HomeMy WebLinkAbout1998-04-01; Planning Commission; ; EIR 97-01| CUP 97-07| CDP 97-25| HDP 97-08| SUP 98-02 - CARLSBAD MUNCIPAL GOLF COURSEte City of CARLSBAD Planning Departme.
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: April 1, 1998
ItemNo.@
Application complete date: August 18, 1997
Project Planner: Christer Westman
Project Engineer: Ken Quon
SUBJECT: EIR 97-01/CUP 97-07/CDP 97-25/HDP 97-08/SUP 98-02 -CARLSBAD
MUNICIPAL GOLF COURSE -Request for recommendation of certification
of an Environmental Impact Report and recommendation of approval of CEQA
Findings of Fact, a Statement of Overriding Considerations, and a Mitigation
Monitoring and Reporting Program; and approval of a Conditional Use Permit,
Coastal Development Permit, Hillside Development Permit, and Special Use
Permit for the development of an 18 hole championship golf course with
clubhouse, practice facilities, and pads for future industrial/ golf related
development on approximately 397 acres located north of Palomar Airport Road,
east and west of College Avenue in Local Facilities Management Zones 5 and 8.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4251
RECOMMENDING CERTIFICATION of Environmental Impact Report EIR 97-01 and
ADOPT Planning Commission Resolutions No. 4252, 4253, 4254 and 4255 APPROVING
Conditional Use Permit CUP 97-07, Coastal Development Permit CDP 97-25, Hillside
Development Permit HDP 97-08 and Special Use Permit SUP 98-02 based on the findings and
subject to the conditions contained therein.
II. INTRODUCTION
This project is the development of a municipal golf course on City owned property within the
Planned Industrial and Open Space zones. The project has been reviewed consistent with the
California Environmental Quality Act through an environmental impact report. The proposal
includes 18 golf holes, a 22,000 square foot clubhouse, a 222 stall parking lot, driving range with
bunker lighting, freestanding maintenance and restroom facilities, relocation of a police shooting
range, and the creation of three pads for future development of planned industrial/golf related
uses. The proposed land uses are allowed within the Planned Industrial and Open Space zones
with a Conditional Use Permit. As conditioned, the proposed project is in compliance with all
applicable plans, ordinances, standards and policies. Staff supports the project as conditioned.
III. PROJECT DESCRIPTION AND BACKGROUND
The site is located north of Palomar Airport Road and on either side of College A venue. The
project is immediately east of Carlsbad Ranch/LEGO LAND and west of the Carlsbad Research
Center and Palomar Airport. Portions of the site are within Phase III of the Carlsbad Airport
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Centre, College Business Park, and the southern section of Veteran's Memorial Park. The
project encompasses approximately 397 acres and has a varied topography which is dominated
by rolling hills to moderately steep slopes. Portions of the site have been disturbed through
previously approved grading, active agriculture, easement and line maintenance by Southern
California Gas and Electric, and illegal encampments. Those areas which have not been
disturbed have varying degrees of significant and insignificant native and non-native vegetation.
Nearly 200 acres are non-native grassland, 80 acres are Diegan Coastal Sage Scrub and 20 are
southern willow scrub.
The environmental impacts have been assessed in accordance with the California Environmental
Quality Act. An Environmental impact report has been prepared which has identified all
potentially significant impacts associated with the project.
The site has final map approval for two industrial subdivisions. Those subdivisions do not serve
any benefit to the golf course project and will be adjusted so that proposed buildings do not
straddle property lines prior to the issuance of a grading permit.
The project has been designed to take access from Palomar Airport Road at Hidden Valley Road
which is currently under construction in association with the LEGOLAND Carlsbad project. The
entrance to the golf course parking lot and clubhouse is at the northern terminus of Hidden
Valley Road. The clubhouse is proposed as a split level two story structure. As seen from the
main entrance, it is a single story building and as seen from the south, it is two stories. The
upper levels house the foyer, bar and dining facilities as well as administrative offices and pro-
shop, while the lower level houses the locker rooms and equipment and cart storage.
The building is designed with some elements of a Victorian and Prarie style. There is an
extensive use of rock and wood. The roof material is proposed as metal standing seam. Cost is a
determining factor whether the roof material will be copper or painted metal.
The first of the front nine holes begins at the clubhouse. Holes two through seven are on the east
side of College A venue and are accessed via a proposed bridge which is 17 feet wide and has a
span over College Avenue of 127 feet. The design of the bridge includes materials and design
elements found on the clubhouse. Holes eight and nine parallel Palomar Airport Road and
Hidden Valley Road consecutively to return to the clubhouse. The first of three industrial pads is
located at the comer of Palomar Airport Road and Hidden Valley Road and is five acres in size.
All of the proposed Planned Industrial pads will require subsequent environmental and site plan
review. Adjacent to hole number nine is the practice facility which is approximately 11.5 acres.
The practice facility will have bunker style lighting for play in the evenings. It is also designed
so that balls may be hit from either direction.
The police shooting range has been relocated from a northeastern location to a northwestern
location. Access to the relocated shooting range will be from the northern terminus of Hidden
Valley Road. A long drive moves northerly and down a canyon from 240 feet above sea level to
an elevation of 120 feet above sea level. The shooting range including parking is approximately
four acres in size. 14 parking stalls will be provided.
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The back nine holes begin at the clubhouse and begin a zigzag down the north facing slopes to
the riparian area at the bottom of Marcario Canyon. A cart path crosses the riparian at four
locations to access holes 13, 14, 15, and 16 which are laid out parallel to the riparian area. A cart
path connects to hole 17 up the hill and then winds to the west to hole 18 and ultimately the
clubhouse.
Two industrial pads are proposed at the eastern edge of the site on either side of College A venue.
The pad on the north side of College Avenue is proposed at 8.4 acres and the pad south of the
road is 5 .9 acres. Both pads will be accessed from College A venue. A 72 foot roadway
easement has been provided adjacent to the pad south of College Avenue for access to a parcel
adjacent to the golf course property known as the Hieatt property.
The proposed project is subject to the following plans, ordinances, and standards as analyzed
within the following section of this staff report:
General Plan
Zoning Ordinance
Carlsbad Airport Center Specific Plan
College Business Park Specific Plan
Citywide Facilities and Improvements Plan
Local Coastal Program: Mello II Segment
McClellan-Palomar Airport Comprehensive Land Use Plan
IV. ANALYSIS
The recommendation for approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. Therefore, this section will
cover the project's compliance with each of the regulations above in the order in which they are
presented.
GENERAL PLAN
The project site has General Plan designations of Planned Industrial and Open Space. Planned
Industrial uses include those areas currently used for, proposed as, or adjacent to industrial
development, including manufacturing, warehousing, storage, research and development, and
utility uses. Agricultural and outdoor recreation uses on lots of one acre or more are considered
to be a proper interim use for industrially designated areas. Although the City considers the
project to be permanent, the project does not preclude development of the majority of the
property as industrial at a later date.
The Open Space and Conservation Element of the General Plan divides the broad definition of
Open Space into five categories. The Golf Course is within Category 3: Open Space for Outdoor
Recreation. As a priority for future open space planning, golf courses are a Category 5 citywide.
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Golf courses provide recreational opportunity and also contribute to overall open space
throughout the City.
A golf course was identified as a future recreation development project in the General Plan. The
City Council directed the Parks and Recreation Commission in March 1989 to incorporate the
recommendations of the Recreation Facility Financing Committee into the Parks and Recreation
Element of the General Plan. The recommendations included two municipal golf courses, one of
regulation size and a short course, as well as other recreation facilities. Development of this
regulation size golf course fulfills a need identified by the General Plan. The proposed golf
course, located within both an Open Space and Planned Industrial designation is consistent with
land uses contemplated for those areas as an outdoor recreational use.
One area of inconsistency with the General Plan Land Use Map is the Planned Industrial pad
located north of Palomar Airport Road. The underlying General Plan designation is both Open
Space and Planned Industrial. The conflict is with a portion of the pad which is in Open Space.
The conflict may be resolved by an adjustment to the Land Use Map concurrent with a lot line
adjustment which places the industrial pad entirely within the Planned Industrial designation.
Additionally, the Planned Industrial designated land which is not a part of the pad would be
designated as Open Space. These actions would effectuate a land swap which would result in a
greater acreage of General Plan Open Space designation.
ZONING ORDINANCE
Conditional Use Permit
Chapter 21.42 identifies golf courses as being allowed within all zones through the approval of a
Conditional Use Permit (CUP). In order for a CUP to be approved, certain findings must be
made.
The first is that the requested use is necessary or desirable for the development of the
community, is essentially in harmony with the various elements and objectives of the General
Plan, and is not detrimental to existing uses specifically permitted in the zone in which the
proposed use is located. The golf course is considered necessary for the development of the
community because the golf course will satisfy a mandate set by the passage of Prop H by the
citizens of Carlsbad requiring the development of public parks project including a municipal golf
course. A golf course is desirable because the City has a goal of providing a variety of
recreational opportunities to balance the community between places of work, residence and play.
The golf course satisfies the goals and objectives of the elements of the General Plan because as
stated in the section above, a golf course is identified as a future park development project. A
golf course at this location is compatible and not detrimental to existing and future uses for the
following reasons. To the north is the Veteran's Memorial Park which will ultimately be
developed as an outdoor recreation facility. To the west is LEGOLAND Carlsbad which is also
primarily an outdoor recreation facility. As a park facility, the golf course will provide a visual
benefit to the industrial development to the east and the residential deyelopment to the south. In
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addition, the open space at this location will provide convenient opportunities for outdoor
recreation to both the industrial and residential developments in the surrounding area.
The second criterion is that the site for the intended use is adequate in size and shape to
accommodate the use. Compliance with this criterion is evident because the golf course and
related components have all been designed within the boundaries of the project site. In addition,
the project complies with all of the applicable development regulations of the Carlsbad
Municipal Code. (See Table 1)
The third criterion requires that all yards, setbacks, walls, fences, landscaping, and other features
necessary to adjust (if necessary) the requested use to existing or permitted future uses in the
neighborhood will be provided and maintained. All of these features are a function of the site
plan. The project site plan does identify the locations of all buildings and therefore their setbacks
from property lines as well as the location of fencing and landscaping. The guarantee that these
improvements will be provided and maintained comes through the process of reviewing
construction documents and assuring conformance with the approved discretionary permits.
The fourth stated requirement of findings is that the street system serving the proposed use must
be adequate to properly handle all traffic generated by the proposed use. The street system
serving the golf course project includes Hidden Valley Road and Palomar Airport Road. Hidden
Valley Road is designed as a collector. It has a curb-to-curb width of 48 feet and a right-of-way
of 68 feet. Those components of the golf course which take their access from Hidden Valley
Road are expected to have a combined Average Daily Traffic (ADT) of approximately 2700.
The roadway has a design capacity of up to 10,000 ADT and the worst case projected Level of
Service (LOS) at the intersection of Hidden Valley Road and Palomar Airport Road in the year
2000+ is C in the P.M. peak. An LOS of C is considered acceptable.
The findings can be made for the approval of a golf course under a Conditional Use Permit.
Hillside Development Permit
This project has been reviewed for compliance with the hillside regulations applicable at the time
of project submittal as well as the newly amended regulations of Chapter 21.95. Chapter 21.95
requires that a Hillside Development Permit accompany any development proposal which
involves slopes of greater than 15 percent and an elevation differential greater than 15 feet in
height. A Hillside Development Permit may only be approved if the six hillside findings can be
made.
The first two findings require that hillside and undevelopable areas have been properly identified.
The proper identification of these circumstances are provided through the project submittal in the
form of a hillside conditions exhibit and a constraints exhibit. Both exhibits were provided as
required. Approximately 70 percent of the site is comprised of slopes between O and 24 percent,
18 percent of the slopes between 25 and 3 9 percent, and 12 percent of the slopes in grades over
40 percent.
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The third criterion is that the development must be consistent with the purpose, intent and
requirements of the Hillside Ordinance. The stated purpose and intent of the ordinance includes
the avoidance of substantial damage or alteration of significant natural resource areas;
preservation of the natural appearance of hillsides; consistency with the Open Space and
Conservation Element of the General Plan; prevention of erosion and protection of the lagoons
from excessive siltation; and assurance that development is compatible with existing topography.
Generally, the project has avoided substantial alteration of the site's natural resources in that
45% of the site will not be disturbed by grading. The location of the greatest disturbance is the
creation of the planned industrial pad north of College A venue. The location of the pad is
dictated by access points on College A venue. The proposed grading includes varying slope
ratios and heights which reflects the site's natural characteristics. Throughout the project,
disturbed slopes greater than 25% with significant habitat will be replaced by the preservation of
less steep slopes that are otherwise unprotected. Previous discussion elaborates on the project's
consistency with the Open Space and Conservation Element of the General Plan. Erosion control
is a standard function of the grading permit process. The project is consistent with the purpose
and intent of the Hillside Ordinance.
Criterion number four requires that no development or grading will occur in those portions of the
property which are undevelopable pursuant to the provisions of Section 21.53.230. The
undevelopable lands include beaches, permanent bodies of water, floodways, slopes greater than
40%, significant wetlands, riparian or woodland habitats, land subject to major power line
easements, land upon which other significant environmental features are located, and railroad
track beds. The intent of the restrictions to regulate the intensity of residential development
within hillside and other constrained lands. However, the disturbance of some of these areas is
allowed via State and Federal processes. Consistent with those State and Federal processes and
without being in conflict with the intent of the code section, the project does propose limited
disturbance within, significant wetlands, riparian habitat, and major power line easements.
The processes are regulated by the California Environmental Quality Act, the United States
Army Corps of Engineers and the United States Fish and Wildlife Service through the 404 permit
and the California Department of Fish and Game through the Streambed Alteration Agreement.
The significant wetlands and riparian habitat areas have been reviewed for environmental
significance through the Environmental Impact Report which has determined that the disturbance
of these areas can be mitigated to a level of less than significant. Mitigation measures consist of
the creation of wetland and riparian habitat to compensate for the impacts. The final mitigation
ratios may be more than what is required in the EIR Mitigation Monitoring and Reporting
Program and will be determined through the 404 permit and Streambed Alteration Agreement.
The result of the measures will be replacement of the impacted areas which is consistent with
past practice.
No structures are proposed within the major power line easements which is consistent with the
intent of reducing and/or eliminating long term exposure of persons to Electromagnetic Fields
and protecting the Utility easement for the expressed purpose of maintenance access.
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The fifth and sixth criteria relate to the project's design. The project must be designed to
minimize disturbance to hillside lands and substantially conform to the intent of the concepts
illustrated in the hillside design guidelines manual.
To the greatest extent possible, the project has undergone revisions to its grading concepts to
comply with the intent of the guidelines manual. Major slopes have been designed with variation
in vertical and horizontal pitch to reflect the surrounding natural topography.
The project impacts slopes greater than 25% which also contain significant habitat. These "dual
criteria" slopes have limited protection within the Local Coastal Program. As discussed later in
this staff report under the heading of Local Coastal Program Segment Mello II, this disturbance
can be allowed consistent with the Program policies and development standards.
Special Use Permit: Floodplain
It is the purpose of the Floodplain Management Regulations to promote the public health, safety
and general welfare, and to minimize public and private losses due to flood conditions in specific
areas by provisions designed to 1) protect human life and health; 2) minimize expenditure of
public money for costly flood-control projects; 3) minimize the need for rescue and relief efforts
associated with flooding and generally undertaken at the expense of the general public; 4)
minimize prolonged business interruptions; 5) minimize damage to public facilities and utilities
such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in
areas of special flood hazard; 6) help maintain a stable tax base by providing for the second use
and development of areas of special flood hazard so as to minimize future flood blight areas; 7)
insure that potential buyers are notified that property is in an area of special flood hazard; 8)
insure that those who occupy the areas of special flood hazard assume responsibility for their
actions; 9) recognize special floodplain areas as potential open space resources and encourage
compatible open space uses wherever possible.
The project has been designed consistent with the purpose of the Floodplain Management
Regulations, Section 21.110 of the Carlsbad Municipal Code. No watercourse will be altered
and no permanent structures are proposed within the floodplain. Development within the
floodplain consists of grading for golf holes and cart paths. Based on preliminary grading plans,
it has been determined that the extent of grading proposed for the creation of the golf holes and
golf cart paths will not constrict a floodway or adversely affect the carrying capacity of the
floodplain. These improvements will not be adversely affected by periodic flooding, nor will
they obstruct or hinder flooding within the floodplain. Specifically, the golf course is a
compatible open space use within the floodplain.
CARLSBAD AIRPORT CENTER SPECIFIC PLAN
The Carlsbad Airport Centre Specific Plan was approved as SP 181 in 1982. The golf course
project is located within Phase III of that plan. The specific plan is silent regarding conditionally
permitted uses yet refers to Chapter 21.42 (Conditional Uses) of the Carlsbad Municipal Code
regarding commercial uses within Area 2 designated areas. Chapter 21.42 therefore becomes the
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applicable regarding the regulation of conditionally permitted uses. Chapter 21.42 allows golf
courses within the Planned Industrial zone through the issuance of a Conditional Use Permit. A
golf course is therefore a conditionally allowed use within SP 181.
Development standards implement either the Specific Plan or the Zoning Ordinance Planned
Industrial Section 21.34. In each case, the more restrictive of the two has been used. The
following Table 1 illustrates the applicable standards and the project's compliance with those
standards.
TABLEl-DEVELOPMENTSTANDARDS
Standard Required Provided
Building Height 35-55* feet 45 feet
Palomar Airport Road 50 feet 1600+ feet
Setback
Hidden Valley Road Setback 35 feet average 240+ feet
Palomar Oaks Way Setback 35 feet average 40+ feet
Fence Height
Front Yard 36 inches NIA
Side Yard 6 feet 6 feet
Lot Coverage 50% < .003%
Parking
Golf Course 6 spaces per hole 108 108
Driving Range 80 tees 1 space per Tee 80 80
Pro Shop 980 sq.ft. 1 space per 300 square feet 4 10
Restaurant/Bar 1400 sq.ft. 1 per 100 square feet 14 24
* 55 feet is an allowed building height for architectural protrusions if the findings found in 21.34.070(1)can be
made.
As seen in the table above, the project is in compliance with the development standards of the
Planned Industrial zone. The project proposes habitable building height up to 35 feet and
architectural elements up to 45 feet. Both heights are within the standard allowance of the PM
zone and no special findings are required. Setbacks and parking have been provided over the
minimum requirement.
COLLEGE BUSINESS PARK SPECIFIC PLAN
The College Business Park was approved as SP 199 in 1991. Similar to the Carlsbad Airport
Centre the College Business Park Specific Plan allows the golf course as a conditionally
permitted uses found in section 21.34.030 (Planned Industrial) of the Zoning Ordinance and
Chapter 21.42 (Conditional Uses) by reference.
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Development standards within the College Business Park Specific Plan are carried over directly
from the Zoning Ordinance Planned Industrial Section 21.34 if they are more restrictive than the
specific plan. Compliance with those standards are illustrated in TABLE I above.
CITYWIDE FACILITIES AND IMPROVEMENTS PLAN
Development proposals which consist of facilities, or structures constructed by a city, county,
special district, state or federal government or any agency, department or subsidiary thereof for
governmental purposes are excluded from the provisions of Chapter 21.90 (Growth
Management) of the Municipal Code.
As a City project, the proposal is not subject to the requirements of Growth Management.
LOCAL COASTAL PROGRAM SEGMENT MELLO II
The project is located within the Mello II segment of the Carlsbad Local Coastal Program and is
also subject to the Coastal Resource Protection Overlay Zone. The intent of the overlay zone is
to supplement the underlying zoning by providing additional resource protective regulations
within designated areas to preserve, protect and enhance the habitat resource values of Buena
Vista Lagoon, Agua Hedionda Lagoon, Batiquitos Lagoon, and steep sloping hillsides; to
provide regulations in areas which provide the best wildlife habitat characteristics; to encourage
proper lagoon management; and to deter soil erosion by maintaining the vegetative cover on
steep slopes.
Development within the Coastal Zone requires the issuance of a Coastal Development Permit
consistent with the Local Coastal Program, the underlying zoning and applicable overlay zones.
The following table illustrates the applicable land use designations under the Local Coastal
Program (LCP):
LAND USES
LCP Land Use Plan Planned Industrial/Open Space
General Plan Planned Industrial/Open Space
Zoning Planned Industrial/Open Space
Discussion regarding the project's compliance with the City's General Plan and Zoning is found
in previous sections of this staff report. Discussion of the project's compliance with the
applicable LCP overlay zone follows:
Coastal Resource Protection Overlay Zone
The overlay zone identifies five areas of protection. They are 1) steep slopes and vegetation; 2)
drainage, erosion, sedimentation, habitat; 3) landslides and slope instability; 4) seismic hazards;
5) floodplain development.
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1. The overlay policy states that up to 10% of the total slopes in the coastal zone greater
than 25% possessing endangered plant/animal species and/or coastal sage scrub and
chaparral plant communities ( dual criteria slopes) may be disturbed in addition to steep
slope areas that are required to access flatter developable areas. The site contains 38.06
acres of coastal zone dual criteria slopes. 19.05 acres of dual criteria slopes will be
disturbed.
However, consistent with the intent of preserving the existing numbers of dual criteria
slopes, a re-vegetation plan will be implemented as part of an overall mitigation program
which will restore 19.83 acres of habitat on slopes over 25%. With the inclusion of the
re-vegetation mitigation, there will be a net increase in slopes over 25% with significant
vegetation. The project also follows the example of the approach to preservation of
slopes with habitat implemented by the Pacific Rim Specific Plan (Aviara). The Pacific
Rim example allowed the disturbance of steep slopes with habitat in exchange for
unprotected slopes with habitat. The advantage of preserving less steep slopes with
habitat versus steep slopes with habitat is that the less steep slopes typically have better
quality habitat.
The project, in contrast to the existing approvals for an industrial subdivision, has a lesser
impact to the dual criteria slopes. The existing approvals allow the disturbance of 23
acres of dual criteria slopes which is 4 acres more disturbance than proposed by the golf
course project.
2. An erosion, sedimentation and drainage report prepared by a qualified professional which
includes the requirements of the Model Erosion Control Ordinance reprinted in the
Appendix to the June 1980 Carlsbad Master Drainage Plan, all requirements of the
Master Drainage Plan and the additional requirements specifically enumerated in the
Coastal Resource Protection Overlay Zone must be submitted. The erosion control
measures of that report and the Coastal Resource Protection Overlay Zone must be
included as conditions of approval. These measures are incorporated in the City's
Grading Ordinance or are included as conditions of approval.
3. Development within 500 feet of areas identified as containing soils of the La Jolla group
shall require the submittal of additional geologic reports. The geotechnical investigation
prepared by Leighton and Associates did not indicate that there are soils onsite of the La
Jolla group which are susceptible to accelerated erosion. Therefore, additional reports are
not required. Stabilization of onsite soils is guaranteed through standard Grading
Ordinance erosion control measures.
4. Development of liquefaction-prone areas shall include site specific investigations done
addressing the liquefaction problem and suggesting mitigation measures. Because of the
soil types and topography, the site is not prone to liquefaction and therefore site-specific
investigations are not required.
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5. Within the coastal zone, within the 100 year floodplain, no or expanded permanent
structures are allowed. Only uses compatible with periodic flooding shall be allowed.
Minor grading for golf holes and cart paths as well as wetland restoration is proposed
within the 100 year floodplain. All of these uses will not be adversely affected by
periodic flooding.
The Local Coastal Program restricts the grading season to April through September. However,
past practices by the Coastal Commission and the absence of any mention of a grading
prohibition within the Coastal Act have led staff with the assistance of the City Attorney to
conclude that a grading restriction is a policy goal rather than a prohibition. Grading is
anticipated to be completed within the winter rainy season. The intent of the restriction on
winter grading is to protect downstream resources from siltation caused by erosion. The project
has been designed in conformance with the City Grading Ordinance which includes numerous
measures to guarantee the protection of downstream resources in the event of rain. A complete
prohibition of grading during the winter months (October 1 -April 1) would render the
development of the project infeasable. in that a restriction on grading during both the winter and
the gnatcatcher breeding season (February 15 -August 31) will effectively only allow the project
to be graded within the month of September.
Based on the above, the proposed project is in compliance with the requirements of the Local
Coastal Program.
MCCLELLAN-PALOMAR AIRPORT COMPREHENSIVE LAND USE PLAN
Portions of the golf course are within the Airport Flight Activity Zone. Development may occur
within the Flight Activity Zone with consideration of building height. The only building
proposed within the Flight Activity Zone is the maintenance building which is limited to
approximately 12 feet in height. The maintenance building will not conflict with airport
operations.
The maintenance building and open areas of play will be impacted by noise levels of 7 5 CNEL.
Neither of these project components are considered sensitive to noise and are therefore
considered acceptable uses.
Lighting proposed for the practice facility will be ground mounted bunker lights. The low profile
design of the lighting will not have an adverse affect on flight approaches or departures from the
airport.
The proposal is consistent with the airport land use plan.
V. ENVIRONMENTAL REVIEW
The environmental issues identified in the initial study are land use compatibility, biological
resources, traffic/circulation, air quality, hydrology/water quality, water resources, public
resources and utilities, archeological and paleontological resources, landform alteration/grading,
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hazards/EMF, and agricultural resources. A summary of the environmental impacts and
mitigation measures is provided in Table 2-1 of the Environmental Impact Report. A summary
comparison of impacts between the proposed project and alternatives is provided in Table 2-2 of
the Environmental Impact Report (EIR). Both Tables are attached as Attachments 8 and 9.
The Master Environmental Impact Report (MEIR) prepared for the City update of the General
Plan assumed the project site to be developed as an industrial subdivision. The impacts
attributed to those projects are assumed to be greater than those of the proposed golf course
project. None the less, based on data and conclusions of the EIR, the project will result in
cumulative impacts to air quality and traffic/circulation which cannot be fully mitigated.
Therefore a statement of overriding considerations pursuant to Sections 15093 and 15126(b) of
the CEQA Guidelines must be adopted. The statement has been included within the Findings of
Facts marked as Exhibit "B" of Resolution No. 4251.
Significant project level impacts have also been identified for biological resources, air quality,
hydrology/water quality, archeological and paleontological resources, landform alteration
/grading, and public services and utilities. These significant impacts can be reduced to a less
than significant level with the implementation of mitigation measures required by the Mitigation
Monitoring and Reporting Program. Prior to the issuance of a grading permit, separate permits
from the United States Army Corps of Engineers and the California Department of Fish and
Game must be obtained.
ATTACHMENTS:
1. Planning Commission Resolution No. 4251
2. Planning Commission Resolution No. 4252
3. Planning Commission Resolution No. 4253
4. Planning Commission Resolution No. 4254
5. Planning Commission Resolution No. 4255
6. Location Map
7. Background Data Sheet
8. Table 2-1
9. Table 2-2
8. Exhibits "I-JJ" Dated April 1, 1998 on file with the Planning Department
9. Draft EIR 97-01
10. Exhibits "A-H" Dated April 1, 1998
CW:nm:mh
: ' ' ~ ~~---,--r-----=------, __ __J .
CARLSBAD MUNICIPAL
GOLF COURSE
• I I I
• •
BACKGROUND DATA SHEET
CASE NO: EIR 97-01/CUP 97-07/CDP 97-25/HDP 97-08/SUP 98-02
CASE NAME: CARLSBAD MUNICIPAL GOLF COURSE
APPLICANT: CITY OF CARLSBAD
REQUEST AND LOCATION: Approval of an 18 hole championship golf course located north
of Palomar Airport Road and east and west of College A venue
LEGAL DESCRIPTION:
APN: Acres: _]2]_ Proposed No. of Lots/Units: _N~/A~----------
GENERAL PLAN AND ZONING
Land Use Designation: Planned Industrial/Open Space
Density Allowed: -"N-'-'-/=A=---------Density Proposed: -"N-'-'-/.::...:A=------------
Existing Zone: Planned Industrial/Open Space Proposed Zone: NI A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site PM/OS vacant
North OS vacant
South PM vacant
East PM industrial
West T-R LEGO LAND
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad ~~~------
Equivalent Dwelling Units (Sewer Capacity): ------------------
Public Facilities Fee Agreement, dated: -"N-'-'-/"'-'A=---------------------
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued ___________________ _
[g] Environmental Impact Report, dated ~N_o~v_e_m_b_er_l 9_9_7 ___________ _
D Other _______________________ _
TABLE 2-1
ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
I. '4Jitav~idabi~::S~ificant.$nWr~~eii~limp~~-(L~~utAgency ~ issue::':1Stat~nt of Overriding
· ·.:Cons1der.atio.ns1\under:Sectioii'::1S093 anct1S126(b>·of'.the::State·CEQA Guidelines,if the··agency determines these
: ..efteets·are,:~ignifi~·.ancl·wlshes tcf~pprove:.the::p~ject) •.. ; ... · .. · . : ..... ·. : '
.. -,::-... •: .. : : .... :·:.:;.. . ::-. =::::=_:: . :· : . . . . ~ . -... ·. . . -·: -:~ ... : :. ·-.. :: : '.:::. ·-. . _· ·_: :·--· ·:· ·=-... : . . :-. _-:::· -. .-. '
Cumulative Significant Air Quality Impact
Because the project site is located in a non-attainment air basin for ozone and PMlO, the proposed project would result in air emissions that would
exacerbate the cumulative regional air pollution situation. Due to the project's location in a non-attainment air basin, the long-term cumulative air
quality impact will remain significant.
Cumulative Significant Traffic/Circulation Impact
Although the proposed project will result in less traffic than existing planned land uses for the project site, the project will increase traffic over the
existing condition. Regional related circulation impacts are considered cumulatively significant because of the failure of intersections at buildout of the
General Plan due to regional through-traffic, therefore the proposed project's contribution, although small, will still contribute to a significant
cumulative impact.
··;, ..
II. Significant'Environmentallm~ct$ That'·Can.Be'Avoided or Mitigated{Section 15_126(c) of'the State CEQA
Guidelines). .: .... · . .. ·. . . . , .... . :_· ·" . ·:::--:,
BIOLOGICAL ·RESOURCES
Environmental Impact
The proposed project will result in grading and development that will impact sensitive vegetation on-site including Diegan Coastal Sage Scrub, Native
Grassland, Southern Willow Scrub, Mule Fat Scrub, Riparian Herb and Freshwater Marsh. Additionally, the project will impact sensitive plant and
animal resources including Blockman's Dudleya, Thread-leafBrodiaea, San Diego Thommint, Borrowing Owl and California Gnatcatcher.
Mitigation Measures
Sage Scrub Restoration
I. Sage scrub impacts shall be mitigated at a I: I basis on-site. One possible location is within a· broad area of non-native grasslands in the
southeastern comer of the site which is proposed for biological open space. The grasslands here should be converted to sage scrub. Impacts to
native grasslands can be ameliorated by including grassland components in the sage scrub restoration.
Maritime Chaparral/Lewis' Evening Primrose Protection
2. The area of maritime chaparral in the mapped polygon of chaparral which includes the Del Mar Manzanita (located in proximity to holes 5 and
6) shall be staked before grading and monitored by a qualified biologist during grading in this area.
Wetland Habitat Restoration
3. An approximately 3.5 acre area north of Macario Creek has been set asi~e for wetland habitat creation. If Non Wetland Waters of the U.S. are
required to be mitigated at a I: 1 ratio (0.66 acre), and Southern Willow Scrub is mitigated at a 2: 1 ratio (impacts 0.82 or 1.64 acres of
mitigation), the total wetland mitigation needs of the project would be 3.83 acres. The mitigation area shall be expanded along the northern side
of Macario Creek to accommodate this additional wetland mitigation need generated bv this oroiect (3.83 acres).
Carlsbad Municipal Golf Course
Draft EIR
2-3 City of Carlsbad
November 1997
Sensitive Plants
~ .. TABLE 2-1
ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
(Continued)
4. Prior to grading or clearing of the project site, a focused survey shall be conducted (approximately early-to mid-May) by a qualified biologist to
determine the presence/absence of thread-leaf Brodiaea and San Diego Thommint. If present, the brodiaea or thommint could necessitate
relocation (if found in v~ry limited numbers) or avoidance (if a substantial population is found to be present on-site). Recommendations shall be
provided by the biologist as part of the survey and shall be implemented by the City prior to issuance of a grading permit.
5. Prior to grading or clearing of the project site, a focused survey shall be conducted (approximately early May) to determine the presence/absence
of Blochman's Dudleya. If present, the dudleya could necessitate relocation (if found in very limited numbers) or avoidance (if a substantial
population is found to be present on-site). Recommendations shall be provided by the biologist as part of the survey and shall be implemented
by the City prior to issuance of a grading permit.
Sensitive Animals
6. Prior to grading or clearing of the project site, focused surveys shall be conducted by a qualified biologist to determine the presence/absence of
Burrowing Owls, which are potentially nesting on-site. The presence of nesting birds could require relocation of owls and/or other measures to
reduce the impact to a level less than significant. A focused survey should be able to determine if the area is actively utilized by the owls, or
has been recently abandoned. Recommendations shall be provided by the biologist as part of the focused survey and shall be implemented by the
City prior to issuance of a grading permit.
7. Prior to grading or clearing of the project site, a survey shall be conducted by a qualified biologist to define the Coastal California Gnatcatcher
use areas in so far as such areas regularly overlap with proposed golf course fairways. The purpose of the survey is to identify use areas in
relation to the proposed open space system of the golf course, and to verify that interstitial areas between links and peripheral areas to links are
well configured to maintain adjacent gnatcatcher usage. If necessary, recommendations to enhance the use areas through coastal sage scrub
revegetation of existing non-native grasslands shall be provided by the biologist as part of the survey and shall be implemented by the City prior
to issuance of a grading permit.
Agency Permits
8. Prior to grading or clearing, the project shall obtain applicable resource agency permits which include the 401 Regional Water Quality Board
certification, a Section 1601 Streambed Alteration Agreement (Department of Fish and Game), and a U.S. Army Corps of Engineers 404
permit. An on-site conservation plan shall also be prepared and approved by the City if the City's pending HMP is approved.
Corridor Mitigation Measures
9. Open space design and connectivity should focus on retaining and creating as broad a riparian corridor as possible along the site's primary
drainage which intersects the peripheral salt marsh habitat around the southern periphery of Agua Hedionda Lagoon. Potential constrictions
(i.e., a narrowing of existing native habitat) on golf holes #12 and #13, #15 and #16, and #16 and #17 were noted based on the current golf
course design. Some potential exists to enhance these narrower locations to ameliorate corridor widths:
Between the fairways for Links #16 and #17 is a constriction of approximately 150 feet. The northernmost portion of Link #17 requires a
manufactured slope which can be enhanced when completed by planting sage scrub and thereby adding approximately another 100 feet of
habitat to the width of the corridor at this constriction. Broadening the habitat area here will reduce the "edge effects" to wildlife habitat
associated with irregular boundaries.
Open space connectivity to off-site areas south of Palomar Airport Road shall be improved by planting sage scrub in the sizeable tracts of
non-native grasslands shown as biological open space in the design.
Carlsbad Municipal Golf Course
Draft EIR
2-4 City of Carlsbad
November 1997
TABLE2-1
ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
(Continued)
• Between fairways for links #12 and #13 is an existing narrow of the riparian corridor of approximately 200 feet with riparian habitat in
Macario Canyon Creek. Planting of native trees flanking the fairways and abutting the wetlands will add additional cover. A similar
situation occurs between Links #15 and #16 where the existing corridor narrows to 100 feet.
• The corridor connection crossing College Boulevard is approximately 300 feet in width on the south side of the road. Use of barrier
fencing shall be discouraged on either side of College ~t this juncture, and native vegetation shall be enhanced on both sides to provide
additional cover. If local road requirements. demand fencing or security measures, barriers other than standard cyclone fencing should be
considered to allow some limited mammal movement north to south. This corridor is primarily planned for avian use.
• The greens for Link #12 does encroach into riparian habitat. It shall either be removed from the riparian woodland via a redesign or
mitigated through restoration of habitat at another location on-site.
• The northern golf cart crossing through riparian woodlands between Links #12 and #13 shall be located to the least impactive route.
• The use of golf course lighting might restrict nocturnal mammal and reptile activities in areas of biological open space. Such impacts can
be ameliorated through appropriate engineering design.
• Use of herbicides, pesticides, and fertilizers on the golf course shall be addressed within a maintenance plan to ensure that minimal impacts
occur to the riparian habitat in Macario Canyon, as well as immediately downstream in Aqua Hedionda Lagoon.
Impact After Mitigation
Implementation of Mitigation Measures 1 through 9 will reduce the impact to sensitive biological resources to a level less than significant.
:AIR··QUALITY
Environmental Impact
Shon-term impacts to localized air quality would result from construction of the proposed project as a result of fugitive dust generated by clearing and
grading activities and from tailpipe emissions caused by construction.equipment and vehicles.
In the long-term, development anticipated to occur on the project site will generate additional vehicular traffic that will generate mobile source
emissions. Additionally. the proposed project will result in the generation of stationary source emissions in the region through on-site consumption of
energy.
Mitigation Measures
Short-Term Mitigation
1. During grading and construction, the project developer shall comply with the following:
a. During grading, clearing, earth moving or excavation, maintain equipment engines in proper tune.
b. After clearing, grading, earth moving, or excavation:
1) Wet area down, sufficiently enough to form a crust on the surface with repeated soakings, as necessary to maintain the crust and
prevent dust pick up by the wind.
2) Spread soil binders; and
3) Implement street sweepinl( as necessary.
Carlsbad Municipal Golf Course
Draft EIR
2-5 City of Carlsbad
November 1997
..
TABLE2-1
ENVIRONMENTAL ™PACTS AND MITIGATION MEASURES
(Continued)
c. During construction:
I Use water trucks or sprinkler systems to keep all areas where vehicles move damp enough to prevent dust raised when leaving the site;
2) Wet down areas in the late morning and after work is completed for the day;
3) Use low sulfur fuel (.05% by weight) for construction equipment.
2. Revcgetation of exposed soils on-site due to grading activity shall take place as early as feasible in order to miniini.ze wind erosion.
Long-Term Mitigation
3. The following measures shall be implemented and incorporated into project design.
• Provide shade trees to reduce building/heating cooling needs;
• Use energy efficient and automated controls for air conditioning;
• Use energy-efficient low-sodium parking lot lights.
Impact After Mitigation
Implementation of Mitigation Measures 1 and 2 will reduce the shon-tcrm air quality impact as a result of construction activity to a level less than
significant.
Implementation of Mitigation Measure 3 will reduce the project-specific air quality impact to a level less than significant.
The impact of the proposed project to sensitive receptors will be less than significant.
HYDROLOGY/WATER=QUALITY
Environmental Impact
The proposed project will alter the existing hydrological conditions of the site. Grading of the project site will expose soils and may result in
increased erosion and sedimentation, resulting in short-term impacts to .surface water quality. Development will create impervious surfaces that could
impact the quality of runoff as a result of the accumulation of pollutants during the dry period and the use of fertilizers on the golf course.
Mitigation Measures
1. The recommendations contained in the "Preliminary Hydrology Study for the Carlsbad Municipal Golf Course" (P&D/CTE Engineers,
September 10, 1997) shall be implemented. These recommendations consist of the following measures:
a. A final drainage report shall be completed in conjunction with final grading and drainage plans. This report shall perform a hydraulic
grade line analysis for all proposed storm drains, and a confirmation of adequacy for existing storm drain to remain.
b. ,In the Macario Canyon, proposed bridges and/or culverts shall be analyzed using the HEC-11 water surface profile computer program
to determine culvert sizes and bridge heights. A one foot minimum freeboard shall be provided from the 100 year water surface.
c. Improvements to existing storm drains as indicated in the preliminary hydrology study shall be completed with the final grading plans
or improvement plans, whichever is applicable.
d. Any storm runoff during construction shall be in conformance with the NPDES permit for the City of Carlsbad .
2. A program of "Best Management Practices" for the elimination and reduction of pollutants which enter into and/or are transported within
storm drainage facilities shall be implemented for the golf-related commercial, planned-industrial, club house, and conference center
portions of the project.
Carlsbad Municipal Golf Course
Draft EIR
2-6 City of Carlsbad
November 1997
TABLE2-1
ENVIRONMENTAL IMPACTS AND MITIGATION :MEASURES
(Continued)
Impact After Mitigation
Implementation of Mitigation Measures 1 and 2 will reduce the impact to hydrology/water quality to a level less than significant .
.. : •'
·::, ··. ··--.. -. -·.·-·
Environmental Impact
·:.,·.·.· . . ;·:•
· .. :-::/PUBLIC::SERVIC.ES .AND :YTJLITIES
The proposed project will impact fire/emergency service if adequate emergency vehicle access is not provided throughout the golf course.
Mitigation Measures
1. An emergency vehicle access plan shall be prepared and submitted to the City of Carlsbad Fire Department for approval. The plan shall
identify the location of available access points onto the course from Palomar Oaks Way, College Boulevard, Palomar Airport Road,
Hidden Valley Road and Faraday Avenue.
Impact After Mitigation
Implementation of Mitigation Measure 1 will reduce the impact to emergency vehicle access to a level less than significant.
:ARCHAEOLOGICAL::AND PALEONTOLOGICAL RESOURCES
Environmental Impact
The project site contains 11 previously recorded and 4 newly recorded cultural resource sites. Implementation of the proposed project will require
grading which will impact significant cultural resource sites SDI-8303 A/H, SDI-6833, SDI-8694, SDI-8797, GC-S-3 and GC-S-4.
The proposed project will not result in a significant impact to sites GC-S-1, GC-S-2, SDI-8688, SDI-6834, SDI-8690, SDI-8691, SDI-8692, and SDI-
9095.
Development of the project site will require earthwork which may result in impacts to paleontological resources. The project is underlain by
geological deposits with a potential for producing significant paleontological resources.
Mitigation Measures
Archaeological Resources
1. a. Prior to site grading, a qualified archaeologist shall be retained by the City to determine the significance/importance of the portion of
sites SDI-8303 A/H, SDI-6833, SDI-8694, SDI-~97, GC-S-3 and GC-S-4 that will be impacted by grading activity. The
determination of significance/importance shall be made through a testing program and shall be consistent with City of Carlsbad and
CEQA criteria. The testing program shall consist of surface collection of artifacts, recording of milling· features, excavation of shovel
test pits and lxl meter units to determine site size, depth, content, integrity and potential to address important research questions. A
report shall be prepared summarizing the results of the testing program. The report shall contain recommendations for data recovery
for sites that are determined to be significant/important under City of Carlsbad and CEQA criteria.
b. A data recovery program shall be implemented for any sites determined ~o be significant based on the results of the testing program
for sites SDI-8303 A/H, SDI-6833, SDl-8694, SDI-8797, GC-S-3, and GC-S-4. The data recovery program shall be implemented in
accordance with the recommendations for data recovery as provided in the testing reoort required under Mitigation Measure 1 a.
Carlsbad Municipal Golf Course
Draft EIR
2-7 City of Carlsbad
November 1997
TABLE 2-1
ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
(Continued)
Paleontological Resources
2. Prior to issuance of a grading permit for any portion of the project site, a qualified paleontologist shall be retained by the City to carry out
an appropriate mitigation program. (A qualified paleontologist is defined as an individual with an MS or Ph.D. in paleontology or geology
who is familiar with paleontological procedures and techniques.)
3. A qualified paleontologist shall be present at the pre-construction meeting to consult with the grading and excavation contractors.
4. A paleontological monitor shall be on-site a minimum of half-time during the original cutting of previously undisturbed sediments to
inspect cuts for contained fossils. In the event that fossils are discovered, it may be necessary to increase the per/day in field monitoring
time. Conversely, if fossils are not being found then the monitoring should be reduced. (A paleontological monitor is defined as an
individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall work under the direction
of a qualified paleontologist.)
5. When fossils are discovered the paleontologist (or paleontological monitor) shall recover them. In most cases, this fossil salvage can be
completed in a short period of time. However, some fossils specimens (such as a complete large mammal skeleton) may require an
extended salvage period. In these instances the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, diven, or
halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovery of small fossil remains, such
as isolated mammal teeth, it may be necessary in certain instances, to set up a screen-washing operation on the site.
6. Fossil remains collected during the monitoring and salvage portion of the mitigation program shall be cleaned, repaired, soned, and
cataloged.
7. Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall either be deposited (as a donation) in a scientific
institution with permanent paleontological collections such as the San Diego Natural History Museum or retained by the City and displayed
to the public at an appropriate location such as a library or City Hall.
8. A final summary report shall be completed and retained on file at the City that outlines the results of the mitigation program. This report
shall include discussions of the methods used, stratigraphic section (s) exposed, fossils collected, and significance of recovered fossils.
Impact After Mitigation
Implementation of Mi~gation Measure 1 will reduce the impact to sites SDI-8303 A/H, SDI-6833, SDl-8694, SDl-8797, GC-S-3 and GC-S-4 to a
level less than significant.
The proposed project will not result in a significant impact to sites GC-S-1, GC-S-2, SDI-8688, SDI-6834, SDI-8690, SDI-8691, SDI-8692 and SDI-
9095.
Implementation of Mitigation Measures 2 through 8 will reduce the impact to paleontological resources to a level less than significant.
LANDFORM ALTERATION/GRADING
Environmental Impact
As indicated in the grading plan, an excessive amount of fill is proposed adjacent to College Boulevard for the creation of one of the future planned
industrial/golf related development pads. This amount of fill, and the creation of a 70 foot fill slope is inconsistent with the Hillside Ordinance, and
the imoact is considered siimificant.
Carlsbad Municipal Golf Course
Draft EIR
2-8 City of Carlsbad
November 1997
TABLE2-1
ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
(Continued)
Mitigation Measures
1. The proposed project shall comply with the hillside development and design slalldards as set forth in Section 21.95.060 of the City's zoning
code. Section 21.95.060 requires that contour grading techniques shall be used to provide a variety of both slope percentage and slope
direction in a three-dimensional undulating pattern similar to existing, adjacent namral terrain. 1n no case shall a straight, flat, cut or filled
slope face greater than thirty feet in height or two hundred feet in length be created.
Impact After Mitigation
lmolementation of Mitie:ation Measure 1 will reduce the irnoact to landform alteration/1m1dinu to a level less than siunificant .
. ·
.Ill. ·.J~pacts 'considered ._but found-to :be::less than: significant: ·: .. :-. . . . . .·:
-:
Land Use Compatibility
Traffic/Circulation
Water Resources
Police
Sewer/Wastewater
Schools
Gas/Electric
Hazards/EMF
Agricultural Resources
Carlsbad Municipal Golf Course
Draft EIR
2-9 City of Carlsbad
November I 997
• •
r. • TABLE2-2
COMPARISON OF PROPOSED PROJECT AND ALTERNATIVES
Impacts Proposed Alternative I Alternative 2 Alternative 3 Alternative 4
Project No project/ Existing Alternative Alternative
Will Project Result In: No GP/SP Location Design
Development Designations
I. Land Use Compatibility
Significant Impact? No No No No No
Mitigation Required? No No No No No
Impact After Mitigation NIA NIA NIA NIA NIA
2. Biological Resources
Significant Impact? Yes No Yes Yes Yes
Mitigation Required? Yes No Yes Yes Yes
Impact After Mitigation -NIA ---
3. Traffic/Circulation
Significant Impact? No No Yes No No
Mitigation Required? No No Yes No No
Impact After Mitigation -I NIA •2 -I ---I
4. Air Quality
Significant Impact? Yes No Yes Yes Yes
Mitigation Required? Yes No Yes Yes Yes
Impact After Mitigation .2 NIA .. 2 •2 •2
s. Hydrology/Water Quality
Significant Impact? Yes No Yes Yes Yes
Mitigation Required? Yes No Yes Yes Yes
Impact After Mitigation -N/A -----
6. Water Resources
Significant Impact? No No No No No
Mitigation Required? No No No No No
Impact After Mitigation N/A N/A N/A N/A N/A
n/a No Mitigation Applied -Less Than Significant • Significant, Not Fully Mitigable
1 Project-specific impact less than significant. Cumulative impact significant and unmitigable.
2 Project-specific impact significant, mitigation required. Cumulative impact significant and unmitigable.
Carlsbad Municipal Golf Course
DraftE/R 2-10
City of Carlsbad
November 1997
TABLE2-2
COMPARISON OF PROPOSED PROJECT AND ALTERNATIVES
(Continued)
Impacts Proposed
Project
Will Project Result In:
7. Public Services and
Utilities
Significant Impact? .Yes
Mitigation Required? Yes
Impact After Mitigation -
8. Archaeological and
Paleontological
Resources
Significant Impact? Yes
Mitigation Required? Yes
Impact After Mitigation -
9. Landform Alteration
Significant Impact? No
Mitigation Required? No
Impact After Mitigation NIA
10. Hazards/EMF
Significant Impact? No
Mitigation Required? No
Impact After Mitigation NIA
11. Agricultural Resources
Significant Impact? No
Mitigation Required? No
Impact After Mitigation NIA
n/a No Mitigation Applied -Less Than Significant
* Significant, Not Fully Mitigable
Carlsbad Municipal Golf Course
Draft EIR
Alternative 1
No project/
No
Development
No
No
NIA
No
No
NIA
No
No
NIA
No
No
NIA
No
No
NIA
2-11
Alternative 2
Existing
GP/SP
Designations
Yes
Yes
-
Yes
Yes
-
Yes
Yes
-
No
No
NIA
Yes
Yes
-
Alternative 3
Alternative
Location
Yes
Yes
-
Yes
Yes
-
No
No
NIA
No
No
NIA
No
No
NIA
Alternative 4
Alternative
Design
Yes
Yes
-
Yes
Yes
-
No
No
-
No
No
NIA
No
No
NIA
City of Carlsbad
November 1997