.
APPENDIX
12
Vehicle Nix and Temporal Distribution Assumed
(Percent of A.D.T.)
Vehicle Type Daytime Evenings Nighttime Total•
Automoblles 72. 48 11.04 12.48 96.00
Medium Trucks 1. 81 0.2B 0.31 2.40
Heavy Trucks 1. 21 0.18 0.21 1.60
Total 75. SO 11.50 13.00 100.00
Tha vehicle mix assumed was taken from San Dlego County statis-
tics which show an average regional truck mix of 4.0 percent. This value was verified through CalTrans. CalTrans also provided
the truck distribution by axle (60 percent 2-axle medium trucks and 40 percent 3, 4 and 5-axle heavy trucks.
The temporal distribution was derived from Wyle Laboratories
Research Report WCR 73-8, published In December of 1973. That report Is entitled "Development off Ground Transportation Systems Noise Contours for the San Dlego Region*. It speclffles that
nighttime traffic comprises 13 percent of the A.D.T. and daytime plus evening traffic represents 87 percent of the A.D.T.. The
breakdown of this 87 percent Into 75.S percent daytime and 11.5 percent evening flows was accomplished using regional 24-hour
traffic volume statistics.
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APPENDIX O
FISCAL IMPAC:T ANALYSIS or THB PROPOS
KELLY RANCH QBHBRAL PLAH AHEHDHBNT
Intfoduetion ...
The purpose of this analysis is to estimate the potential fiseal Impact attributable to
development of KeUy Ranoh, a 433-aore planned oommunity in the Rancho Agua
Hedionda area of Carlsbad. Proposed fw development in the projeet are 1,602
dweUing units on 122.9 acres, a neighborhood commeroiel center on 13.7 acres, and
oommercUQ recreation uses on 3.1 acres. Approximately 91 acres of the total
project area are located within the City of Carbbad. The remainder of the project
area, 342 acres. Is unincorporated and is proposed for annexation to Carlsbad.
The analysis contained In this report gauges the Impect of proposed development and
annexation on the operating expenditures and revenues of the City of Cartsbad.
Projeoted monetary impacts are predleated on fuU build-out conditions In the project
area and are expressed in terms ol 1983 dollars without adjustment for Inflation.
Ttte impact of the project on the Clty^ capital budget Is not evaluated because no
net fiscal impact Is anticipated. The project developer wlU be required to provide aU
onsite piAlic fsclUtles and improvements, according to City staff. AdditlMwlly, the
developer wUl be required to pay a pubUo faoiUUes fee equal to two percent of the
assessed market value development. Ttdi fee revenue wUl be used to defray the
expense of off-site faculties needed to serve the projeot area and other
communities. Nor Is the projeet eipected to have any net fiscsl Impeat on City
water and sewer services. These services are fuUy fimded from fees and charges
paid by the users.
A summary of fiscal Impacts on the City^ operating budget Is provided below. This
summary is foUowed by a description of the methodology and essumptlons used to
forecast costs and revenues.
Summary
Ilie nscal Impect attributable to future development of KeUy Ranch is [»-esented in
Table 1. Upoo fuU development, the projeot area Is expected to produce annual
revenues of $850,900 and to Inerease annual City service costs by $925,600, yielding
an estimated net Impect of a $25,300 revenue surplus.
The primary reason for the projected revenue surplus relates to the projected levels
of pn^ty tax end soles tax. Owing to IU favwable geographical and environmental
settii«, the project areata residential land and product values are expeoted to be
relatively high. AdditionaUy, development of a sizable eommereial center conUlnlng
almost 150,000 square feet ot reUU floor araa is planned. The size of the center
should be of sufficient size to enable tenants to "capture" a high [voportlon of local
resident expenditures on convenience goods and services.
Table 1
Fiscal Impact Attributable to FuU Development ot the Project Area
(1983 DoUars)
City Operating Revenue Souree Annual Revenue
Property Tax $609,500
Sales Tax 132.500
Business License Tax 2,500
Population-Based Revenue 111,900
Development-Based RevMHie 94.500
Total $950,900
City OperetlnfC Service Annual Cost
Qeneral Oovemment $104,300
PoUoe 191,300
Fire 139,600
BuUdliv Safety 29,800
Development Services S3.800
Maintenance 132,900
Library 109,100
Parks and Recreation 164,800
Total $925,600
ANNUAL SURPLUS $25,300
MARKET VALUB OF PROPBRTY AND PROPERTY TAX R8VBNUE Residential Property Value
Commercial Property Value
According to several real estate brokers in North County, land values In ivbanlsed
areas avwage between $200,000 and $400,000 per improved acre toe commercial use
depending upon the type of commercial developmuit. Land values are relatively high
($300,000 to $400,000) in Sizable shopping centers becsuse consoUdation of retaU
outlets in a single location draws more customers than "stand-alone" outlets or
"strip-type" commerciel. For purposes of projecting commercial land values in the
projeet aree, the foUowing per-ecre estimates are used: $350,000 for the (Nroposed
neighborhood commercial center (13.7 acres) and $300,000 for planned commercial
recreation uses (3.2 acres).
The property value of structural Improvements Is estimated on the twsis of per-
squsre foot construction cost taken from MarshaU Valuation Service PubUcatlons as
foUows:
Cost Per Square Foot
Construction
Class. Type
Commercial, A-B, Average
1981
Estimate
$34.27
1983
Estimate
$41.00
Because the MarshaU estimate ($34.2?) la for 19B1, the esUmate used In this study
($41.00) is updated at an annual rate of 10% to refleot inflationary cost increases
since pubUcation ot the MarshaU estimate. The conatruetlon cost estimate for 1983
Is then multipUed by square footage estimates to derive the value of commercial
property improvements. The proposed neighborhood eommereial center vriU contain
an estimated 149,000 square feet ot floor area (see next section on RetaU Sales
Volume for basis of estimate). It Is assumed that the area proposed for commercial
recreation wlU contain a 4,000 square foot recreation faelUty (e.g., raoquetbaU,
fitness center), and 600 square feet of retail use (e.g., concession, pro shop). Shown
In Table 2 is the projected market value ot eommereial property.
Residential property values wiU depend upon home prices charged by the developer
and wiU undoubtedly vary by housing type and location within the project area.
Because product types and prices ore unknown at this time. It is assumed tor study
purposes only that the average price ot a home sold In the project area wlU be
$200,000. Althou^ this price is substantiaUy higher than the current countywide
average new home price of about $129,000, the geogrephlcal and environmenul
setting of the project area should command premium housing prices in the market.
Tables
Project Area Estimated Market Value ot Property at Build-out
Land
Land Ose
Neighborhood Commercial
eommereial Recreation
Residential
Acres Value
Property Improvements
Square Feet
of Floor Area
13.7
3.2
132.9
$4,795,0001
640,000^
149,200
4,600
Toral
Total
Value
$6,118,200
188,6003
Market Value
$10,912,200
$828,600
$320,400,QQQ4
$332,140,800
1 $350,000 per imf^ved acre.
2 $200,000 per Improved acre.
3 $41 per squaro foot of floor area.
4 1,602 dweUing unltsat $200,000 per unit.
Some 1,602 dweUlng units are proposed tor development. At an average price ot
$200,000 per unit, the total market value ot residential property, Including land and
Improvements, is thus estlmatedat $320.4 million.
Market Value by Jurisdiction
The project ares encompasses alxHit 433 acres, ot which 91 are located within
existing City boundaries and 343 faU within the County unincorporated area.
PreUminary projeot plans caU for development of 480 dweUing units within current
City Umits.l In addition, roughly one-half of the area proposed for neighborhood
1 Corresponds to preUminary development areas 1, 2, and 3.
i 1 Illl r I f I i i Hi ffi f I II II I illl i i m
I I I t i I I I 1 i I I I I I I Illlilll lllli I t 1
commercial development is within current City Umits. Table 3 gives the estimated
market value of property of the project ares by current Incorporated end
unincorporated areas.
Although the unincorporated arsa of the projeot area Is proposed tor annexation to
the City of Carlsbad, the diaposltloa ot property tax revenue after annexation wlU
differ between current unincorporated and incorporated portions ot the project area,
as discussed below.
TABLE 3
PROJBCT AREA
PROJECTED MARKET VALUB OF PROPBRTY BY EXISTINO JURISDICTION AND
ANNUAL PROPERTY TAX REVENUE AFTER ANHBXATION
Maricet Value of Property
Residential
Neighborhood Commercial
Commercial Recreation
bicorporated
$98,000,0001
5,456,100
0
$101,456,100
Unincorporated
$234,400,000
5,458,100
828.600
$230,684,700
Property Tax Revenue
Total Annual Property Tax
Revenue (1% of Market Value)
$3,321,408
City of Carlsbad's Share:
Annual Tax Revenue
$609,547
Pwcent of Total Revenue
18.4%
Incorporated
$1,014,561
$240,451
23.7%
Unincorporated
$2,306,847
$389,096
16.0%
1 480 dwelUng units at $200,000 per unit.
Total
Property Tax Revenue
The general tax levy Is 1% of the assessed market value of property. The taxes paid
by the property owners In on area are distributed to pubUc agencies serving that area
based on a complex rorrouls. Under the formula, the percentage of property tax
revenue that a particular taxing agmcy receives from an area depends upon the tax
rate area (TRA) In which property Is located.
UM project la located In TRAs 9000, 9013, and 62006. TRAs 9000 and 9013 ara
located in the CHty ot Carlsbad which receives approximately 23.7% ot the Increase
(increment) property tax revenue from these two TRAs. Tlw City currently receives
no property taxes trom TRA 62006 which Is presently unincorporated. The County
receives 33.4% ot taxes generated by thia TRA.
Pursuant to a Master Property Tax Transfer Agreement, the City receives 48% ot
tlM County^ share ot annual property tax Increments from unincorporated,
undeveloped areas that are annexed to the City. This would mean that the City,
after annexing the unincorporated portion of the project area, would receive 16%
(48% times 33.4%) of the increase In tax revenue generated by the annex.
The 1% tax levy in the project area would generate annual revenue of over $3.3
miUion after development is complete, as shown In Table 3. The City of Carlstwd^
share of this amount vrould be almost $610,000 annuaUy, taking Into account the
propwty tax dtotrfiHttlon percentages identlHed above and assuming the
unincorporated portion of the projeot area la annexed prior to its development. The
balance of propwty tax revenue would accrue to other taxli^ agencies hsvlng service
responsUitUty In the project area.
RetaU Sales Volume end Sales Tax Revenue
A neighborhood eommereial center Is proposed for development on 13.7 acres.
RetaU stores wlU ooct4>y 149,200 square feet ot floor area, assuming a buUdlng-t»-
land coverage ratio ot 25%. bi addition, an estimated 600 square feet of commercial
rataU (concession and smaU retaU outlet) wlU t>e conatrticted as part ot proposed
recreational uses in the project ares. Total retaU floor area Is thus estimated to be
149,800 square feet.
Based on the experience of commercial developments in westem states of the U.S.,
the typical neighborhood shopping center generates annual retaU sales of $145 per
square foot of floor area.l A neighbOThood sho^iing center Is comprised of tenants
engaged in the sale of convenience goods and personal services such as food,
groceries, <fe-ugs, beauty care, hardware, cleaning, casual wear, deU, and smaU
household accessories. For some retatt outlets sales volume is hlffii (e.g., food stres)
whUe for other tenants the sales volume per square foot is relatively low (e.g.,
variety stores). The $14S f^ure is the average of oU tenants typicaUy found in
neighborhood centers.
In the absence ot information on the actual types ot stores that might locate In the
project area, it Is assumed that the sales performance of tha project area wUl
average $145 per square foot of retaU floor area. Retail sales volume is thus
estimated to be $21,721,000 annuaUy.
Food purchased for home consumption, prescription medicine, newspapers, end many
services ara exempt from taxation. In CaUfornia, tax exempt Items account tor 39%
ot the total dollar value of sales.2 Accordingly, it Is sssumed that only 61% ot reUU
ssles generated by the project area wiU be subject to the 6% state sales tax. The
city of Carlsbad receives sUghtly less than one-sixth ot total sales taxes paid within
City Umits.
Taxable retaU sales are thus projected to be $13,249,810 annuaUy IQKNI completion of
commeralal development In the project area. Total sales tax revenue is estimated to
be $794,887 annuaUy and the City of Carlsbad^ share is computed at $132,498
annually. The above computations ore shown In Table 4.
1 DoUar and Cents of Shopping Centers: 1981, the Urban Land Institute, Washington, D.C.. 1981, Tables 5-12 and 6-12, pps. 122 and 172.
2 Taxable Sales in CaUfornia, State Board of EquaUzation, 1980, Fourth Quarter, p. 36.
1 11 iiiiiiiiiili
TABLE 4
PROJBCT AREA
PROJECTED RETAIL SALES, TAXABLE SAKES, AND SALES TAX REVENUE
Square Feet of RetaU Floor Area
Annual RetaU Sales Pw Square Foot
Total Annual ReUU Sales
Taxable Annual ReUll Sales
(61% of Total RetaU Sales)
Total Annual Sales Tax Revenue
(6% of Taxable ReUU Sales)
City of Carlsbad Annual Soles Tax Revenue
(1/6 of Total Soles Tax Revenue)
Proposed Project
$149,800
$145
$21,721,000
$13,249,810
$794,967
$132,498
OTHER CTTY RBVBHOB
Business License Tox
The City levies a business Ucence tax which Is primarily based on the annual gross
recelpU of an individual business. In the absence of Information on the number,
gross receipts, and type of tananU that wUl locate In project area, business Ucense
tax revenue Is projected on the basis of acreage devoted to commercial, office, and
industrial uses.
Currently, there are on estimated 1,846 ocresl of non-residential devetopment within
the City, which generate business Ucense tax revenue of $275,000 annuaUy (1983-63
budget estimate) or about $149 per year per acre. At a rote of $149 per acre, the
project area would generate business Uoense tax revenue of about $2,500 per year
(I.e., 16.9 acres of commercial use).
Population-Based Revenue Sources
A number erf City revenue sources vary primarily as a function of population
growth. Two of these revenue sources, cigarette tax and gas tax, are sUte
I See Table 5, footnote 2 for souree ot daU.
li ffi li ffi VI li li I 1
illtlliliillliliii Ililliiililiii I I I
subventions (state-coUected, locally-shared) that ore aUocated to local govemments
cm the basis of formulae incorporating many factors; but the population level of local
Jurisdictions Is weighted heavUy in these formulae. The foUowii^ revenue sources
are considered to be population-based and wiU Increase due to residential
development within the project area:
Revenue Source
Cigarette Tax
Amtndonce Fees
Library Pees
Recreation Fees
Swimming Pool Fees
Fines and FwfeiU
Gas Tax
Total
Revenue Amount
(1982/83 City Estimate)
$120,000
50.000
10,000
181,000
50,000
255,000
407,000
$1,073,000
The current popuUtion of the City ot Carlsbad is approxlroately 37,000 persons and
the average per ca^U revenue amount for the s^ve revenue sourees Is $29. Upon
buUdout, the project area wlU have an esUmated population of 3,860 persons (1,602
housiiv uniU Umes on average taml^ size ot 2.41 persons).! These residents would
generate additional City revenue of $111,900 based on the current average per coplU
revenue of $29.00.
Development-Based Revenue
Development-t)esed revenue souroes are Impected by both residential and non-
residential development activities within Carl^d. These revenues include the
foUowing:
t Current city-wide average family size.
Revenue Source
Construction Pwmlts
Zoning and Subdivision Fees
Plancheck Pees
Englneerlrv Fees
Property Transfer Tax
Franchise Tax
Total
Revenue Amount
(1982/83 City Estimate)
$300,000
80,000
345,000
200,000
100,000
350.000
$1,375,000
The first four revenue sources above vary directly with the annual chonge in
development ootlvity. The property transfer tax is a tax on the sale of property and
the level of revenue can be expected to rise with the Increase In the total amount of
development in the City. Franchise tax revenue Is largely derived from o tax on the
sole of UtUities and the level of revenue rises with the Increase in the number of
residential and non-resldentlol customers.
To forecast the amount of additional revenue that would be generated by the project
area, equivalent dwelling uniU (EDUs) are used. (See discussion and calculations
below in section on City Service Costs.) Currently, Carlsbad contains an estimated
24,582 EDUs. which is a aln^e roeosurament that Indicotes or approximates the
combined amount ot residential and non-residential development. The current annual
revenue amount per EDU te about $56 for the above development-based revenue
source. The projeot area will ultimately contain 1,687 EDUs (see Table 6), which
would generate development-based ravenue of $94,500 annuaUy, assuming $56 per
EDO.
It should be noted that thte estimating method proti^ly undersutes revenue
attributable to development of the project orea, tiecause it assumes thot level of
development fee revenue (e.g., tMdldlng permits, ^an chedc fees, ete.) per existing
EDO In tlw Cl^ WlU be the soma for new EDUs constructed in the project area.
New development, however, produces more fee revenue p» housing unit, for
example, thon previously constructed units.
City Service Costs
The method used below to quantify annual operating and maintenance costs
recognizes that City operating services are impacted by both residential and non-
residential development. Because existing budgetii^ procedures do not deUneate
cosU by sector - residential, eommereial, and office - fiscal Impacts attributable to
eoch sector are estimated indirectly using equivalent dwelUng uniU (EDUs). The
estimation procedure involves calculating the current average costs ot these services
on a per dweUing unit baste. Each extetlng dwelUng unit in Carlsbad te considered as
one unit for purposes of municipal service provtelon. In addition, non-resld«)tial
developed acreage te converted Into EDU's at a rate of five EDUs p«- sore of office,
oommercial, and industrial uses.^
To estimate future annual operating cosU, the toUl EDUs ottrlbuUbte to futura
development In the project orea are calculated. Then the average current cost per
extetlng EDU within the City te appUed to the EDU figure calculated for the project
area, to produce an estimated annual cost of future service provteion attributable to
the project. Puture ongoing service costs are thus projected on the assumption that
current City service levate wiU be maintained In the future tor both the residential
and non-residential sectors.
The daU used to calculate the current EDU count In the City of Carlstwd is shown in
Table 5. The number of EDUs planned for the project area te shown in Tabie 6.
Multiplying the current city wide cost per EDU for City services (see Table 7) by the
EDU count for the project oreo yields the totol cost estimates indicated In Toble 8.
Librory ond park/recreation services are treated differently beceuse the operating
costs of these services ara not signlflcantly impacted by nonHresidentioI
development. Population te the best Indicator of demand tor these services. The
current overage cost per capiU in Corlsbad te $28.27 for librory service (1982-83
estimated expenditures of $1,046,000 divided by 37,000 persons) and $42.70 for
park/recreation services ($1,580,000 divided by 37,000 persons). These per caplU
omounts are multipUed by 3,860l persons who ore expected to reside in the project
1 Thte conversion rote is widely occepted as a standord for fteoal impact purposes.
Por example, it te used by (1) Association of Bay Area Qovernments (Cost-
Revenue Impact System), and (2) San Diego Associotion ot Qovernments.
1 Computed as the product ot 1,602 planned dweUing units times the current average .
11 t 1
area upon completlm of development. Thus, estimated annual costs for Ubrary end
porks/recreotlon services attributable to fuU development of the project area are
estimated at $109,100 and $164,800, recpectlvely. Total city service costs
attributable to development of the project orea ore estimated at $925,600 ennuoUy,
as Indicated hi Table 8.
TABLE 5
CITY OF CARLSBAD
EXISTINQ EQUIVALENT DWBLUNQ UNTTS (EDUs)
Housli« Units (15,352)
Office, Commercial, and Industrial Development
(5 EDUs per area)
Total 24,582
1 Source: "City of Carlsbad SUttetical DaU." Researeh/Analyste Group, City of
Cortobod, p.2.
2 Source: SANDAG Series VI PreUminory Forecasts; Estimate of 9,230 EDUs te
twsed on 1,846 ocres, which te on interpolation of the 1980 actual non-residentiol
development ocreoge of 1.681 ond the 1990 forecast ot 2,278 acres.
TABLE S
PROJECT AREA
PROJECTED EQUIVALENT DWELUNG UNITS
Housing UniU (1.602)
Commercial (16.9 ocres)
Total
EDUs
85 ITSST
famUy size in Cortebod of 2.41 persons.
Viliiiiliiiii ff 1 11 fl 11 li 11 1 11
I 11 II i i i i I I i i I i J I I I I I I i I i I I I « ! I i
Service
TABLE 7
CITY OP CARLSBAD
CURRENT ANNUAL OPERATING COSTS PER EDU
1982-83
Estimated
Expenditure^
Oenerol Govemment
PoUoe
Fire
Building Deportment
Development Services
Maintenance
Total
$1,520,000
2,787,000
2,034,000
434,000
784,000
1.936.000
$W|55ir
Cost Per
ExtettiMC EDU
$81.83
113.38
82.74
17.68
31.89
386.26 (3I?35
1 Figures taken from 1983-1984 Budget (after manager^ ohaiwes). DoUor omounU rounded to nearest $1,000.
TABLE 8
ESTIMATED ANNUAL CITY SERVICE COSTS ATTRIBUTABLE TO FuU
DEVELOPMENT OF THB PROJECT AREA
Service
Oenerol Government
PoUce
Fire
BuUding Department
Development Services
Maintenance
Library
Porks and Recreotion
ToUl
Coat
$1537300
191,300
139,600
29,800
53.800
133,900
109,100
184.800