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HDP 92-09; ALTA MIRA PARK; Planning Commission
, -'- q - - . 'j• _:-, - - - LIII /77cfl- •\ \\' - ,4'477fr frfzW- qg4'ce5. p/7ic .6J OV41V11- 1 1 7;q C'/,2nV6 /97VtW. Acc,m 7'77,- ?c(57s z- QLf j4LQ l/we #ft m$z. PiW77/ WtTh . *1 ± / IIIII \ \ _lU -77~' a / POTENTIALS AND CONSTRAINTS .ENVIRONMENTAL •VIEWS •CLIMATE ALTA. MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY, MEAD & BENTON () 0 oa 12 18 1 9 Ll L1t8 2a 2b f]fl . 1. COMMUNITY CENTER S 1--- L fl Hi 3 L!L1EII1L 14a h 14b 2. TENNIS FACILITY EllL_ PRELIMINARY BUILDING PROGRAM 1 Y4N/L-/1- a co civL 2 b Jm-n-- 3 41/L77-flh/p.,'VE,Wfl.- 4 A6SZ 5 6 '71 7 ZQWY 8 9 A;77WN 10 7Y'YS :P 11 7-/N 12 A.E/?VY15V/3 13 N/EPA7IO 14 7/V/5X a 41e- b kmn- 15 X'7A'Y 16 17 a7-p,c w,çEp tm fC J15J L 3. RESTROOMS 4. SNACK BAR 5. MAINTENANCE FACILITY DESIGN PROGRAM ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY. MEAD & BENTON 0 . . PRELIMINARY PARK 1 01f,WN1T7 c7/ 2 3 (f)c/a'47<Ti- 4'V 4 (I) t';tA !edhf 3)fv ca CT'e cVMT- 6 7 8 (7)oe ,qc (1) C.'e6 c)'?'7' (J øVC0 ?/Ci"/C' 7o''5 (ffe5 9 scch-,'s , e 46S 10 11 4ft,N/C& c*'t-P/t//YrP 12 P 7cai'i () .0) >-Ui 1 ALTERNATIVE A ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAFILIN GROUP INC. CROSBY. MEAD & BENTON E (110N ;i SECTION 5 ALTERNATIVE A ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA tIlE DIKE F'ARTNKRSIIII' tilE DAIILIN GROUt' INC. CROSBY, MEAD & BENTON . iu -r SECTION 2 SECTk#II . S 40 //,/•.//17 1;/ ' + 92 E : -'-... \•\ (\ \ 1 1.. 7 ( 2 ALTERNATIVE A ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP TIlE DAEILIN GROUP INC. \ CROSBY, MEAD 1 & J3ENTON 0 . S I1iii 101 uiIJi *SiIIUPu_ iirnuii I.i_ • MIME! U IIiLI I HIIIIiIL. _ JIwI. t1iiim'ia 1tóSEE__.!O mim 1G/tYñ1 I. III MIN 4 4 ALTERNATE A ig 10 St1 Z m -3- -3- 4- PRELIMINARY BUILDING PROGRAM 1 a 2I b flmt- 3 4 5'249 5 a/vv 6 '571 7a3,y 8 6mqelgis 9 X'7rV 10 11 W-/N 12 A/7VY,5V, 13 7iWiSi917 14 NN/5cK a ,4fev b 14yne11- ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP IN C. CROSBY, MEAD & BENTON p4TW 7Z.LI6 m' L'TM SECTION S"CO )4/4LLG ELEVATION SCHEME 1 (STUCCO) 54ai . . fl24Z4 AX6 771- 1 11' El A J Ar\ 77I,E f.-1 /J7- /&Zt, NLkS 67UCCO kkA446 PYCA/IC PAWL/v ELEVATION SCHEME 1 iwiav. g'-77tv4c1, 6;45 $4C/< C~~ ELEVATION SCHEME 2 (BLOCK) ZW-9//-/T 4N6Cr p ELEVATION SCHEME 3 (TILT-UP) ELEVATION SCHEME 2 ELEVATION SCHEME 3 • ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP H E DAHLIN GROUP I N C T . ALTERNATE A CROSBY, MEAD & BENTON 4410 Tir ) ON L; mar FA 9 4.. I 'U K-1 r • aw laWl ill (- I "4 - . N PRELIMINARY PARK PROGRAM 1 41&'N,77 Cc/791lNl/Mf 2 \ t (/)7AvM17- c,x',- irz 3 m' - 4 zc ' N c.eo' SSSS'S Ao 5 1c6 (.) czi \ 77-;'-( ' \\ 8\\ () (ii) 9 lOp,a.n Cf3cS) 12 4 ir ALTERNATIVE B ALTA MIRA PARK . CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE D A H L I N GROUP INC. CROSBY, MEAD & BENTON £1- , EB MIRA PARK CARLSBAD, CALIFORNIA I' A R T N E R S H I P I GROUP INC. SAD & BENTON wil . . SECTION 5 Or-%., L. SECTION 3 SECTION 1 SECTION 2 . ALTERNATIVE B ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA rUt3 DIKE PARTNERSIIII' ItE DAIILIN1 GROUP INC. CROSBY, MEAD & BURTON . . . ri PRELIMINARY BUILDING PROGRAM a cu ivt 21 b flfl1- 3 4 c4S5'2 5 6 7 a' 8 9 A'i7' 10 7Y/YX 11 17-A/,V 12 AE/?V/5y/3 13 /W/l91Z 14 7A(N/5 5 a 41e- b I4mn- 'A MIRA PARK ALTERNATE B )F CARLSBAD, CALIFORNIA RE PARTNERSHIP HLIN GROUP INC. MEAD & BENTON . nerW QV6'Ih" SECTION L4I I- --- - ------1 __iL ELEVATION SCHEME 1 . (STUCCO) IL_1! arl _ ELEVATION SCHEME 2 (BLOCK) ALTERNATE B ELEVATION SCHEME 3 (TILT-UP) ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY. MEAD & BENTON . PRELIMINARY PARK PROGRAM 1 Cq7.Ø?4t'N,'77 C/)9WN4S/ 2 3 3iç - 4 c 75'a'- t4cwrep 5 iWca4'r Cl,3E)( - ca 7r.r ( Is 74 Q') CObD ,'yawc (ii) cov A p fl/C,4fC 'cYX12' c) Øvc fc1qc 7ô4'.5 9 ( li77t& 4$ 10 (4c*) 11MeOrtlYMNWC V1eDf(Y6;1>,4'~V 12 C . ALTERNATIVE C ALTA. MIRA PARK CITY OF CARLSBAD, CALIFORNIA TIlE DIKE PARTNERSHIP THE DAULIN GROUP INC. CROSBY, MEAD & BENTON 0 / / 0 ALTERNATIVE C ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAIILIN GROUP IN C. CROSBY. MEAD & BENTON . . . OA.# I IJI SECTION 2 SECTION 3 ALTERNATIVE C ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA IliLi DIKE PARTNDRSIIII' 1. IliE DAILLIN (;RouI' INC. CROSBY. MEAD & ILENTON SECTION 5 I I ALTERNATE C PPER PLAZA LEVEL ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY, MEAD & BENTON PRELIMINARY BUILDING PROGRAM 1 Y4A(/L/A1- a cecthct'nt.vZ 2I b fl'mi- 3 41/L7i-,/ic,wi'j- 4 As52?1 5 6 7 ay 8 9 A7,z7-4V 10 75Y/Y/6 '/O 11 12 13 7NN/6,94Zo 14 a A1ev b I4mi- . . . /.VNf5 7VVM6 ,1l/OiV . SECTION . . ELEVATION SCHEME 1 (STUCCO) PL4Z . . frL- ELEVATION SCHEME 2 (BLOCK) ELEVATION SCHEME 3 (TILT-UP ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE D A H L I N GROUP INC. CROSBY, MEAD & BENTON ALTERNATE C • •. . . .. •. . ... .. . _______ • -----•- • . -. - — .—. .- a14-3o SHT1OF5 1 7 • •:.. ..•. ,.. . • . . SL OLD NEW YR CUT 214 2 ?_ZA .2 21 — I& 7A 20k AaL :!! :2.f1L ,,,•S . . : z cO,I4: ALTAI4IP* IIO. i • - DOC 7-5327 - — 9 C3 SEE 5H12 l.OAC . : - — 2A 4 e SEE sper 4 ALTAMIRASEA VIEW VILLAS_ PHASE ® — - . 4 SEE 51113 — •0 114 G X. 'z° 44 -05 CAMl$,q I SEE -s d.IT . DOC76-84729 ASAMIa VIEW VILLAS IRA-SEA VIEW VILLAS - \ OIC76-84730 • - (1436 04. S(. SPIT S - -=---. ----- . - 97 51 ie p1.4 is fr 7 .44 •J 7 1 bad 1t1 fltfln,, . •*fltls ..4 Ct*t a •.b. Itil.. 1' •.. - be t___Th_•=_ (_____•'\ \/J SHT I ...--.. - - \ SHT2 . •. MAPPED FOR ASSESSMENT • . 0 PURPOSES ONLY • CONDOMINIUM • . MAP 7683 - CARLSBAD TCT NO.72-23 - LOTS -9 M ."ED TOR ASSESSMENT PURPOSES ONLY - %N DIEGO COUNTY ASSE53OI5 N?P ek2IApG30 • 0 sPrTIorS . 21414 Aim :::: :: :: ::: ::: r4400.. _________ • _____________ BOUNDARY RANCUR hAGUA HEDONOê—,, M99710W 2718.72 I 0 I I 30.00AG ."56 AC .3 2 I 40 \ ( I N89134OW Z7V.44 ===E 111A4494 PU 6130 - s37, 53z3-t 28.35 c 06.57 AC. SlitI r. I * Sn k SHtZ LOSAQ __________ ., —i *n..*.W 1 - 2àèd. __• • — 1 (AMINO DE LAS ONDAS' Z7244+ _2S al BATIQUITOS DR.' \ \ 35 52 52 Il rect,th:,nwn,snlibthtVIY • SFIr3 SHY I SHY 2 SHI I 144 7304' 7332 POI REVERSION TO ACREAGE OF A PORTION 0 OF LA QSTA.IL)ONS UNIT NO 1 POR SEC 21 - T12$-R1 • . . .- - LS 339, ROS 8529, 9812 1 120%q.. £a4rnTy £ASFSSOIS MAP $1 210PG 14MAPPGD FOG A$31SNTPUPPOU% ONLY .. - 743 70 (c C SHT 2 s4 © 14YSXD 44.95 • I ThL. pItt I. 1tt y .4* p S..* 7 • .... tit. t• I' h.t.e .- - I nfl. the C0e0 • •fiflht net •t rt3.1. Senn. f - MAPPED FO ASSESSMENT PURPOSES ONLY CONDOMINIUM MAP 7683 - CARLSBAD TCT NO. 72-23 - LOTS 1-9 I*mP?tD FOR ASSESSMENT PURPOSES ONLY N DIEGO COUNTY A53E3301S MP $2IapG3O siir I or 9 I—. This p t.od of _is %V reot, the Co. no nsnnes no lih4ity for any 53 00011rin? rIcnn of reltnncr thetron.' 5H13 SHTI SH7 2 SHTI 4A 7302 —POP REVERSION TO ACREAGE OF A PORTION OF LA CO$T8.J0OtNS UNIT N07 1 - - POR SEC 21 T12$-R4 COONTY £HF%301S P 59 21 Pc aPPcO PCI - LS 339k ROS 8529, 9812 ,I2O6 F Iok C it v Ca rlsbad' OU R. I F F F n I MASTER PLAN REPORT I I 111 I I I L Ii I H H alta mira park . ............. MASTER PLAN REPORT Prepared for CITY OF CARLSBAD by The Dike Partnership, Inc. in association with Dahlin Group, Inc. Crosby Mead Benton & Associates RWR Pascoe Engineering, Inc. AC! Geocon, Inc. McCulley Design Group June 1992 I I I I I I I I I I I I I I I I I I I Table of Contents SECTION TITLE PAGE Introduction 1 Executive Summary 3 Existing Conditions 7 Initial Conceptual Development 10 Alternative A Initial Conceptual Development 11 Alternative B Initial Conceptual Development 12 Alternative C Technical Plans 13 Alternatives Al & A2 Architecture Concept 18 Landscape Planting Concept 28 Engineering Concept 32 Lighting Concept 36 Graphic Concept 40 Construction Phasing & Development Budget 47 Acknowledgements 48 I I I I 1 I I 1 1 I I I I I I I I 1 I List of Exhibits TITLE PAGE Illustrative Plan Al 5 Illustrative Plan A2 6 Environmental Analysis 8 Topography/Circulation Analysis 8 Engineering Factors 9 Alternative A 10 Alternative B 11 Alternative C 12 Technical Plan Al 14 Sections Alternative Al 15 Technical Plan Al 16 Sections Alternative A2 17 Community Center/Gymnasium/Tennis Complex Plan Al 21 Community Center/Gymnasium/Tennis Complex Elevations Al 22 Community Center/Gymnasium/Tennis Complex Plan A2 23 Community Center/Gymnasium/Tennis Complex Elevations A2 24 Landscape Concept Al & A2 29 Utilities Concept Al & A2 34 Grading Concept Al & A2 35 Lighting Concept Al & A2 39 I I I I I I I I I I 1 I I I 1 I I I I I Alta Mira Park - Introduction I Responding to the Parks and Recreation Element of the Carlsbad General Plan, and the City's Growth Management Program, the City acquired 42 acres of land in the southwest quadrant of the City. The Parks and Recreation Element indicates that the ' City is divided into segments or four quadrants. It was intended that this site be utilized for the community level park serving the citizens of the southwest quadrant of Carlsbad. I The proposed facilities within the park adhere to the City's community park concept of providing a balance of organized outdoor sport activity areas, indoor sports, meeting facilities, and passive outdoor open space serving both youth and adult I activity needs. In addition, the park program was developed to meet the facility standards adopted by the Park and Recreation Commission. The park is intended to become a major public amenity not only serving the community's recreation needs ' but also contributing to the cultural and social requirements as well. This Master Plan Report is a recording of the design process and the documentation I of the recommended design alternatives for the ultimate development of Alta Mira Park. The Master Plan development is the result of planning and collaboration over a six month period between the Consultant Team and key City staff members from Municipal Projects, Parks and Recreation, and the Planning Department. In addition, I the Parks and Recreation Commission was involved in the design process at several points during the work effort, including a two day field trip with the Consultant Team to observe similar facilities. The public at large had the opportunity to review I progress and provide input during an open house atttended by approximately 200 citizens and also during subsequent Commission meetings. I I I A project workbook was developed during the design process, and contains technical reports including water demand analysis, geotechnical report, agronomic study, I lighting analysis, biological resources technical report and statements of probable construction cost. In addition, the workbook contains on-going project communication in the form of meeting notes, memos, and transmittals as well as I documentation relating to the workshop and other agency meetings. Twelve meetings between City staff and the Consultant Team were held during the design process beginning with the analysis of the existing site through program clarification to I preparation of the Master Plan document. This report contains two final alternative plans and discusses them in detail. It is anticipated that the Carlsbad City Council will review the relative merits of each and I select one of the plans to ultimately be constructed and enjoyed by Carlsbad's citizens. It is anticipated that the project will be built in phases over a period of approximately 1 10 years. The precise configuration of the ultimate phasing program has yet to be determined but will be addressed through the City's Capital Improvement Program. A generalized phasing program is enclosed herein. I I I I I I I 1 I I 1 2 I I Executive Summary I The initial stages of the design process for Alta Mira Park included the development of three alternative plans: A, B and C. Fundamental to the development of the design alternatives was the premise that Alta Mira Park was to be a special place for the I community. A place that not only provides for active sport and recreation, but also for family activities and passive uses, and most importantly a place that will serve as a primary public amenity for the surrounding neighbors and the City. Alternatives A and B followed the basic facilities program that was developed by the City, I balancing active organized sports fields and courts with use areas that provided for passive or unprogrammed recreation activities. Alternative C provided an additional softball/youth baseball sized field which in turn reduced the more passive use areas. Architecturally, Alternatives A and B utilized one story gymnasium/community building plans; one with a detached meeting and classroom building, that together with the tennis club form a cluster of small buildings; and one that combines the uses into one building. Alternative C explores the potential use of a two story gymnasium/ community center building utilizing the sloping site to create a more efficient, smaller architectural mass and building footprint. These alternative plans and support documents were reviewed by the design team (Consultants and City staff) and presented to the public during an Open House (3/11/92) which solicited questions and critical input in both verbal and written form. An analysis of the comments in combination with the design team concensus regarding operation and program elements in the selection of Alternative A, but utilizing the advantages of a two story gymnasium/community center building (formerly found only in Alternative Q. Further design team evaluation resulted in the refinement of Alternative A into Alternatives Al and A2. Plans Al and A2 each follow a fundamental concept in which the park's active playfields, game courts, vehicular circulation and parking hug the park's outer edges providing for a major internal open space greenbelt running east/west and opening to the environmentally sensitive natural drainage course and slope area to the west, as noted below. ri All II i I. Jr 79 ' .. 11Th A- AOR- I I I I I I I I I L LI I 17 The primary difference between Al and A2 is that A2 has an additional softball/youth baseball sized field which creates a more compact relationship with the remaining park facilities. The central "open lawn" area remains approximately the same size and configuration (see table below) and will welcome passive activities such as picnic, walking, kite flying or an occasional programmed concert in the amphitheater areas. This central space opens to the approximately 9 acres of natural open space which defines the west edge of the park. The city-wide trail follows this environmental corridor and will provide pedestrian access to the park's activities. Park Areas Acreages Park Element Al A2 Natural Open Space 9.0 Acres 9.0 Acres Central Open Space 6.2 Acres 5.1 Acres Soccer/Football 4.4 Acres 4.4 Acres Softball/Baseball 6.5 Acres 8.9 Acres Tennis 3.5 Acres 2.8 Acres Parking/Roads 5.8 Acres 5.6 Acres Buildings, Plazas 2.2 Acres 1.6 Acres Miscellaneous Park 4.4 Acres 4.6 Acres & Landscape Area TOTAL 42.0 Acres 42.0 Acres In each alternative, the park becomes internally oriented yet is well buffered from future neighbors with auto circulation and parking at the edges and active and passive pedestrian uses more centralized along the open lawn area. The cars are conveniently located, yet become subordinated to the pedestrian activity of the park. Pedestrian access is available from adjacent future neighborhoods at several locations. The heart of both solutions and a key component of the overall concept is the central cluster of the community center/gymnasium/tennis center buildings and their respective plazas and open spaces. A park visitor will arrive at the park and experience views to a central plaza with the sports fields and open space beyond. This plaza will become a flexible space that can accommodate small numbers of people yet work well with the large numbers of people attending a tennis tournament, for example. And with its dramatic location overlooking the park, the plazas and the building complex will become an important and well used space for recreational, social and cultural events within the community of Carlsbad. There will be public art integrated with the park design that will be developed and reviewed within a separate public review process. Illustrative Plans delineating Alternatives Al and A2 follow: I I L I I U I U U U I I E I L I U LI AL- -- Alt I • •:&f-' ' - T••__ U... Pp ie :• / . • 04 lk tw — I Ii I. R. i;: ._____1 —i -; lj Ego Old p 41f— p I 'H I;g 'a !ii Ft p r i• p p. \ I loft , - AMID- 4 PRELIMINARY PARK PROGRAM 2 '. 2b 1D fSGcrr$ 5'r 3 fl,4-flYEL2 1/°Z-( ( 3a Q) r cEi$, 3b() i TTAAS6A'-- flEL -1 -' ? f r E'- q6fl'77AG 4 OZ''-. CQ'1Px 9c fY -20 X4O \\\\ ecq7C C4 ) Cy6 4c (i) eNC,65 fr- Li# 5 lf^vcc6l4r ic 6 6b (s-) b- 7 55yV \ \ 7a() 7bQ5)c es/. \\, 7c1.)f ' H 8I a () ,- r L 8c ) cV II 9 rW6G do P 9cC/),414/N7'AI.I I 10 mw too 4_ 7PP- CaMfl.r I I I I I I 1 I I I 1 I I I I I I I I IIIII - I Ir U f! !!J •1' j m6w ( ,o 0 /C0120 /4'G J) ILLUSTRATIVE PLAN A2 ALTA MIRA PARK CITY OF CARLSBAI). CAI.IF()RNI\ III t)IKF F'ARINlRSIIII' FIlE I)AFILIN EROIJI - ' INC. (ROSBY. MEAD & I3ENIDN I Existing Conditions I The Alta Mira Park site is strategically located within the southwest quadrant of the City. Existing Paseo del Norte on the west offers excellent views of the park and potential pedestrian access. Future Hidden Valley Road on the east boundary will I provide vehicular access. Surrounding land use is planned to be primarily residential and an elementary school could potentially be located south of the park site. 1 I LI I I I .1 - ircyi- i.irn'( Ti 4774'C',71 MJ'*$/. Nrr•.. I I The overall park site is 42 acres in size, but the approximately 9 acres of slope and natural drainage course area on the west edge are environmentally sensitive and cannot be developed without offsite mitigation. The remaining 33 acres are useable for park development and are currently in agricultural use. The land form slopes, in I general, from east to west (6% to 10%) with site drainage provided by three dissecting tributaries running east and west to the natural drainage course located in the northwest portion of the property which then drains to the north. A severe I embankment is present along the Paseo del Norte right-of-way with a total slope height of approximately 45 feet. The following exhibits provide ditigrammatic analysis of the existing site conditions I including environmental, topographic, circulation and engineering considerations. I I I 1 7 I I I 1 1 I I I I I 1 I I I I 1 I I I - ! )c 41 vp Kew- >\•: wt$ ,mve c G mc • IS [I (1) ENVIRONMENTAL ANALYSIS 8 I I I I I I I I I 1 I I I I I I I I I 0 M A It 00 1000 I I rj NA4• I/- (D ENGINEERING FACTORS 9 I Initial Conceptual Development - Alternative A I The original Alternative A, from which the final preferred plans are derived, utilizes a central open lawn around which the more active bailfields, game courts and park buildings are located. This more passive informal space is the park's organizing I element and will link the Community Center/Gymnasium/Tennis activity area with the natural open space to the west. This open lawn will recall a natural gentle swale, visually implying that the park flows west to the natural open space area. I Roads, parking and the more active ballfields and courts are located along the park's edge to enhance the size and function of the internal open space. To mitigate neighbors views to the park, the north and south boundaries will have strong I landscape buffer plantings. The major buildings are located at the easterly edge and high point of the park. This will not only allow a gravity sewer system, but, more importantly, locates the major buildings closer to the major park entry emphasizing the visibility of the park as a community amenity. This compact arrangement of park buildings creates a strong central organization yet accentuates the open and more passive landscape character. I U F I U I 1 I I 1 10 Initial Conceptual Development - Alternative B Alternative B utilizes precisely the same program elements as Alternative A but emphasizes the park's role as an active play park with focus on bailfields and court game activity arranged closely with the central Community Center/Gymnasium/Tennis complex. The park is a series of terraces with the major buildings and tennis facilities at the upper level and the balifields at mid-level. The passive open space areas are located adjacent to yet slightly separated from the natural open space which would remain undeveloped. The parking and roads remain at the edges of the park to emphasize the pedestrian quality and internal focus. The plan utilizes a strong geometry to create visual interest and efficiency. This feature softens the park edges creating pockets of landscape and/or passive use areas. 1- ALTERNATIVE B 11 I 1 I 1 I I 1 I I I I I I I I I I I I Iii Initial Conceptual Development - Alternative C I Alternative C is similar to Alternative B in that it emphasizes the active bailfields and play fields. Plan C adds a softball/youth baseball sized field and a large open field for soccer or football. There is very little open space remaining for casual or passive i activity. This plan, unlike the others, utilizes a two level Community Center/Gymnasium I building. This affords a less massive building in elevation (particularly from the east) and a smaller building footprint, yet provides for more efficiency in terms of operations and observation within the building itself. L I [ I I 1 Ii I I I I U I H 1 12 I Technical Plans - Alternatives Al and A2 I As previously noted, through the consensus of City staff, consultants and the public, alternative site plans B and C where eliminated from consideration, while Plan A was further refined into Alternatives Al and A2. I The technical plans that follow illustrate the location, size and quantity of the various park elements. Also shown are the proposed and existing grading contours. In addition cross sections are provided that further illustrate the relationships and I character of the various park elements. The following summary identifies the proposed park program for Alternatives Al and A2. The numbering system refers to the legend key on the technical plans on the I following pages. The preliminary park program is identical for Alternatives Al and A2 with the exception of Items 3b and 10. Alternatives Al & A2 Preliminary Park Program 6. Tot Lot I 6a (1) 2-5 year play 1. Community Center/Gymnasium; elements 22,500 sq. ft. 6b (2) 6-9 year play elements 2.2. Tennis Complex 2a Clubhouse; 3,000 sq. ft. 7. Passive Area 2b (1) Tournament Court 7a (2) Covered Picnic I Lighted Shelters or Structures 2c (10) Tennis Courts 30' x 50' Lighted 7b (15) Picnic Tables/BBQ I 2d (1) Warm Up Wall 7c (2) Horseshoe Pits 3. Bailfield Complex 8. Miscellaneous Activities I 3a (1) Baseball field 350', 380', 400', 200 seat 8a (2) Golf Tee Off Cages 8b (2) Batting Cages bleachers, field lighting 8c (1) Sand Volleyball 3b (1) Alt. Al/(2) Alt. A2 Court I Baseball/Softball field 9. Support Buildings 275', 100 seat bleachers, 9a (2) Restrooms field lighting 9b (1) Snack Bar/Restroom 9c (1) Maintenance I 4. Soccer Complex 4a (1) Adult Soccer Field 10. Parking Al 225' x 360' lighted 391 Total I 4b (2) Overlapping Youth 97 Compact 8'x 15' Soccer Fields 190' x 286 Standard 8.5'x 20' 310' lighted 8 Handicap 8.5'x 4c (1) Enclosed Soccer 20' w/5' aisles I Field lighted Parking A2 412 Total 5. Hardcourt Complex 100 Compact 8'x 15' I 5a (4) Half Court 300 Standard 8.5'x 20' Basketball, lighted 12 Handicap 8.5'x 20' w/5' aisles 1 13 _ \\ EZ I 4c 0 PRELIMINARY PARK PROGRAM 1 G41,T(Nf77 7A / / #) 7rVNf.5 41fl( 2a 2bCf) 7''A'1V7 .'/7 Hf-,'7W 3 5&Ar fL 1óft71tv 3b(l) i°fl77 A- ,'EL ;q5-' t' r UC'$, q6fl#77Ae 4 61?LX 4a rC 4c (i) 5 m'cr (ff ccq'T 6 a 7 () T; 'r/-, It 1V7 6b ( b- 7 I,,v 7a (2,) C c I mOe) C'%'tC 9/D 7c) pc9g 8 '"' Ba (ø) 1" t I, SbC3) 77W9 OdOeS Sc (') cW/ &(Y0U- 9 ftø'V6 9c(f)4$%W7VAfy 10 _ gcço 0 t rQ. 5c,o WI IF OWL "'I I I \fl 3b/li \ I \ \ \\\ 3a \\\\ h1 LLJJi! _ I I TECHNICAL PLAN Al ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY. MEAD & BENTON SECTION 2 1 -r~/V/s 0 OP SECTION 1 OP,-IV SAQ \L/Nt \ 44- tV/S 00U1\7-S' SECTION 4 SECTION 5 ALTERNATIVE Al ALTA MIRA PARK c-o '1 SECTION 6 (III 0!: (:ARLsUAI), (,\!HRNIA ) I ) I I I \ I; ) I lS I I N I (I'IFII I \II I_ I' ( ( I I . (KUSI),. ?II,\I) & flINI()N siw-1' -- iiH.IIfII iIIPiIMuII,IIi..iI1 IliuiIt wi1:ijI 1 ri1 , --jr IIiiIII 'ii Jill I i IIit 16,7 ME K 61 NIII III-i1 0 4c • •S H 0 PRELIMINARY PARK PROGRAM 1 G441Ii1(/N177' / ' 7'VN/5 Cwx 2a 2b (') 7Z',Vr ca+r h'6'i'7 1O S9cS j6tr, 3 4ff6.-O flI-s?( 3a 7) tM'v' 56A4L4- F1 3 .: X r cci'S, 3b(') TTA4SEA-(- fl6ipp co r ii66O 4 4a (7) 9c' PV 5X4O 4b((4,ayDfl 7ce 4c () NC4050 17) 5 cc c I q r Caw )c (9) 77_ " a ( 7_ I) 5- 7 7a () 7' 'c' mQc) mcM 7c) 8 8a () 09- 4iAJAS &AMA16 CASCS 8c (j.) VO 9 frrW66 9c(f)(64fN7*1,A/yt8 10 mv 4S 7WfrS- too c,nc.r øc gs-,co 55c10 w/s oI 4 0 uJ -J -J 4 > z w 0 0 ud It too w 40 T TECHNICAL PLAN A2 ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA THE DIKE PARTNERSHIP THE DAHLIN GROUP INC. CROSBY, MEAD & BENTON f, 0 1 '- 10 2 SECTION 1 r,v,V(5 C2 W / SECTION 2 SECTION 3 SECTION 4 ALTERNATIVE A2 ALTA MIRA PARK CITY OF CARLSRAD, CALIFORNIA 11th I)IKh l'Al(TNIRShhhI Thth h)AhII.IN (hbl INC C R () S It V M N A I) & B N N I U N c9tth c SECTION 5 I I Architecture Concept I Design Concept The design concept for the architecture at Alta Mira Park has been developed to create structures that reflect the special characteristics of the site and take advantage I of the unique topography and views. The buildings have been designed to be low maintenance and functional yet have a special style and character that reflects a non- institutional, human scale. The architectural theme and imagery was developed to reflect a coordinated design effort between architecture, landscape architecture and site design, combining traditional materials and details into a contemporary style that will blend with the I overall landscape concept for the park. The relationship of each structure will be coordinated with landscape design through the use of trellis structures, vines and special tree placements. Walls and planting areas will extend the structures into the I landscape. Character I The architectural vocabulary for all the structures will consist of concrete block, metal standing seam roof and metal doors and windows. The concrete block will be used in a variety of patterns and courses and include accents of glass block, grill work and I perhaps bas-relief insets at special locations such as entries. Colors will consist primarily of shades of warm earth tones to blend with the landscape and brighter colors to accent entries and special features. The metal roof will be of a grey green I color to echo the surrounding foliage and the doors and windows will have brighter accent colors to recall images of the flower fields. I All structures have been designed to maximize the integration of indoors and outdoors through use of courtyards, patios and entry forecourts. In addition, special glazing elements such as skylights, clerestory windows, glass block and view windows will I be used to provide natural light and ventilation. Program The architectural program for Alta Mira Park consists of five building types: Building Approx. Size I . Community Center and Gymnasium 22,500 sf • Tennis Complex 2,800 sf • Maintenance Facility 1,250 sf • Snack Bar/Restroom 875 sf I • Restroom (2) 450 sf (each) The design program and functional relationship are the result of numerous meetings I and discussions with the Consultant Team, City staff, members of the Parks and Recreation Commission and the public at large and included visits to comparable facilities. I The following pages describe these facilities in more detail. V 1 18 Community Center Gymnasium The community center and gymnasium is intended to be a multi-function building for sports, community meetings and special functions. It is located adjacent to the main plaza and park entry. The structure consists of two levels. The primary entrance is on the northern side of the structure through glass doors into a main lobby/display area with an overlook of the gymnasium. Gymnasium Overlook Entry Li I I Li ri I I I 1±] I I I I I I I I ea SECTION A-A The upper level contains the main entry, reception and offices, restrooms and lobby, two classrooms and a multi-purpose room with a small kitchen. Through use of movable walls, the multi-purpose room and classes can be combined into one larger assembly area to accommodate 200 persons for larger gatherings. A courtyard on the eastern edge of the classrooms defined by a 6' high wall will provide additional outdoor space for special functions. A stair tower provides primary access to the lower level. It is supplemented with an elevator for handicapped access, service and deliveries. Patio Classrooms Stairway SECTION B-B The lower level contains the multi-use indoor court area for basketball, volley ball and badminton. Showers are provided for men and women as well as additional restrooms facilities, mechanical space, storage and an equipment check area. Also provided on this level is an open multi-functional space for special activities such as ping pong, after school activities and staging for major sports events to be held in the gymnasium area. I I 19 Tennis Complex The main entry to the Tennis Complex is located across from the Community Center Gymnasium and is to be built on one level. It contains a Pro Shop and court check in/control area, a lounge and an area for changing with restrooms for men and women. The facilities are organized around an outdoor lounge. Indoor Lounge Outdoor Lounge Tennis Overlook SECTION C-C As part of the complex, a special tennis overlook is to be provided between the stadium court and the first tennis court to the west. The purpose of this area is to provide shade and "socializing" space for those who are waiting to play. Stadium Court Outdoor Lounge Tennis Overlook SECTION D-D Alternatives Al and A2 have the same building plan for the Community Center/Gymnasium building. The Tennis Complex for both Alternatives has the same program elements with slightly different plan configurations. The following figures provide plan enlargements and sections for Al/A2 architectural. PA I I I I I I I I I I I I I I I I I I I I I I I I 1 I $ I I I I I I I I I I I j/ PRELIMINARY BUILDING PROGRAM I a 2 a A1,., I, fim- 3 4 5 6 7 8 5VE 9 71V 10 7'''6 6M II L2 13 'L7 14 nm • H '1 8 I 2b ILJJ i LOWER PLAZA LEVEL (T / i1 J I 4b 1 B I UPPER PLAZA LEVEL. ALTERNATE Al COMMUNITY CENTER/GYMNASIUM AND TENNIS COMPLEX TENNIS CLUB & GYMNASIUM PARK ELEVATION AlAOWAY TENNIS CLUB SOUTH ELEVATION TENNIS CLUB NORTH ELEVATION vy GYMNASIUM NORTH ELEVATION GYMNASIUM SOUTH ELEVATION ALTERNATIVE Al ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA TIlE DIKE I'ARTNERSIIIP LIN AD OUP INC. BE I I I I I I I I I I I I I I I I I 1 11111 - dflflWJIu_;j man IIUuIUuuII'4I''1 - I '4 1_ I TENNIS CLUB & GYMNASIUM STREET ELEVATION WO PRELIMINARY BUILDING PROGRAM I G- a 2 a b 3 AlIt Ti W1- 4 C.iI 6 7 7 49l' 8 9t* 9 10 TWV5 II 12 13 iW'V II h #Tfliit- LI] flW[[H 2A 8 4-Eii n ti:— -. -I•-•-----I- - i 9 LOWER PLAZA LEVEL C rU 3 (l C)) ) 12 b lbtHT : 6 111 LL UPPER PLAZA LEVEL ALTERNATE A2 COMMUNITY CENTER/GYMNASIUM AND TENNIS COMPLEX I I I I I I I I I I I I I I I I I I I aEzJl4y TENNIS CLUB - SOUTH ELEVATION GYMNASIUM - NORTH ELEVATION TENNIS CLUB & GYMNASIUM - STREET ELEVATION lic m4V )$1 4W 7W - -F TENNIS CLUB NORTH ELEVATION PL4V GYMNASIUM SOUTH ELEVATION I I I I I I I I •1 I I I I I I I I I I ALTERNATIVE A2 TENNIS CLUB & GYMNASIUM PARK ELEVATION ALTA MIRA PARK CITY OF CARLSBAD, CALIFORNIA IlE DIKE I'ARTNERSIIII' 'FIlE DAIILIN GROUP INC. CROSIIY, MEAl) & LIENTON Snack Bar/Restrooms The snack bar/restroom building will consist of an area for preparation of food and beverages and an adjacent restroom. The snack bar portion will be used primarily on those occasions where there are major events of league play. Adjacent to the snack bar area will be a restroom facility for men and women. Trellis Snack Bar \ \ Trash Restrooms F-~~ MEMS-1 WEST ELEVATION NORTH ELEVATION 25 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Maintenance Facility The maintenance facility will include space for an office, restroom and shower area and storage. In addition there will be an enclosed and covered area for storage of equipment, supplies and tools. The yard area will be enclosed by a block wall and include area for parking spaces, pipe storage and bins for various soil amendments. Covered Storage - ~=R EAST ELEVATION i4IIIIII SOUTH ELEVATION 26 I I I I I I I I I I I I I I I I I I I Restrooms Two additional restroom facilities will be located within the park as shown on Technical Plans Al and A2. Each will contain space for men's and women's toilets, sinks and changing tables for diapers. A drinking fountain will also be located with each facility. nrrmnr - PLAN LEFT ELEVATION - FRONT ELEVATION Conclusion Subsequent design phases will refine the concepts in more detail and coordinate the details with budgets for construction and maintenance to produce a complex of buildings that expresses Carlsbad's commitment to design excellence and value. 27 TRPT TI( I Landscape Planting Concept I Plant Material Zones Alta Mira Park will consist of several landscape zones. These include project entry and main plaza zone, a central passive zone, balifleld backdrop zone, parking area I zone, project edge zone, and native open space transitional zone. I The project entry at Hidden Valley Road is defined by a structured planting of tall deciduous groves on a landscaped berm contrasting the informal evergreen project edges and providing seasonal interest. A main plaza area between the tennis clubhouse and gymnasium will have shady tree bosques to sit under and provide separation from parking areas. As this is a key identity and use area, the plan will I include the use of massive color display of plantings reminiscent of the agricultural heritage of the site and region. I The central passive zone will recall the native topography with a wide open lawn swale which leads to the natural drainage course. The swale and ground plane will consist of open turf with deciduous and evergreen groves along the edges to extend I the riparian theme and provide shade at picnic areas. The visual breakdown of the overall park scale and separation between balhfields will occur through level changes of thickly landscaped slopes. These slopes will consist I of evergreen tree grove plantings with a ground plane of turf or ground cover. I Parking areas will be shaded and identified by evergreen canopy trees. The park's north and south edges are adjacent to the proposed residential projects. The proposed planting, informal tree masses with understory of shrubs and groundcover, will provide a buffer that will screen out views of parking and I balifields. I A transitional zone will occur between the existing native plantings at the natural drainage course and the ornamental planting of the park. This zone will be slope plantings of a visual character similar to areas of coastal sage habitat. Transitional areas also occur at the west edge of the developed park adjacent to Paseo del Norte. I This area will be enhanced by the removal of ornamental plants and the installation of native plants. I Water Requirements Conservation of water will be a critical objective in all of the landscape areas. Soil I amendments and preparation, plant and turf selection, irrigation design and programming will be optimized to insure water conservation. Alternative irrigation water sources for irrigation, such as on-site wells and recycling of on-site storm runoff and drainage water, have been considered during the design process. It has I been determined that the entire site will be irrigated ultimately with reclaimed water and be controlled electronically through a central master irrigation controller. Irrigation design will allow for satellite control units connected by a communication I cable with provision for a phone link to the City maintenance facility. Moisture sensors and rainguard equipment will be utilized to insure that the proper amount of water is being efficiently applied to all planting areas. I 1 28 I I I I I I I I I I I I I I I I I ' 1 -q Wsm MIR lull — PROJECr EDGE LANDSCAPE PARFJNG LOT LANDSCAPE NAlIVE0PrNSPACF PLAZA LANDSCAPE LANDSCAPE LANDSCAPE CONCEPT Al I 29 Plant Palette Project Entry and Main Plaza Trees I I I 1 I I I I I I I 1 I I I I I I I Platanus acerifolia/London Plane Tree Liriodendron tulipifera/rulip Tree Liquidambar styraciflua/American Sweet Gum Jacaranda acutifolia/Jacaranda Pyrus calleryana bradfordii/Bradford Pear Shrubs Xylosma congestum Raphiolepis indica/Indian Hawthorne Trachelospermum jasminoides/Star Jasmine Pittosporum tobira/\Vheeler's Dwarf Agapanthus africanus/Lily of the Nile Ligustrum japonicum texanumJTexas Privet Central Passive Zone Trees Platanus racemosa/Califomia Sycamore Salix babylonica/Weeping Willow Cinnamomum camphora/Camphor Tree Ficus macrophylla/Moreton Bay Fig Shrubs Xylosma congestum Acacia redolens/Prosirate Acacia Raphiolepis indica/Indian Hawthorne Lantana montevidensis Balifleld Backdrop Trees Eucalyptus maculata/Spotted Gum Eucalyptus nicholii/Nichol's Willow-Leafed Peppermint Deciduous Canopy Deciduous Canopy Pyramidal Deciduous Flowering Deciduous Canopy Midsize Flowering Deciduous Background Background Sub-Shrub Sub-Shrub Accent Hedge Deciduous Low Branching Deciduous Weeping Character Evergreen Canopy Large Specimen Evergreen Background Spreader Background Spreader Evergreen Vertical Evergreen Vertical 30 I I Shrubs I Lantana montevidensis/N.C.N. Spreader Acacia redolens/Prostrate Acacia Spreader I Parking Area Trees I Cupaniopsis anacardioides/Carrot Wood Evergreen Canopy Podocarpus gracilior/Férn Pine Evergreen Canopy I Shrubs Raphiolepis indica/Indian Hawthorne Background I Ligustrum japonicum texanum/Texas Privet Trachelospermum jasminoides/Star Jasmine Hedge Sub-Shrub Agapanthus africanus/Lily of the Nile Accent I North and South Project Edge Trees I Pinus eldarica/Mondel Pine Screen Eucalyptus nicholii/Nichols Willow Leafed Peppermint Evergreen Vertical I Shrubs Pittosporum tobira/Wheeler's Dwarf Sub-Shrub I Raphiolepis indica/Indian Hawthorne Background Feijoa sellowiana/Pineapple Guava Background I Photinia fraseri,N.C.N. Background Transition Zone I Trees Salix babylonica/Weeping Willow Deciduous Weeping Character I Platanus racemosa/California Sycamore Deciduous Low Branching Shrubs I Artemisia califomica/California Sagebrush Sub-Shrub Salvia mellipera/Black Sage Sub-Shrub Eriogonum fasciculatum/California Buckwheat Large Baccharis sarothroidesfDesert Broom Sub-Shrub I Baccharis pilularis/Coyote Brush Sub-Shrub Rhus integrifolia/Lemonade Berry Large Heteromeles arbutifolia/Toyon Large Shrub/Small Tree I I 31 Engineering Concept Access The only vehicular access to the park will be provided by the future Hidden Valley Road which will be centered on the eastern property line of the park. This road will connect the park with Camino de las Ondas and, ultimately, Palomar Airport Road. As part of the park project, the road will be built by the City from Camino de las Ondas to the park entry. The City will be fully reimbursed through a reimbursement agreement with the adjacent property owners. An emergency access way will be designated for midway along the north property line. The actual design and cost to install the access will be born by the developer(s) to the north. Pedestrian access will be provided from Paseo del Norte with a small set of stairs across the natural open space area. Within the same open space is a segment of the proposed city-wide trail system also providing pedestrian access. Hidden Valley Road will provide additional pedestrian linkages from the future development around the park as well as openings along the edge of those developments. Utilities Due to the low elevations of the site, the restroom buildings will not be sited high enough to be served by gravity to the existing 8" sewer in Caminito Estrada at Paseo Del Norte. A temporary sewer pump station will be required until future gravity sewers in Hidden Valley Road are completed or other suitable outlets are available to the site. The potable water will be supplied by a looped water system through the site from the proposed 12" water main in Hidden Valley Road. When the future Hidden Valley Road is extended northerly to Palomar Airport Road, connection to the future water main in Hidden Valley Road and the existing 16" water main in Palomar Airport Road will create a more desirable looped water system for the park. A reclaimed water main will be constructed on-site and be utilized for the park irrigation system using domestic water until reclaimed water is available to the site from the Encina Water Pollution Control Facility in the City of Carlsbad. The sewer, water and reclaimed water will be designed and constructed to the ultimate location with temporary connections to interim sources as needed. Storm runoff from the playing fields and open space areas will drain toward the natural drainage course with the use of open turf swales. Storm runoff from parking lots, streets and hard courts will drain toward infiltration trenches and grease traps to remove pollutants before entering the natural drainage course via the storm drain system. Areas not surface drained will be drained through storm drain pipes. Grading The existing land form slopes, in general, from east to west with site drainage provided by three dissecting tributaries running east and west to the natural drainage course located in the westerly portion of the site which then drains to the north. The area west of the natural drainage course consists of a severe embankment slope along Paseo Del Norte and is classified as an environmentally sensitive area due to the existing riparian and coastal sage scrub habitats. The elevation of the proposed Hidden Valley Road, the limit of the environmentally sensitive area to the west and existing grading at the boundary to the north and south have been considered during I I I I I I I I I I I 1 I I I I I L I I 32 Li the preliminary grading and layout design of parking areas and playing fields for the park. The proposed grading, in general, will be terraced between bailfields and I buildings from east to west. Grading will be limited to the east side of the natural drainage course without creating any environmental impact to the west. By utilizing playing fields and open spaces as on-site detention basins, proposed grading will not I create any adverse impact downstream of the natural drainage course. The grading is designed to balance cut and fill on site with no offsite export of ' material required. On the following pages are the utilities and grading exhibits for Alternatives Al and i A2. F I I I I I 1 I I I L I 1 33 I I I I I I I I I I I I I I I I I I I FORCE MAIN 10 EX. 8" SEWER CAMINFTO ESTRADA FORCE MAIN TO EX 8" SEWER CAMINIIO ESTEADA FUTURE SEWER TO \fl j S)WLS lINE WATER LINE (POTABLE) . rORcEMAIN PUMP STATION SEWER LINE FOR CONNECTION FUTURE—.—CI— S1ORM DRAIN UTILITIES CONCEPT A2 FUTURE SEWER TO McREYNOLDS SEWER LINE WATERLINE (POTABLE) FORCE MAIN PUMPSTATION SEWER LINE FOR FUTURE "-4---C}--- SlORM DRAIN CONNECTION (E) UTILITIES CONCEPT Al 34 GRADING CONCEPT Al I I I I 1 I I I I 1 I I I I I I I I I - 35 Lighting Concept A hierarchy of lighting is established for the different zones throughout the park. The light fixtures increase in intensity and scale from the soft uplighting of project identification sign and trees by ground-mounted fixtures through the most intense lighting by tall pole mounted fixtures at athletic fields. All fixtures will be high intensity discharge type for maximum lamp life and illumination. The light source will be concealed from direct view whenever possible. The following descriptions summarize the performance characteristics of the lighting for each zone. Tree and Project Identification Uplighting Major entry and main plaza tree bosques as well as project signage will be illuminated by weatherproof up-lighting. I I I I I I Path Lighting Primary walkways will be lit with path lights evenly spaced. Secondary walkways will be illuminated on the basis of walking from light source to light source. Structure Exterior Lighting Building or trellis mounted down lighting will illuminate the areas adjacent to the park buildings. El i I I I] I I I I I [1 I I Post Top Theme Lighting This fixture will make the transition from vehicular scale lighting to pedestrian area lighting. The fixtures will relate to the architectural character of the park. Parking Zone Lighting Energy efficient automatic cut off type lighting will reflect light down onto parking areas. The light level will exceed City minimum standards to provide an excellent level of security for park users. Tennis Court, Lighting Energy efficient automatic cut off type luminaries mounted on 20' poles incorporated into tennis court fencing will provide uniform lighting levels suitable for night time tournament play. The tennis court maintained footcandles will be: Recreational Courts 54 Tournament Court 65 37 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I Bailfield Lighting Energy efficient luminaries mounted on 60-90' galvanized steel poles will provide uniform lighting levels on field areas as required for night play. The fixtures will be computer aimed and equipped with reflectors to insure that spill on to adjacent properties and glare is minimized. The following maintained footcandles will be achieved. Infield Outfield Soccerfield Baseball 50 30 -- Softball 30 22 -- Soccer -- -- 38 Speedsoccer -- -- 50 I I I Lighting concepts for Alternatives Al and A2 follow: PARKING ZONE LIGHTING + PATH LIGHTING I ' SPORTSPIELDLIGHTING E:::zcrINmy AND L MAIN PLAZA LIGHTING 0 FOSTTOPThEMELIGHI1NG TENNISLTIURTLIGFrI1NG GAThERIN0AREA (PICNIC SITESE:rzr3 AND PLAZA AREA) LIGHTING LIGHTING CONCEPT Al //5// PARKING ZONE LIGHTING + PATH LIGHTING SPORTS NIELD LIGHTING PROJBCTENTRY AND 1I(AINPL.ZAUGIflTHG '0 POSTTOPTHEMEUGHTING I:• TENNIS LIGHTING GATHERING AREA (PICNIC SITE= AND PLAZA AREA) LIGHTING LIGHTING CONCEPT A2 I I I I I I I I I I 1 I I I I I I I I alta Ila park I I I I I U I I I alta mira I 'Ti I I I U I Graphic Concept Effective park environments are multi-faceted and are created by many things: people, organizations, jobs, activity zones, architecture, exhibits, technology, etc. - all are pieces of a constantly changing puzzle that continually need to be put together in order to provide a supportive park community. One piece of the puzzle touches all of the others, and the framework which holds this all together is the park's environmental communications system. A comprehensive Alta Mira Graphic System will be created resulting in a series of communication strategies that express Alta Mira's identity, mission, culture and activities. Such a system will project a strong sense of community and visual orientation throughout the park and related facilities. To help create this sense of community identity and imageability, a park logo will be designed and will appear on all signage elements throughout the project. The logo or mark could ultimately be used in other parts of the Community or on T-shirts or stationery. The logo will be designed to recall, in abstract form, the flower growing fields which are a significant yet disappearing feature of this part of Carlsbad. To further enhance the sense of orientation and to identify various places and activities in the park, the directional/informational signs will include a "pictorial" image of the activity or function along with the appropriate information. All of the graphic systems will be designed to utilize durable materials that will withstand abuse yet retain the intended sense of quality at a reasonable cost. This system will create a series of interrelated programs establishing environmental design guidelines to unify Alta Mira Park and facility with interior design features, communication elements, and environmental displays and messages. I I 40 Entry Kiosk signage to identify vehicular and pedestrian entries. aDa mira park alta mira alta mira park alta mira I I I I I I I I I I I I I I I I I I I 41 Entry alta m—ira Entrance and identity kiosks for vehicular and pedestrian use, illustrated with activities and places within the park. park I I I I I I I I I I 1 I 1 I I tennis complex alta mira clubhouse Piro shop tournament court tennis courts warm-up wall alta mira community center tennis complex bailfield complex soccer complex hardcouri complex tot lot passive area golf tee-off cages batting cages 42 I I I I I I I I 1 I I I I I I I I I I Single kiosk for directional/ informational use. Activity and facility location Additional information, rules and regulation. Aim Mira logo alta mir tennis pro shop hours: 7 am to 10 pm equipment rental court reservations please check in at the pro shop altamiralaltamir baseball I baseball west east hours: hours: 7amto 7amto 10 pm 10 pm reservations reservations required required Integrated pictorial of "lifestyle" and activity. Aim Mira logo Activity and facility location Additional information, rules and regulation. Double kiosk for directional/ informational use. Information/direction Integrated pictorial of "lifestyle" and activity. 43 I I I I I I I I I I I I' I I I I I I I Regulatory and informational signage balifield complex east west alta mira west parking zone 6am-lOpm alta mira west parking zone 6am- 10pm alta mir -'-' 44 -I Tennis Clubhouse ("1 :c,,tI"\ i Gymnasium/Community Center I I I I I I I I I I I I I I I I I I I Architectural Graphic Application Activity ("Lifesytle") Murals applied to interior walls of facility 46 I Construction Phasing and Development Budget I Alta Mira Park is planned to be constructed in three major increments per the following time table and construction budgets per the City's 1992-93 Capital Improvement Program. I Phase I Fiscal Year 92-93 $ 3,087,000 Phase II Fiscal Year 2002 $ 3,900,000 I Phase III Fiscal Year 2002 $ 3,000,000 Phase I is currently scheduled to start construction approximately April 1, 1993. The following is a brief description of elements that may be constructed in each of I the proposed phases. The phasing plan is preliminary and is subject to more detailed cost estimates and any subsequent changes to the City's Capital Improvement I Program prior to the park's construction. The annual C.I.P. is revised in light of budget constraints and opportunities. Alta Mira Park phasing could potentially be adjusted in response to the City's conditions each fiscal year. I Phase I Construction of grading and utilities for entire site, construction of the majority of roads and parking facilities. Installation of bailfields, play courts and lighting; construction of restroom buildings, a snack bar and maintenance facility. Installation of walks, picnic shelters, plaza areas and lighted tennis courts. Installation of landscaping and irrigation throughout the park. Specific program elements will reflect budgeted funds available. Phase II Construction of lighted tennis courts plus a lighted championship court and the construction of the tennis clubhouse building, outdoor plazas and bleacher areas. Completion of remaining roads, parking and associated construction of Phase I park components. Phase Ill Construction of the Community Center/Gymnasium building, completion of the plaza area adjacent to the building and associated construction. I I I 1 U I I I I I 1 47 I Acknowledgem e n t s I City of Carlsbad Parks and Recreation Commission David Castner, Chairman I . • Ramona Finnila • John Strayer I . Anthony Lawson • Cindy Ward • Courtney Heineman Jack Frazier yj-1 Weishons (past Commissioner) I . • Anna Knox (past Commissioner) Municipal Projects Department I • John Cahill, Municipal Projects Manager • Pat Entezari, Project Manager I Parks and Recreation Department • Dave Bradstreet, Director • Mark Steyaert, Park Development Coordinator • Doug Duncanson, Park Superintendent Ken Price, Recreation Superintendent • Robin Bettin, Recreation Supervisor II • Dave Milliken, Recreation Supervisor II Planning Department • Brian Hunter, Senior Planner I . Jeff Gibson, Project Planner Utilities and Maintenance Department I . Chuck Walden, Superintendent, Building Maintenance Engineering Department Steve Jantz, Associate Engineer I . Arts Program • Connie Beardsley, Arts Manager Consultant Team I The Dike Partnership, Inc. • P. Woodward Dike, Principal Frank N. Brower, Project Director/Principal • Jim Ridge, Project Landscape Architect Dahlin Group • Ross M. Sutherland, Regional Director I I 1 48 Ii Crosby Mead Benton & Associates George Benton, Principal I • Michael Ng, Project Civil Engineer RWR Pascoe Engineering, Inc. I . Ralph Raya, Principal ACI Mike Scott, Principal I . Geocon, Inc. David F. Leake, Principal I McCulley Design Group John McCulley, Principal I I I I I I I I I I I I 1 49 U U I I I I I I I I I I I I I I I I I ALTA MIRA PARK BIOLOGICAL RESOURCES TECHNICAL REPORT CITY OF CARLSBAD Prepared for: City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-4859 Attention: Mr. Pat Entezari Prepared by: P&D TECHNOLOGIES 401 West A Street, Suite 2500 San Diego, CA 92101 Attention: Ms. Elyssa Robertson MAY, 1992 I I I I I I I I I I I I I I I I I I I ALTA MIRA PARK BIOLOGICAL RESOURCES TECHNICAL REPORT CITY OF CARLSBAD Prepared for: City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-4859 Attention: Mr. Pat Entezari Prepared by: P&D TECHNOLOGIES 401 West A Street, Suite 2500 San Diego, CA 92101 Attention: Ms. Elyssa Robertson MAY, 1992 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS Section Page 1.0 INTRODUCTION 1-1 1.1 Survey Methodology 1-4 1.2 Soils 1-4 2.0 EXISTING CONDITIONS 2-1 2.1 Vegetation/Habitats 2-1 2.2 Special Interest Plants and Habitats 2-5 2.3 Wildlife 2-7 2.4 Special Interest Wildlife Species 2-9 3.0 POTENTIAL PROJECT IMPACTS 3-1 3.1 Direct Impacts 3-1 3.2 Indirect Impacts 3-3 3.3 Cumulative Impacts 3-4 4.0 MITIGATION MEASURES AND RECOMMENDATIONS 4-1 5.0 LITERATURE CITED 5-1 1 I I I I I I I I I I I I I I I I I I I LIST OF TABLES Table Number Title Page 1 Soil Types Identified for Alta Mira Park 1-5 2 Special Interest Plants Species Known From The Project Area 2-6 3 Special Interest Wildlife Species 2-10 4 Potential Project Impacts by Habitat Type 3-2 LIST OF FIGURES Figure Number Title Page 1 Regional Map 1-2 2 Project Location 1-3 3 Alta Mira Park Plan Map- Alternative No. Al 2-2 4 Alta Mira Park Plan Map- Alternative No. A2 2-3 11 I I I I I I I I I I I I I I I I I I I ATTACHMENTS Attachment Title A Plant Species List B Wildlife Species List C California Native Plant Society Listing and Sensitivity - Federal Candidate Species Designations D Mitigation Monitoring Program 111 1.0 INTRODUCTION The proposed project is the development of a mixed-use community park combining both active and passive recreational facilities to be located within the southern portion of the City of Carlsbad (Figures 1 and 2). Two preliminary park plans have been created, Alternative Al and A2, respectively. Each of the alternative park plans provide similar facilities located within the same grading footprint. As such, the park plan is addressed herein as a single plan, since impacts to the site's biological resources would be similar in nature if either plan were adopted. The proposed 42-acre Alta Mira Park site is generally located in north-coastal San Diego County, in the City of Carlsbad, south of Palomar Airport Road, north of Batiquitos Lagoon, west of El Camino Real, east of Interstate 5 (Figure 2). The site is situated on top of the hills above and south of Canyon de las Encinas and is surrounded on the west, north and south by urban development. The property is predominantly disturbed by various stages of agricultural production with approximately 12 acres of native vegetation (natural habitat). The facilities planned for the park include a community center and gymnasium, a tennis complex, bailfield complex, soccer and hardcourt complex, a tot-lot, passive area, facilities buildings, parking lots, and several miscellaneous recreational areas (sand volleyball, batting cages, and golf tee-off cages). The planned park includes night lighting for most facilities onsite. Site access would be primarily along the southern and eastern margins of the park. Access to the site from the western side, along Paseo Del Norte, is by a small walkway. This walkway would be a combination of elevated cat-walk (156 feet long) above native vegetation, unimproved trail (84 feet long) along the onsite sandy wash (floodplain), and a foot-bridge (110 feet) traversing the onsite riparian habitat. The total length of the pathway (all three sections) is approximately 350 feet. This biological report addresses the presence or absence of significant biological resources onsite and the degree to which the proposed park may affect such resources, if any. Significant biological resources are defined herein as any plant or animal species listed as rare, threatened, or endangered by State or Federal resource agencies, or is considered a depleted or declining 1-1 TI [ I I I I] I I L I I Ii I I Li Li I I TI I I I I I I I I I I I I I I I I I Temecula Riverside County Red Mt. F.11bl..k 79 Camp pendoI.NIIe PROJECT SITE AREA 76 Lake Henshaw 76 Turner Reservoir Valley Center Oceanside Harbor ista Oceanside Lake WvuillorS San Reservoir p me Reservoir Buena Vista Lagoon Marcos ip,svoseOl Aqua Hedionde Escondido di do Sutherland Lagoon Reservoir Carlsbad Baliquilos Lagoon 67 Hodges Lake og San OiegvilO La Ramona Reservoir Lake Ramena Encinitas Rancho Bernardo Rancho Lake San Ellis Santa Fe Poway Lagoon San Diegivlo Lagoon San Vicente Del Mar M,ramar Poway Los Penasqw OReservoir los Reservoir El Capstan Lagoon Mira Mesa Reservoir 805 .5 Santee Lake Jennings LakesSantee 67 52 163/ La Jolla 8 - Alpine Loveland 15 Merra El Cajon Res Mission Bay La Mesa San Diego , Lemon VW Sweetwater S-f Reservoir San Nat n City Coronado Diego Reservoir 9 41 Lower Otay Chula Vista Reservoir Imperial Beach N 117 Ti/cane Estuary ' -- Otay Mesa Mexico Tijuana \ Lake Cuyemaca 0 Morons Lake Batrell Lake ir 4 No Scale I Figure 1 Regional Map_ Wi 1 I I I I I I I I I I I I I I I I 6Jr1:1J\ (rI\ AL RPOR 71— 2 2 1 10 ater 332 , AItaMira Park Site Ilk 71, IN W. 01151 Trailer J % : / k:j •L75. j LANE 7 %% •1\ -L \ :--r ,-_i- v BATIQUITOS (i 33 I TA COSTk ' 35 % v\ v Treii xx IL) -. I PI ii I Scale: 1= 2000' 4 ~ Source: Base Map, 2000' Encinitas Quadrangle 1975. I Figure 2 Project Location species, and/or any species or natural plant communities (habitat) considered limited in distribution, or such habitat which typically supports special interest species. Ii 1.1 SURVEY METHODOLOGY The project site was surveyed on foot by P&D Technologies biologist Ray Vizgirdas on December 31, 1991 between the hours of 0800 and 1400. All native habitats were visited, and all observed plants were identified. Animals were identified by their sign, including scat, tracks, burrows, and vocalizations or by direct observation. The primary focus of the survey was to map all habitats and sensitive resources. Mapping was conducted on orthotopographic maps at a 1 inch = 100 feet scale. No detailed plant transects or animal trapping studies were conducted as part of this effort. Limitations to the completeness of the faunal and floral inventory were imposed by seasonal and/or temporal factors. Plants observed were identified and inventoried in the field or on the basis of characteristic samples returned to P&D's offices. Nomenclature used throughout this report conforms to Munz (1974) for plants, Holland (1986) for vegetative communities, AOU (1983) for birds, Jennings (1983) for reptiles and amphibians, and Jones (1982) for mammals. 1.2 SOILS Six soil types have been mapped by the U.S. Department of Agriculture (USDA), Soil Conservation Service (SCS), on the proposed Alta Mira Park project site. These soils are listed and described in Table 1. I I I I 1-4 I [ I II I I I I I I I I 1 I I I I I I I I I I I I I I I 1 I I I Table 1 SOIL TYPES IDENTIFIED FOR ALTA MIRA PARK Soil Type Description/Characteristics TeF Terrace escarpments; severe limitations for conversion from brush to grass; severe erodibility potential; Group D hydrologic soils. LeE Las Flores loamy fine sand; 15-30% slopes; slight limitations for conversion from brush to grass; severe erodibility potential; Group D hydrologic soils. M1C Marina loamy coarse sand; 2-9% slopes; slight limitation for conversion from brush to grass; severe erodibility potential; Group D hydrologic soils. CfC Chesterton fine sandy loam; 5-9% slopes; slight limitations for conversion from brush to grass; severe erodibility potential; Group D hydrologic soils. C/B Chesterton fine sandy loam; 2-5% slopes; slight limitations for conversion from brush to grass; severe erodibility potential; Group D hydrologic soils. ScA Salinas clay; 0-2% slopes; slight limitations for conversion from brush to grass; slight erodibiity potential; Group C hydrologic soils. 1-5 I I 2.0 EXISTING CONDITIONS 2.1 VEGETATION/HABITATS I Four plant communities are represented on the Alta Mira Park site: riparian scrub, Diegan coastal sage scrub, floodplain (unvegetated, sandy wash), and disturbed vegetation (agricultural fields) I (figures 3 and 4). A complete plant species list is included as Attachment A of this report. I The riparian scrub habitat onsite occupies approximately 0.5 acres within the two acre floodplain located along the western margin of the site. This floodplain is located between coastal sage I scrub to the west and agricultural fields to the east. This riparian scrub habitat is poorly developed, and no well defined stream bank exists. I Riparian scrub is a class of wetland vegetation dominated by woody vegetation less than six meters (20 feet) in height. Typical species in this class are considered true shrubs, young trees, I and trees or shrubs that are small or stunted due to environmental conditions (wet soils). In drainages where available water depends on seasonal and urban runoff, an open riparian scrub I community of wash-associated shrubs occurs. Two small patches of willows (Salix sp.) and one small patch of mulefat scrub represent the dominant riparian scrub plant species onsite. This I riparian scrub habitat exists as isolated pockets of vegetation which have been disturbed to some degree by surrounding development and adjacent agricultural activities. Though the willows are I large and usually offer excellent habitat, the small size of these habitats onsite, as well as their isolated nature, diminishes their overall value to wildlife species. This riparian scrub habitat I appears to be supported by intermittent water flow from surrounding development and from agricultural runoff to this shallow drainage. The floodplain area (approximately two acres) consists predominantly of numerous common I weedy species such as cocklebur (Xanthium strumarium), Russian thistle (Salsola iberica), mustard (Brassica sp.), star thistle (Centaurea melitensis) and tree tobacco (Nicotiana glauca). I This habitat is considered disturbed and, if left alone, may regenerate to riparian scrub habitat. I 2-1 I I I I I 1 1 I I 1 1 I I I I 1 1 •' !flpg' I E MINI! ;JZ!l !L2L1. roll ah1hh. ". 4 •' ..- .(. -I C ' I • tI ( I I * California Gnatcatcher Available Revegetation Areas WIM 4 Scale: 1 = 100' Figure 3 Biological Resources for Proposed Alti Mira Park Alternative 1 ED ):11 11111111 I Iiuitiii ii 'I! ILI ' •• r'll fl I- I Hull. N III I uN II II II '' II II L:Y'2 u.i !I ui rp' - - -f• -r- 4; :! II, 'I ;I p r * * 1 4 Scale: 1"= 100' Figure 4 Biological Resources for Proposed Alta Mira Park Alternative 2 wi I 411 LW1&\L _ I 1, . I I \\Y1Z \ \ t\\t \ I U \ \••.. p \ \\ \\ \ \ \ \\I \\ U I Mixed Chaparral I Limit of Grading I I I Disturbed Coastal Sage Scrub I Riparian Scrub 1 I Flood Plain I I Riparian Scrub I I . Disturbed Agriculture 1 I Riparian Scrub I Coastal Sage Scrub I II II. Jill 0J I: it (I' P %l. ii 4' II! II' P II P * California Gnatcatcher Available Revegetatton Areas I I The coastal sage scrub habitat represented onsite consists of 4.7 acres and is composed primarily of low, soft, woody subshrubs forming a nearly uniform height to approximately three-to-four I feet. Many of these plants are facultatively drought deciduous. This association is typically found on dry sites, such as steep, south and southeast-facing slopes or on clay-rich soils that are I slow to release stored water. The dominant shrub species observed onsite include: California sagebrush (Artemisia californica), chamise Adenostoma fasciculatum), flat-topped buckwheat I (Eriogonum fasciculatuin), broom baccharis (Baccharis sarothroides), and black sage (Salvia I me1lfera). The quality of this habitat type onsite is relatively high, exhibiting minimal disturbance. The remainder of this site probably supported similar native vegetation prior to the current agricultural activities. I A portion of the site has been identified as disturbed coastal sage scrub habitat. This area equals 3.8 acres in the north-west corner of the project site. The disturbed coastal sage scrub onsite was I historically disturbed through agricultural activities. This area has the potential to regenerate back to a true coastal sage scrub habitat since the agricultural uses have subsided. This area is I dominated by weedy species such as pampas grass (Cortederia sp), Russian thistle, star thistle and cocklebur. California sagebrush and broom baccharis occur in scattered locations, but would I not be considered dominant enough to warrant this area as coastal sage scrub. Therefore, based on the past agricultural activities and lack of dominant coastal sage scrub species, this area has I been classified as disturbed coastal sage scrub. I Approximately one acre of chaparral vegetation exists as a small, isolated patch in the northwestern corner of the park site. Plant species which dominate this habitat consist of I chamise, scattered laurel sumac (Malosma laurina), California buckwheat (Eriogomun fasciculatum), and black sage. I Approximately 30 acres onsite have been heavily disturbed by on-going agricultural activities and dirt access roads. Disturbed areas of the project site are dominated by weedy, introduced species, and plant cover is generally open due to frequent and/or recent disturbance. Common species 1 here include red-stem filaree (Erodium cicutarium), fennel (Foeniculum vulgare), Russian thistle, bull thistle (Cirsium vulgare), telegraph weed (Heterotheca grandflora), and flower crop species. I i 2-4 I 2.2 SPECIAL INTEREST PLANTS AND HABITATS I Special interest plant species and habitats are those which are considered rare within the region, I have been identified by the California Natural Diversity Data Base, or support plants or animals considered sensitive by resource protection agencies (U.S. Fish and Wildlife Service and the I California Department of Fish and Game). Special interest plants and habitats are so called because of their limited distribution, restricted habitat requirements, or particular susceptibility I to human disturbance, or a combination of these factors. Sources used for the determination of sensitive biological resources include: U.S. Fish and Wildlife Service (USFWS, 1985 {a and b}), ' California Department of Fish and Game (CDFG, 1987), and California Native Plant Society (Smith, 1988). Table 2 lists the sensitive plant species known from the project area, legal status, I and the habitat in which they are generally found. These species were not observed onsite and are not expected to occur onsite due to inappropriate habitat and soil conditions. The special interest habitats onsite include riparian scrub and Diegan coastal sage scrub I associations. Riparian habitats, in general, are considered a particularly sensitive resource by the California Department of Fish and Game. This habitat type is defined as a wetland by the U.S. I Fish and Wildlife Service (Cowardin et. al, 1979). Wetland habitat is specifically addressed by the California Department of Fish and Game Code sections 1600-1606 (Streambed Alteration I Agreement). Wetlands may also fall under the jurisdiction of the U.S. Army Corps of Engineers, Section 404 permit process. Wetland habitat is also considered a valuable but declining resource I locally. I Under Section 404 of the Clean Water Act, wetlands are subject to permit provisions regulating activities within their boundaries. These are enforced by the U.S. Army Corps of Engineers and the U.S. Environmental Protection Agency, with technical input from the U.S. Fish and Wildlife Service. Wetland habitat is naturally limited and remaining acreages are important islands for I migrant birds. Many bird species are restricted to riparian habitat and are dependent on it for breeding. Overall wildlife diversity is normally substantially higher in riparian areas than in surrounding habitats. Such habitats, by occupying natural drainages, also function to control water quality and erosion, as well as serve as wildlife corridors. I 1 2-5 I I I I I I I I I 1 I I I 1 I I I 1 TABLE 2 SPECIAL INTEREST PLANT SPECIES KNOWN FROM THE PROJECT AREA STATUS SPECIES CNPS Red Code CDFG USFWS HABITAT Acanthamintha illczfolia lB 2-3-2 CE C2 chap/css/grs/clay San Diego thommint Adoiphia calfornica 2 1-2-1 -- -- chap California adoiphia Baccharis vanessae lB 2-3-3 CE C2 chap Encinitas baccharis Ceanothus verrucosus 2 1-2-1 -- -- chap Warty-stemmed ceanothus Corethrogyne filaginifolia lB 3-2-3 -- C2 chap var. linifolia Del Mar Mesa sand aster Harpogonella palmeri var. palmeri 2 1-2-1 -- -- chap/css/grs Palmer's grappling-hook chap = chaparral grs = grassland css = coastal sage scrub clay = clay soils Source: Refer to Appendix C for an explanation of the status designation 2-6 I I Three factors are considered in the designation of wetlands: the presence of hydrophytic vegetation, hydric soils, and site hydrology. A minimum of one positive wetland indicator from I each category must be found for the Corps to determine an area to be a wetland (U.S. Army Corps of Engineers, 1986). Areas indicated as wetlands by all three factors during the rainy I season may lack the indicators of hydrology and/or vegetation during the dry season, or the vegetation may have been altered or removed through human disturbance. Such areas may still be regarded as wetlands by resource agencies. Wetlands on the project site include southern riparian scrub totalling approximately 0.5 acres. I Coastal sage scrub is considered a sensitive habitat by the County of San Diego. Atwood (1990) has estimated that as much as 80 percent of the original acreage of this habitat in the State has I been lost as a result of urban expansion in coastal areas. Atwood (1990) has called coastal sage scrub one of the most endangered habitats in the nation. Additional evidence of the decline of I this once common habitat is the growing number of declining plant and animal species associated with it The proposed Alta Mira project site contains approximately 4.7 acres of high quality Diegan coastal sage scrub. 2.3 WILDLIFE I Due to the sparsity of native vegetation and a predominance of disturbed areas onsite, wildlife is expected to consist of a limited representation of what normally would be expected in the I coastal foothills and valley grassland regions of San Diego County. The open character of much of the site should attract a variety of raptors; however, wildlife species would not be especially I attracted to the riparian scrub areas onsite due to their limited size and isolated nature (not contiguous with similar habitat). I Species either observed or indicated by direct evidence are listed in attachments A and B of this I report. Wildlife species considered of high interest are discussed within the text of this report. A relatively small number of reptile and mammal species were actually observed during the field I reconnaissance. This is due, in part, to a variety of factors including time of year and the 2-7 Li I nocturnal and secretive habits of many species which may occur in the area. The observed and expected fauna of the project site are discussed by taxonomic grouping below. I Amphibians - Though no amphibians were detected during the project survey, several species I could potentially occur in the wetland and adjacent upland habitats. These would include the Pacific treefrog (Hyla regilla), garden slender salamander (Batracsops pacificus), and the I California toad (Bufo boreas). Several of these species are known to frequent a variety of habitats from sea level to high into the mountains. They breed in marshes, lakes, ponds, roadside I ditches, reservoirs, and slow streams in woods, meadows, and grassland. These species are primarily ground dwellers found among low plant growth near a water source. I Reptiles - Only one reptile species, the western fence lizard (Sceloporus occidentalis), was observed onsite during the surveys. Other reptile species expected to occur onsite include the I western rattlesnake (Crotalus viridis), striped racer (Masticophis laterils), common kingsnake (Lampropeltis getulus), and the gopher snake (Pituophis melanoleucus). Mammals - Several mammal species were directly detected onsite. These include coyote (Canis I latrans), Audubon's cottontail (Syvilagus audubonii), California ground squirrel (Spermophilus beecheyi), and raccoon (Procyon lotor). Runways of meadow mice (Microtis californicus) were I observed in areas of the project site containing annual grasses. I Birds - Approximately 27 species of birds were detected on this proposed park site during the survey (attachment B). Most of these species are typical inhabitants of Diegan coastal sage scrub I and chaparral communities in Southern California. The species observed onsite include greater roadrunner (Geococcyx cailfornianus), Nuttall's woodpecker (Picoides nutallii), scrub jay I (Aphelocoma coerulescens), Brewer's blackbird (Euphagus cyanocephalus), northern mockingbird (Mimus polyglottos), and song sparrow (Melospiza melodia). Typical coastal sage scrub species I which are residents of the site include the California quail (Callioeloa californica), Anna's hummingbird (Calypte anna), California gnatcatcher (Polloptila californica), wrentit (Chamaea I fasciata), and California towhee (Pipilo crissalis). Although non-native grasses found on the project site do not contain sensitive or unique floral resources, these grasses may be considered 2-8 important for wildlife species. This is due to the habitat and foraging area they provide for a variety of animal species when in conjunction with nearby sage scrub and riparian resources, as well as their proximity to intermittent water resources. Two red-tailed hawks (Buteo jamaicensis), a turkey vulture (Cathartes aura), a raven (Corvus corax) and an American kestrel (Falco sparverius) were observed flying over the site. Raptor species observed onsite or overhead presumably forage on the project site and at nearby properties. 2.4 SPECIAL INTEREST WILDLIFE SPECIES No animal species listed as threatened or endangered by state or federal agencies were detected during the survey and none are expected to occur onsite. However, two species considered sensitive by state, federal, or local resource conservation agencies were detected within the project boundary: California gnatcatcher and raptors. Table 3 lists the special interest wildlife species known from the area of the Alta Mira park project site. Other sensitive species which may be expected, but were not observed onsite, include the San Diego horned lizard (Phyrnosoma coronatum blainvelli) and orange-throated whiptail (Cnemidophorus hyperythrus beldingi). Two California gnatcatchers (one pair) were observed utilizing the coastal sage scrub onsite. This small, sedentary bird is ecologically thought to be restricted to the sage scrub plant community of Southern California. This species is currently under a proposal review by the U.S. Fish and Wildlife Service for federal listing as endangered. The California gnatcatcher is a permanent resident of the sage scrub community, a unique and diverse vegetation type that many experts consider to be one of the most endangered habitats in the continental United States (Atwood, 1990). The precise ecological requirements of the California gnatcatcher are not well known, and not all areas of sage scrub appear to be suitable habitat capable of supporting this species (Atwood, 1990). Subtle differences in plant species composition, vegetative structure, fire history, and geographic location may affect habitat suitability. 2-9 1 I 'Ii I 1 1 [1 I II I I I I II] Fl I [1 I I 1 I I I I I I I I 1 I I I I I I I I I TABLE 3 SPECIAL INTEREST WILDLIFE SPECIES KNOWN FROM THE PROJECT AREA STATUS SPECIES Federal State Black-Shouldered Kite -- CFP California Gnatcatcher* PFE CSC San Diego Horned Lizard 2 CSC Cooper's Hawk -- CSC Least Bell's Vireo FE CE Northern Harrier -- CSC Orange-throated Whiptail 2 CSC Pacific Pocket Mouse 2 CSC Red-tailed Hawk* Willow Flycatcher FSS CSC Great Horned Owl -- American Kestrel* * species observed onsite Source: Refer to Appendix C for an explanation of the status designation I I Liberal estimates of the number of California gnatcatchers presently occurring in the United States range from 1,200 to 2,000 pairs (Atwood, 1990), with sizable and stable populations I persisting in Orange, Riverside, and San Diego counties. No reliable data on the territory size of this bird in San Diego County have been published, although biologists working with the I California gnatcatcher in San Diego County in the last few years (Sweetwater Environmental Biologist, 1986; WESTEC, 1987; ERCE, 1990) have indicated territories ranging from 2 to 14.5 I acres. Extensive studies of color banded individuals by ERCE (1990) have indicated larger I territories by up to 75%. For example, a pair of California gnatcatchers that spends most of its time within approximately 13 acres may, during the course of the breeding season use an area I as large as approximately 23 acres. A total of two individuals (one pair) were observed on the project site. These two individuals limited their use of the site to the 4.7 acres of coastal sage scrub in the western portion of the Alta Mira site (figures 3 and 4). I Birds of prey (raptors) as a group are considered sensitive because of loss of foraging areas, their vulnerability to human disturbance, their low population densities, and their position at the top ' of the food chain. Raptor species observed flying over the site presumably forage there. The raptor species observed are fairly common residents and winter visitors. Red-tailed hawks I specifically are most numerous around agricultural fields and grassland, but wandering individuals are often seen over any habitat. The San Diego horned lizard (Phrynosoma coronatum blainvillel) is a candidate for federal listing I (Category 2), protected by the California Department of Fish and Game and considered endangered by the San Diego Herpetological Society (SDHS, 1980) because of habitat destruction I and collecting for the pet trade. No individuals were observed on the project site; however, habitat onsite (coastal sage scrub) may be appropriate. I The orange-throated whiptail (Cnemidophorus hypeiythru beldingi) is a candidate for federal listing (Category 2), protected by the California Department of Fish and Game, and considered threatened by the San Diego Herpetological Society (SDHS, 1980). The principal threat to this I species is the loss of open sage scrub, its preferred habitat. No individuals were observed in the 2-11 I I various locations and habitats surveyed throughout the project site. This species may also be expected to occur here within the sandy floodplain area. I I I I I I I I I I 2-12 I 1 3.0 POTENTIAL PROJECT IMPACTS I The proposed park design alternatives each have the same grading impact, although the uses vary within the grading limit. Since the grading footprint is the same, impacts discussed here do not I vary by alternative. The actual grading limits will be outside and east of the highly sensitive biological resources. Some grading will be conducted within the disturbed coastal sage scrub I habitat; however, this is not considered significant. In addition to direct grading impacts the project proposes a trail from Paseo del Norte into the proposed park. The proposed trail would I not require any grading. The trail on the slope would be constructed as a wooden walkway, I slightly elevated on pilons. Once the walkway reaches the bottom of the slope it would become an earthen trail preceding a wooden bridge to cross the drainage. Direct and indirect impacts associated with this trail are discussed in more detail below. I Development of the Alta Mira Park project site would result in alteration of approximately 34 of the 42 total acres (Table 4). Approximately 3.5 acres of the total 12 acres of onsite native I habitat would be affected through implementation of the project, as currently designed. Impacts of the proposed project described below are separated into direct and indirect potential effects. I Direct impacts are those which constitute a taking, elimination, or removal of vegetation, habitat, and/or a species or population. Indirect impacts are considered those potential effects which are I not a direct result of project implementation (i.e., lighting, noise, human encroachment, and/or runoff). 3-1 DIRECT IMPACTS As currently designed, the proposed park project would result in the temporary loss of I approximately 0.04 acre of high quality coastal sage scrub vegetation. This loss is the result of construction of a pedestrian access walkway or cat-walk (10'wide x 156'long) 1 within and above the coastal sage scrub habitat located along the project's western boundary. This cat-walk would be constructed on pilons above the vegetation, however, 1 a 10 foot wide construction corridor would be required to implement this design feature. 3-1 I I I I I 1 I I I I I I I I I I 1 I I Table 4 POTENTIAL PROJECT IMPACTS BY HABITAT TYPE Potential Habitat Impacts Open Space Total Riparian Scrub 0.0 0.5 0.5 Floodplain 0.0 2.0 2.0 Coastal Sage Scrub 0.04 4.66 4.7 Disturbed Coastal Sage Scrub 3.1 0.7 3.8 Mixed Chaparral 0.0 1.0 1.0 Disturbed 30.0 0.0 30.0 Total 33.14 8.86 42.0 Though the impact acreage to this habitat is small, any impact to high quality coastal sage scrub vegetation is considered significant, when the presence of California gnatcatchers has been confirmed. In addition, the proposed Alta Mira Park project would result in the loss of approximately 3.1 acres of disturbed coastal sage scrub habitat. This habitat type is of particularly poor quality and it is not expected that the California gnatcatchers utilize the habitat to a significant degree. This habitat, located east of the riparian/floodplain area, is currently highly disturbed, as is evidenced by the number of invasive exotics found in the area, particularly pampas grass. Any loss of disturbed coastal sage (itian adverseEctIIII) ? 3-2 I r,-t S . I No significant direct impacts, as defined above, are expected to occur to the California gnatcatcher as a result of project implementation. Although California gnatcatchers have I been observed onsite, a minimal amount of disturbance is anticipated in this habitat, overall. This disturbance is considered short-term and temporary (loss of vegetation and I construction noise). I The proposed project would impact approximately 30 acres of lands disturbed by development or agricultural practices. No native vegetation would be affected in this I area. This potential impact is not considered significant. '\-'t S The construction of the bridge and designation of a trail through the floodplain would I have minimal impacts. It is not anticipated that landform alteration or clearing of vegetation would be required for either of these tasks; therefore, no impacts to riparian I scrub and/or floodplain habitat are expected as a result of project implementation. However, any inadvertent alteration of this wetland habitat would be considered I significant under the "no net loss" policy of the California Department of Fish and Game (CDFG). Any impacts to the riparian scrub and/or floodplain habitat onsite would require I mitigation to offset any loss. Revegetation of this habitat type may be required at a ratio of at least 1:1, pursuant to specifications outlined by a CDFG, Section 1601, Streambed I Alteration Agreement. Any loss of this habitat type from the project site would be a significant adverse, cumulative effect of the project, adding to the region-wide reduction I of this habitat type. It should be noted that maintaining this wetland habitat onsite would ultimately provide a buffer between the coastal sage scrub habitat (and the gnatcatchers) I located along the western project boundary and the various recreation facilities planned onsite. 3.2 INDIRECT IMPACTS I As described above, indirect impacts are those potential effects of the project which would not I result in a direct taking, elimination, and/or loss due to project implementation (i.e., lighting, noise, human encroachment, and/or runoff). 3-3 I i -'J61 I I Indirect impacts to the California gnatcatcher observed onsite would occur through the elimination of a portion of its habitat. One pair of California gnatcatcher was observed I primarily in the area of the proposed trail. It is not anticipated that construction of the trail would directly take the California gnatcatcher, any elimination of its territory is I considered a significant indirect impact. _L.d Qc;.+ . lrc, I I Potential indirect impacts resulting from project development include: (1) increased human encroachment into the area, including pedestrian foot traffic, noise and lighting, 1 (2) increased runoff to the onsite channel (riparian scrub/floodplain habitat) as a result of I placement of impervious surfaces over currently existing open space lands, (3) the potential addition of petroleum-based pollutants (pollutant-laiden runoff), pesticides, I herbicides, and commercial fertilizers, which may be used on the park grounds to onsite and offsite native habitats, and (4) potential encroachment of invasive exotic plant species I A into the natural habitat retained or revegetated onsite. These potential impacts are considered adverse, but not significant effects of project development. These impacts would, however, add to the cumulative effects of urbanization within the south Carlsbad Ss. area. 3.3 CUMULATIVE IMPACTS An evaluation of whether or not an impact on the site's biological resources would be substantial I must consider both the resource itself and how that resource fits into a regional or local context ("regional" is defined as the county boundary and "local" refers to the community area). I Substantial impacts would be those that contribute to or result in the permanent loss of an important resource, such as a population of rare plants. Impacts are sometimes locally important I but not significant, because they would result in an adverse alteration of existing conditions, but would not contribute substantially to or result in the permanent loss of an important resource. I Development of the proposed project will result in adverse cumulative losses of natural habitat due to: I 3-4 I 1. Habitat Fragmentation and Wildlife Displacement. Significant habitat fragmentation is defined as the isolation of habitat by development, infrastructure, or the loss of a direct I terrestrial access to perennial water. The project site is presently bordered by disturbed habitat to the south and east and urban development to the west. This fragmented, I isolated habitat (project site and vicinity) is unlikely to serve as a major movement corridor for mammal species in the area due to its current state of disturbance. Large I areas of similar habitat are often necessary for certain species, such as raptors. The urban development that borders the remaining natural open space in the project vicinity already I isolates As and constricts accessibility to those resources within the project site. I designed, the park would continue to maintain native habitat continuity (contiguous habitat) habitat located immediately with a majority of the natural north of the onsite i native vegetation. In general, a corridor of native habitat would remain onsite allowing for the continued I movement of wildlife to and from the site. The minor fragmentation of natural habitat NO I resulting from construction of the trail, however, is not expected to adversely affect onsite wildlife on either a local or regional level. Also, the site does not currently support a I large diversity of wildlife species because of the site's overall disturbed character and its lack of open space linkage to the south. 2. Loss of Vegetation/Habitat/Open Space. Loss of approximately 3 acres of disturbed I coastal sage scrub vegetation of the total 12 acres of natural habitat and open space in this area of the City of Carlsbad, is not considered a significant impact associated with project I implementation. From a strict biological perspective, the proposed park project represents an in-filling of an isolated island of primarily disturbed habitat within an existing I urbanized area. However, such losses may contribute to the cumulative reduction of vegetation/habitat/open space within the City of Carlsbad and the San Diego region, I overall but not to a significant degree. 3-5 I 1 4.0 MITIGATION MEASURES AND RECOMMENDATIONS In general, avoidance is the preferred method by which to eliminate or otherwise minimize potential impacts to sensitive biological resources on a project site. For the proposed Alta Mira I Park project, avoidance has been the primary means of reducing or eliminating potentially significant impacts to coastal sage scrub and riparian/floodplain habitat, as well as the California I gnatcatcher. The following mitigation measures for significant impact are discussed below. Significant impacts to the onsite coastal sage scrub habitat and California gnatcatchers utilizing a portion of the project site have been avoided, to a large degree by both of the park designs, Al and A2. However, project implementation would affect approximately 3 acres of primarily disturbed coastal sage scrub habitat (an adverse, but not significant impact) and approximately 0.04 acres of high quality coastal sage scrub habitat (a significant impact) along the western portion of the project site. An existing trail exists down the slope. This trail should be utilized for pedestrian access. This would avoid any additional take of coastal sage scrub habitat and no mitigation would be required. V y .o) Significant impacts to coastal sage scrub habitat would be reduced to a level less than significant through revegetation of that portion of the park (slopes) located adjacent to the eastern margin of the riparian/floodplain habitat and adjacent to the roadway. Any revegetation plans should include only plant species native to Southern California, and found locally in the area, if feasible. A replacement ratio of at least 1:1 is generally required by resource agencies to off-set impacts to coastal sage scrub habitat. Due to the sensitivity of the California gnatcatcher, eplacement ratio of 2:1 is recommended, however. -nz A total of approximately 1.5 acres of slope and open area would be available at final grade for revegetation (figures 3 and 4). Approximatej reswould be required for mitigation of coastal sage scrub at a 2:1 ratio. Revegetation of the entire 1.5 acres or I I I I I I 4-1 I I slopes would provide several benefits, including replacement of lost coastal sage scrub habitat at a ratio greater than 2:1, enhancement and increase in onsite coastal sage scrub I habitat quality and quantity, and an additional buffer area to protect adjacent riparian/floodplain habitat. This revegetation effort would also reduce substantially the I adverse, but not significant impacts to the onsite disturbed coastal sage scrub habitat. I If the entire area cannot be revegetated then a transitional landscape buffer could be incorporated in this area. For example, one acre adjacent to the drainage could be native I revegetation. The next zone would contain native vegetation plus drought tolerant species I and the next zone would be park landscaping. In addition, the removal of existing street landscaping can be replaced with coastal sage scrub species, totalling approximately 0.5 i acres. I All retained and revegetated areas containing coastal sage scrub vegetation shall be deeded into permanent open space which allows only minimal encroachment by those I persons potentially using the park's facilities. However, due to the on-going efforts of the City of Carlsbad to develop a City-wide Habitat Management Plan for the gnatcatcher I and its habitat, any mitigation measures provided herein for this habitat type and the California gnatcatcher should be consistent and in conformance with the goals and ' objectives of that plan or, if and when it is adopted. Adequate and proper signage should also be required to inform pedestrian traffic and the general public of the special nature I of the revegetation effort and the sensitive species associated with this vegetation type. I Project construction,.jcluding stakiggrading, and general development should be scheduled to occur outside the nesting/breeding season of the California gnatcatcher, to I the greatest extent feasible (March 15-July 15). If this is infeasible, a qualified biologist shall conduct a focused bird nesting survey immediately prior to staking the limits of 1 impact within the coastal sage scrub habitat onsite. This trail construction easement corridor shall be clearly staked and flagged by the surveyors, construction foreman, and I a qualified biologist. In addition, a qualified biologist shall monitor site construction 4-2 I I activities, specifically those within or adjacent to the onsite coastal sage scrub habitat, on a weekly basis. I • The trail through the floodplain should be clearly delineated. Pedestrians should not be S I allowed excessive access to the drainage area. A small, aesthetically pleasing fence should be erected as a continuation of the slope trail to the bridge. I • The final placement of the trail in the floodplain and the bridge should be coordinated I with a qualified biologist experienced in wetland regulations. The bridge should be constructed between willow patches. Construction of the bridge will be monitored by a I qualified biologist. No direct impacts to the onsite riparian/floodplain habitat are expected to occur. I However, should inadvertent impacts occur to this habitat onsite, mitigation in the form of revegetation may be required by the CDFG. Should such impacts occur, consultation I with and application to the CDFG for a Streambed Alteration Agreement, pursuant to Section 1601 of the California Fish and Game Code, shall be required to adhere to the CDFG "no net loss" wetlands policy. The following is a list of additional mitigation recommendations which may provide added benefit in off-setting potential adverse impacts of project implementation. 1. Drainage or runoff from the proposed park should be directed toward the natural, onsite I channel (riparian/floodplain habitat), particularly along the southern end of the project. This could enhance stream flow and potentially facilitate expansion of the existing I riparian habitat. However, this additional runoff may contain pollutants such as pesticides, herbicides, and commercial fertilizers. Therefore, Best Management Practices I should be employed to limit and/or reduce contamination of the runoff to the onsite riparian/floodplain habitat. I 4-3 I 2. All trees and shrubs planted adjacent to existing open space as part of the park plan should be species native to Southern California and typically found in the project area I (City of Carlsbad). For example, willows or sycamores would be appropriate adjacent to the streamcourse. Additionally, no highly invasive species should be planted near the I open space (i.e., eucalyptus, pampas grass and ice plant). I 44 5.0 REFERENCES American Ornithologists' Union, committee on classification and nomenclature. 1986. Thirty-fourth supplement to the AOU Checklist of North American birds. The Auk 99(3). Attwood, J. 1990. Status Report of the California Gnatcatcher. USFWS, unpublished report. Beauchamp, R.M. 1986. A Flora of San Diego County. Sweetwater River Press. 241 pp. California Department of Fish and Game. 1990. Special Animals. Natural Diversity Data Base. Cowardin, L.M., F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deepwater habitats of the United Stales. U.S. Fish and Wildlife Service, U.S. Department of Interior, December. Entezari, Pat. 1992. Project Manager, City of Carlsbad. Personal communication with Elyssa Robertson, January 1992. Holland, R.F. 1986. Preliminary descriptions of the natural communities of California. State of California, The Resources Agency. Jennings, M.R. 1983. An annotated checklist of the amphibians and reptiles of California. California Department of Fish and Game 69(3):151-171. Munz, P.A. 1974. A flora of southern California. University of California Press, Berkeley. 1086 pp. San Diego Herpetological Society. 1980. Survey and status of endangered and threatened species of reptiles natively occurring in San Diego County. Prepared for Fish and Wildlife Committee, San Diego Department of Agriculture. 33 pp. Smith, 12., Jr. and K. Berg. 1988. Inventory of rare and endangered .vascu.lar plants of California. California Native Plant Society, special publication no. 1 (4th edition). Tate, J. Jr. and D.J. Tate. 1982. The Blue List for 1982. American birds 35(1):3-10. United States Army Corps of Engineers (ACOE). 1986. The Federal Manual for Identifying and Delineating Jurisdictional Wetlands. United States Department of Agriculture (USDA). 1973. Soil Survey, San Diego area, California. United States Fish & Wildlife Service. 1985a. Endangered and threatened wildlife and plants: Review of plant taxa for listing as endangered and threatened species; Notice of review; Federal Register, 50(188): 39526-39527, September 27. United States Fish & Wildlife Service. 1985b. Endangered and threatened wildlife and plants. Review of taxa for listing as endangered or threatened species. Notice of review. Federal Register, 50(181), 37958-37967, September 18. Unitt, P. 1984. The Birds of San Diego County. APPENDIX A I ALTA MIRA PARK PLANT SPECIES LIST I I SCIENTIFIC NAME COMMON NAME Amaranthus sp. Amaranthus Malosma laurina Laurel Sumac I Rhus integrfolia Lemonadeberry Foeniculum vulgare Sweet Fennel I Heliotropium curassavicum var. oculatum Chinese Parsley Pectocarya sp. Comb-Bur Opuntia littoralis Coastal Prickly Pear Sambucus mexicana Elderberry Salsola iberica Russian-Thistle Achillea millefolium var. pacfica Yarrow Artemisia calfornica California Sagebrush Artemisia dracunculus Tarragon I Baccharis glutinosa Baccharis sp. Mule Fat Baccharis Centaurea melitensis Tocalote I Cirsium sp. Thistle Haplopappus venetus Goldenbush Hemizonia fasciculata Tarweed I Heterotheca grandora Telegraph Weed Lactuca serriola Prickly Lettuce Malacothrix sp. Malacothrix I Picris echioides Bristly Ox-Tongue Xanthium strumarium var. canadense Cocklebur Brassica sp. mustard I Ricinus communis Castor Bean Erodium sp. Filaree Phacelia sp. Blue Bell Phacelia I Sisyrinchium bellum Blue-eyed grass Marrubium vulgare Horehound I Salvia mellfera Navarretia sp. Black Sage Navarretia Eriogonumfasciculatum ssp. fasciculatum California Buckwheat Rumex crispus Curly Dock I Salix sp. Willow Nicotiana glauca Tree tobacco I LI I I APPENDIX B I ALTA MIRA PARK WILDLIFE SPECIES LIST I I COMMON NAME BIRDS Turkey Vulture I Red-tailed Hawk American Kestrel California Quail I Mourning Dove Anna's Hummingbird Nuttail's Woodpecker I Black Phoebe Cassin's Kingbird I Scrub Jay American Crow Common Raven I Bushtit Bewick's Wren California Gnatcatcher I Wrentit Northern Mockingbird Orange-crowned Warbler I Yellow-ramped Warbler Rufous-sided Towhee I California Towhee Savannah Sparrow Song Sparrow White-crowned Sparrow I Dark-eyed Junco Western Meadowlark I Brewer's Blackbird Brown-headed Cowbird House Finch I Lesser Goldfinch SCIENTIFIC NAME Cathartes aura Buteo jainaicensis Falco sparverius Callipepla californica Zenaida macroura Calypte anna Picoides nuttallii Sayornis nigricans Tyrannus vociferans Aphelocoma coerulescens Corvus brachyrhynchos Corvus corax Psaltriparus minimus Thryomanes bewickii Polioptila calfornica Chamaea fasciata Mimus polyglottos Vermivora celata Dendroica coronata Pipilo 'erythrophthalmus Pipilo crissalis Ammodramus sandwichensis Melospiza inelodia Zonotrichia leucophrys Junco hyemalis Sturnella neglecta Euphagus cyanocephalus Molothrus ater Carpodacus inexicanus Carduelis psaltria 1 I I I I I I I I I I I I I I I I I I I COMMON NAME MAMMALS Coyote California Ground Squirrel Botta's Pocket Gopher Audubon's Cottontail Raccoon Meadow Mouse Western Fence Lizard APPENDIX B ALTA MIRA PARK WILDLIFE SPECIES LIST OA SCIENTIFIC NAME Canis latrans Sper,nophilis beecheyi Thomomys bottae Syvilagus audubonii Procyon lotor Microtis calfornicus Sceloporus occidentalis I I ATTACHMENT C STATUS DESIGNATIONS OF I SPECIAL INTEREST SPECIES California Native Plant Society (Smith and Berg 1988) List 1 = Plants of highest priority. I 1A = Plants presumed extinct in California. lB = Plants rare, threatened, or endangered in California and elsewhere. List 2 = Plants rare, threatened or endangered in California, but more common elsewhere. List 3 = Plants about which we need more information (A Review list). I List 4 = Plants of limited distribution (A watch list). I CNPS R-E-D Code (Rarity, Endangerment, & Distribution) R (Rarity) 1 = Rare, but found in sufficient numbers and distributed widely enough that the potential for extinction or extirpation is low at this time. I 2 = Occurrence confined to several populations or one extended population. 3 = Occurrence limited to one or a few highly restricted populations, or present in such numbers that it is seldom reported. E (Endangerment) 1 = Not endangered. 2 = Endangered in a portion of its range. 3 = Endangered throughout its range. I I I I I II] D (Distribution) 1 = More or less widespread outside California. 2 = Rare outside California. 3 = Endemic to California. Federal Species Designations FE = FT = PEE = Cli, = Cl = C2 = C3a 3b = C3c = State Species Designations I CE CT = CR = CFP I Federal listed, endangered. Federally listed, threatened. Currently proposed for listing as federally endangered. Category 1, candidate for listing; enough data are on file to support federal listing, but the plant is presumed extinct. Category 1, candidate for listing; enough data are on file to support the federal listing at this time. Category 2, candidate for listing; threat and/or distribution data are insufficient to support a federal listing at this time. Extinct Taxonomically invalid. Too widespread and/or not threatened. State listed, endangered. State listed, threatened. State listed, rare. State listed, fully protected. * Source: Smith and Berg (1988) I I I I I I I I I I I I I I I I I I I I I UT I IJAW111 MITIGATION PROGRAM CITY OF CARLSBAD Prepared for: City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-4859 Attention: Mr. Pat Entezari Prepared by: P&D TECHNOLOGIES 401 West A Street, Suite 2500 San Diego, CA 92101 Attention: Ms. Elyssa Robertson MAY, 1992 I I I I I 1 I I I 1 I I I I I I I I I TABLE OF CONTENTS Page Section 1.0 INTRODUCTION 2.0 GOALS OF THE MITIGATION PROJECT 3.0 GENERAL MITIGATION GUIDELINES 4.0 PLANT MATERIAL 5.0 PLANTING PROGRAM 6.0 SITE PROTECTION 6.1 COASTAL SAGE SCRUB 6.2 RIPARIAN HABITAT 7.0 MAINTENANCE 8.0 MONITORING 1 1 rol 7 I I I I I I I I I I I I I I I I 1 I I LIST OF TABLES Table Number Title 1 Coastal Sage Scrub Seed Mix LIST OF FIGURES Figure Number Title 1 Regional Map 2 Project Location 3 Alta Mira Park Plan Map- Alternative No. Al 4 Alta Mira Park Plan Map- Alternative No. A2 11 Page N. Page 2 3 4 5 I 1.0 INTRODUCTION I This manual describes the procedures for implementing and determining the success of the mitigation program for the construction impacts of the City of Carlsbad Alta Mira Park (figures 1 and 2). This report represents a detailed mitigation and monitoring program intended to be used by the project manager, onsite contractors and the monitoring biologist. The proposed project is the construction of a multi-use community park adjacent to Paseo del I Norte within the City of Carlsbad. The project will be constructed primarily within the existing agriculture area with a trail system through the native vegetation. I The implementation and monitoring will be completed in cooperation with a maintenance program. General observations will be important in documenting areas of poor growth or cover I and weed invasion. If necessary, the areas may be replanted or reseeded if the seeding does not germinate. Construction of the proposed park and associated trail will disrupt approximately .04 acres of I coastal sage scrub and 3.1 acres of disturbed coastal sage scrub (figures 3 and 4). Coastal sage scrub is known to support one pair of California gnatcatchers. In all areas where native habitat I is disturbed due to the construction activities of the proposed park, revegetation of the habitat will be required. This includes potential staging areas, haul roads, turn-arounds and other inadvertent l impacts. Revegetation associated with the trail through the coastal sage habitat is discussed in more detail below. The proposed trail crosses the drainage onsite. This drainage is primarily floodplain with I patches of riparian scrub throughout. The trail will be earthen within the floodplain and bridge the drainage. The construction of the trail and bridge will be intensively monitored during I construction. If any impacts do occur, then replacement of habitat will be required. I I -1- I U I I I I I I I I I I I I Mcwena l.sk I Ba,,eU Lake I I I F i No Scale Regional Map I I I I I I I I I I I I I I I I I , - ' -- \ . - -:• -:;2 - . -. T ! 1:Ji• IN MAW- Paloiall;-~~ TX1- 00 \ I - 0 23Ti a ter =A A**/zII - z :z:;; a ' \ 'Mira Alta 383 - Park Site 1'-. - - Tiler -----I 9 S/1 Ponto 41 51 '4 ... -, - -- \ . L- LAN / \.•. 4 I . ' ON BA IQLTITOS . .. 33 St it Ix FRZ \$?7 ' I Scale: 1"= 2000 Source: Base Map, 2000 Encinitas Quadrangle 1975. Figure 2 Project Location H ( \\&\ 1 " \ Y\1\\ thi >%- I U U Mixed Chaparral I I Limit of Grading I I Disturbed Coastal Sage Scrub I I Riparian Scrub I I Flood Plain I Riparian Scrub I I Disturbed Agriculture I I Riparian Scrub I I Coastal Sage Scrub * California Gnatcatcher Available Revegetation Areas 4 Scale: 1"= 100 Figure 3 Biological Resources for Proposed Alta Mira Park Alternative 1 / HI' L U I Mixed Chaparral I I Limit of Grading I I Disturbed Coastal Sage Scrub I I Riparian Scrub I Flood Plain I I Riparian Scrub I I Disturbed Agriculture I I Riparian Scrub I Coastal Sage Scrub I I e,rN. I Scale: 1" = 100 INA \UWk 4' \\tAi WP * California Gnatcatcher Available Revegetation Areas Figure 4 Biological Resources for Proposed Alta Mira Park Alternative 2 l~ I The California gnatcatcher, a proposed federal listed species occurs within the coastal sage scrub habitat. The following mitigation measures either reduce impacts to below a level of significance or avoid them all together. California gnatcatcher is associated with coastal sage scrub habitat onsite. In areas where this species occurs there is enough suitable adjacent habitat to support I these populations; however, revegetation is recommended due to the current sensitivity of this species. I 2.0 GOALS OF THE MITIGATION PROJECT I The primary goal of the mitigation program is to maintain the existing and adjacent natural I habitats from impacts associated with construction of the proposed park. Revegetation will be I conducted to aid the continued existence of the California gnatcatcher onsite. Natural habitats are considered a valuable resource to wildlife in the San Diego County area. In general, the plant I material would be considered established when the vegetation can survive with minimal care and be self-propagating. For this project, the coastal sage scrub needs to produce a cover of 80% or better at the end of two years to be considered successful. 3.0 GENERAL MITIGATION GUIDELINES I The construction zone will be clearly staked by the contractor, engineer and biologist. Native areas outside this area will be flagged and/or fenced to insure that inadvertent impacts do not I occur. The biologist will inform the foreman of the constraints of the area before construction begins. This staking will be conducted in all areas where there are sensitive resources I immediately adjacent to the proposed construction zone. All construction activity will be conducted within the grading envelope for the Alta Mira Park construction zone (i.e., no soil I storage, equipment storage, turnarounds, etc.). All trash will be removed from the manufactured slopes prior to revegetation. The contractor will take special care not to allow trash or the stockpile of other construction materials to occur I outside the grading envelope. I F, I 4.0 PLANT MATERIAL I Coastal sage scrub revegetation will occur at a 2:1 ratio. Revegetation areas suitable for coastal sage scrub are depicted on figures 3 and 4. A total of 0.08 acres is required. It is recommended, I however, that the manufactured slope adjacent to the drainage be revegetated to form a buffer and increase the biological value of the site. I All plant material will be purchased form a native plant nursery or wholesale seed company. I Seeds will be pre-mixed and scarified before shipment from the seed company. If a particular plant is not available, a substitute may be made in consultation with the biologist. All seeded I areas will be hydroseeded with a tackifying mulch. These areas can be hydroseeded with the native plant mix shown in Table 1. Hydroseed will be applied by a professional landscape contractor familiar with the most up-to-date methods of hydroseeding. In addition to hydroseed some container specimens may also be planted. These species are also listed in Table 1. 5.0 PLANTING PROGRAM Hydroseed with the proper seed mix and container specimens will be applied and planted in the late fall or early winter. This allows the minimum use of irrigation and the maximum use of natural rainfall. If this period for planting cannot be accommodated then a temporary irrigation system may need to be incorporated. This decision will be made by the monitoring biologist. No fertilizers or amendments will be added to the soil unless approved by the monitoring biologist and landscape architect. I LI I I -7- I U I I I I I LI I I Table 1 COASTAL SAGE SCRUB SEED MIX Lbs/Acre of Seed Species Common Name or Container Size! I Spacing Coastal Sage Scrub Artemisia caljfornica California Sagebrush 2 I Baccharis pilularis var. consan guinea Coyote Bush 1 I Eriogonum fasciculatum Flat-top Buckwheat 2 Eriophyllum confertflorum Golden-yarrow 3 Haplopappus venetus Coast Goldenbush 4 I Lotus scoparius Deerweed 4 Malosma laurina Laurel Sumac 2 Mimulus puniceus Monkeyflower 1 I Rhus integrifolia Lemonadeberry 2 Salvia mellifera Black Sage 1 gal container/3 feet Malosma laurina Laurel Sumac 1-5 gal container/10 feet I Rhus integrifolia Lemonadeberry 1 gal container/15 feet Heteromeles arbutjfolia Toyon 5 gal container/15 feet I I 6.0 SITE PROTECTION 1 6.1 COASTAL SAGE SCRUB I After the revegetation has been conducted, access to the areas will be restricted to the general public. This could be conducted through the use of aesthetically pleasing fences where access I may be attained. This will allow the establishment of the seeds and plants to begin growing for I several seasons. In addition, direct access to the high quality coastal sage scrub habitat from the trail should be restricted. 6.2 RIPARIAN HABITAT Riparian habitat is a highly sensitive habitat. The following efforts to protect the habitat outside the construction zone will be implemented. I -8- F1 I Before any construction begins, the impact area will be surveyed in and flagged for precise delineation of the grading limits with coordination of a biologist. I When the area is cleared of brush, a biologist must be present to ensure that impacts I outside of the staked area do not occur. I Temporary fencing will be constructed to ensure inadvertent impacts do not occur. Fencing is used to keep construction equipment and crews from impacting the drainage I habitat. I • During construction adjacent to this area, the monitoring biologist will periodically check to ensure no inadvertent impacts occur. I . After construction and before planting, the monitoring biologist will ensure that the final seedbed is suitable for the establishment of native habitat. 7.0 MAINTENANCE Maintenance of the revegetation areas will include weed abatement, trash removal, and a 90-day I mortality replacement. Weed abatement will include the hand removal of exotic weedy species that have the potential to out compete the native species being established. This will be I conducted by hand without the use of pesticides. Weeds to be removed will be identified by the monitoring biologist and may include eucalyptus, pampas grass, fountain grass and any other I ornamental species. I All trash from the construction crews will be removed daily to allow for the easy germination of the seedlings. If the general public is deterred from entering the area, then trash accumulation I will not become a problem. I Ninety days after the hydroseed has been installed, the monitoring biologist will check areas for non-germination. Areas that have not germinated will be flagged by the biologist and reseeded I I I by the contractor. A determination will be made as to why the area did not germinate and corrective action will be incorporated. I 8.0 MONITORING I The monitoring biologist will monitor the installation of the plant material and the maintenance I procedure outlined above. A log will be kept recording observations and conversations with contractors. Corrections that need to be completed will be noted and the project manager at the I City will be notified immediately. The monitoring biologist will monitor the correction as well. I Twice a year over a two-year period the monitoring biologist will check the revegetation area for cover. When an 80% cover is reached the vegetation is considered successful. Areas of the grading that are adjacent to wetland habitats will be monitored during construction I to ensure that no loss of this sensitive habitat occurs. This monitoring will take place at random times throughout the course of construction but at a minimum once every two weeks. Where revegetation is taking place, biological monitoring will be conducted to ensure the success I of the revegetation project. The monitoring will be conducted over a two-year period. Measurements will be taken to determine adequate growth and health of species planted. These ' will include but may not be limited to, groundcover percentage of the understory (hydroseed), and canopy cover of the container specimen. These measurements will give a quantitative I measurement for the success of the revegetation. To determine vegetative cover of the hydroseeded areas a number of lxi meter quadrants will be set up at random locations within I the revegetation area. These locations will be documented and remeasured each year. This quadrant sampling will aid in determining percent cover which can then be extrapolated to I determine cover over the entire site, with the goal being 80% cover after two years. All quantitative measurements should be conducted and analyzed by a qualified biologist. Depending on the size of the revegetation area, transect data collection may be more appropriate. In addition to the quantitative measurements, qualitative measurements will also be done. These will include a plant mortality check 60 days after planting, disease and pest control, and I I -10. I I determination if sufficient water is available to the plants. If, after the 60-day plant mortality check, there are species that have died or if hydroseeded areas have not germinated these areas I will be replaced with in-kind specimens. A determination will be made as to the reason for the death and remedial actions taken by the contractor. If, at any time during the two year monitoring, plant specimens die then they will be replaced with the same species and the same size container. I I I I I I I I I I I [1 -11-