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HomeMy WebLinkAboutEIR 05-05; PONTO BEACHFRONT VILLAGE VISION PLAN; Environmental Impact Report (EIR)(Final-Part 1); 2007-08-01 PONTO BEACHFRONT VILLAGE VISION PLAN FINAL ENVIRONMENTAL IMPACT REPORT SCH# 2007031141 EIR 05-05/GPA 05-04/LCPA 05-01/DI 05-01 Prepared For: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, California 92008 Contact: Christer Westman, Project Manager (760) 602-4614 Prepared By: RBF Consulting 9755 Clairemont Mesa Boulevard, Suite 100 San Diego, California 92124 (858) 614-5000 FAX (858) 614-5001 RBF JN 25-101951.001 August 2007 READER’S GUIDE Ponto Beachfront Village Vision Plan Reader’s Guide Draft: April 2007; Final: August 2007 Page 1 Reader’s Guide to the Final EIR For the Ponto Beachfront Village Vision Plan Public Review and Comment Period The Draft Environmental Impact Report (EIR) was circulated for public review from April 12, 2007 to May 29, 2007 (a 45-day review period). A total of 52 comment letters were received by the City of Carlsbad, Planning Department within the review period. The Responses to Comments document is included with the Final Environmental Impact Report (Final EIR). The EIR is available for review at the City of Carlsbad, Planning Department located at 1635 Faraday Avenue, Carlsbad, California 92008. REVISIONS TO THE DRAFT EIR Based on comments received during the public review period changes were made to the text of the EIR. A new alternative was added to Section 6.8 of the EIR. This alternative was added to address comments regarding additional open space in the southern portion of the vision plan area. In addition to the new project alternative, changes were made to Sections 5.2, 5.4, 5.5, 5.6, and 5.11 of the Draft EIR. These changes include revisions and updates to mitigation measures based on comments received from the Wildlife Agencies (Section 5.2) and comments from the public. A mitigation measure was deleted from Section 5.4 because evidence in the record demonstrates that it is unnecessary. Mitigation measures were added to Section 5.5 based on public comments to reduce noise. Additional discussion was added to Section 5.6 to provide additional detail on how traffic mitigation would be implemented. An additional mitigation measure was added to clarify how traffic impacts would be mitigated. Additional discussion was added to Section 5.11 to amplify the discussion of offsite land uses. Other changes to the draft EIR include revisions to some mitigation measures to make the measures more specific and to identify the specific timing of the measure. Other minor changes were made in various chapters throughout the document to clarify wording or to correct typographical errors. Of the technical studies prepared for the Draft EIR, only minor changes to the technical traffic study were necessary based on comments from the public design. Changes included evaluating additional cumulative projects, and preparing a freeway analysis as requested by Caltrans. All technical reports and related documents are available for review at the City of Carlsbad, Planning Department located at 1635 Faraday Avenue, Carlsbad, California 92008. INTRODUCTION TO THE FINAL EIR This document is a Final Environmental Impact Report (Final EIR), which reviews and analyzes the potential environmental impacts that could result from implementation of the proposed Ponto Beachfront Village Vision Plan. In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15002, an EIR is the public document used by the approving governmental agency to analyze significant environmental effects of a proposed project, to identify the project alternatives, and to disclose possible ways to reduce or avoid the possible environmental damage. The EIR itself does not control READER’S GUIDE Ponto Beachfront Village Vision Plan Reader’s Guide Draft: April 2007; Final: August 2007 Page 2 the way in which a project can be developed or constructed; rather, the governmental agency must respond to the information contained in the EIR by one or more of the seven methods outlined in Section 15002(h) of the CEQA Guidelines, which include: 1. Changing the proposed project; 2. Imposing conditions on the approval of the project; 3. Adopting plans or ordinances to control a broader class of projects to avoid the adverse changes; 4. Choosing an alternative way to meet the same need; 5. Disapproving the project; 6. Finding that changes in, or alterations to, the project are not feasible; 7. Finding that the unavoidable significant environmental damage is acceptable, as provided in Section 15093 of the CEQA Guidelines. Responses to Comments The Response To Comments includes all comments received on environmental issues raised during the public review process for the Draft EIR and the City’s responses to comments. The Response To Comments are located in the beginning of the Final EIR. Each comment received is assigned a comment number, and its corresponding response is assigned the same number. On each page, each response is located in the column adjacent to the comment to which it responds. LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-1 August 2007 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE DRAFT ENVIRONMENTAL IMPACT REPORT A draft version of this Environmental Impact Report (DEIR) was circulated for public review from April 12, 2007 to May 29, 2007 (a 45-day review period). The following is a list of the names and addresses of persons, organizations, and public agencies that submitted comments to the City of Carlsbad for consideration: NAME ADDRESS Federal Agencies 1. US Fish and Wildlife Service (USFWS) Carlsbad Fish and Wildlife Office 6010 Hidden Valley Road Carlsbad, California 92009 State Agencies 2. CA Department of Fish and Game (CDFG) South Coast Region (Submitted concurrently with USFWS) 4949 Viewridge Avenue San Diego, California 92123 3. CA Department of Parks and Recreation San Diego Coast District 4477 Pacific Highway San Diego, California 92110 4. CA Department of Transportation District 11 4050 Taylor Street, M.S. 240 San Diego, California 92110 5. Native American Heritage Commission 915 Capitol Mall, Room 364 Sacramento, California 95814 6. Public Utilities Commission 320 West 4th Street, Suite 500 Los Angeles, California 90013 County, City, and Other Local Agencies 7. City of Encinitas 505 South Vulcan Avenue Encinitas, California 92024-3633 8. San Diego Association of Governments 401 B Street, Suite 800 San Diego, California 92101-4231 9. San Diego County Archaeological Society, Inc. P.O. Box 81106 San Diego, California 92138-1106 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-2 August 2007 10. San Diego Gas and Electric (SDG&E) Land Planning & Natural Resources 8315 Century Park Court San Diego, California 92123 11. San Luis Rey Band of Mission Indians 1889 Sunset Drive Vista, California 92081 Organizations 12. Batiquitos Lagoon Foundation P.O. Box 130491 Carlsbad, California 92013-0491 13. Leucadia-Encinitas Highway 101 Main Street Association 320 North Coast Highway 101 Encinitas, California 92024 14. San Pacifico Area “A” Association 9610 Waples Street San Diego, California 92121-2992 15. Surfrider Foundation – San Diego County Chapter P.O. Box 1511 Solana Beach, California 92075 Individuals 16. Bob Lipsey (Comments from B. Lipsey sent care of: Worden Williams, 462 Stevens Avenue, Suite 102, Solana Beach, California 92075) 17. Phillip S. Rosenberg 501 Halsing Court Carlsbad, California 92011 18. Craig K. Beam Jackson/DeMarco/Tidus/Peterson/Peckenpaugh Westlake Village Office 2815 Townsgate Road, Suite 200 Westlake Village, California 91361 (Comments from C. Beam sent care of: Howes, Weiler and Associates, 5927 Balfour Court, Suite 202, Carlsbad, California, 92008) 19. Bill Hofman Hofman Planning and Engineering 5900 Pasteur Court, Suite 150 Carlsbad, California 92008 20. Daniel W. Downing 6580 Red Knot Street Carlsbad, California 92011 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-3 August 2007 21. Victor E. Ramirez Victor E. Ramirez & Associates P.O. Box 1255 Solana Beach, California 92075 22. Renata Breisacher Mulry P.O. Box 130215 Carlsbad, California 92013 23. Roy Skaff 527 Meridian Way Carlsbad, California 92009 24. Dale E. Ordas 300 Carlsbad Village Drive Suite 108A #324 Carlsbad, California 92008 25. C.G. Powell cgpowell@hotmail.com 26. Bill Lambert bill_jeannelambert@yahoo.com 27. Peggy Crowley idelmargo@yahoo.com 28. Gary Powell 7405 Neptune Drive Carlsbad, California 92011 29. Elizabeth Kruidenier 3005 Cadencia Street Carlsbad, California 92009 30. Michael Burner 7017 Leeward Street Carlsbad, California 92011 31. Herb Patterson 518 Southbridge Court Encinitas, California 92024 32. Ron and Lorraine Gordon rlgordie@roadrunner.com 33. Paul Klukas pklukas@planningsystems.com 34. Barbara and Steven Oetting 529 Stern Way Carlsbad, California 92011 35. Robert A. Rosenthal P.O. Box 965 Solana Beach, California 92076 36. Willliam Kloetzer, PhD wkloetzer@sbcglbal.net 37. Colin Huntemer 2349 Caringa Way, #1 Carlsbad, California 92009 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-4 August 2007 38. erdag@sbcglobal.net 39. Duane Stucki duanestucki@yahoo.com 40. Ole Barre 437 J Street, Suite 207 San Diego, California 92101 41. Valerie Cowan 7366 Escallonia Court Carlsbad, California 92011 42. Julie Gengo P.O. Box 217 Cardiff by the Sea, California 92007 43. Diane O’Connell w.oconnell@sbcglobal.net 44. Elaine and Michael Shady ivshadylady@roadrunner.com 45. Rick and Trish Revier rickandtrishrevier@yahoo.com 46. Christina Bennett Christina.Bennett@sduhsd.net 47. Greg Thomsen 7155 Linden Terrace Carlsbad, California 92011 48. Ann and Bob Mueller annmueller@sbcglobal.net 49. Bill Reynolds 734 La Mirada Avenue Encinitas, California 92024 50. Debra Henry djhenry007@hotmail.com 51. Mike Crowley 521 Stern Way Carlsbad, California 92011 52. Steven and Lori Varga 134 Windvane Lane Carlsbad, California 92011 53. Daniel Bruton 7040 Whitewater Street Carlsbad, California 92011 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-5 August 2007 Table of Contents Ponto Beachfront Village Vision Plan Final EIR – Response to Comments Letter Page Letter A, Joint Letter From US Fish and Wildlife Service and CA Dept. of Fish and Game ...............................................................................................................................RTC-9 Letter B, CA Department of Transportation, District 11........................................RTC-18 Letter C, CA Public Utilities Commission ............................................................RTC-20 Letter D, CA Dept. of Parks and Recreation, San Diego Coast District .................RTC-21 Letter E, Native American Heritage Commission .................................................RTC-25 Letter F, San Luis Rey Band of Mission Indians ...................................................RTC-29 Letter G, San Diego County Archaeological Society ............................................RTC-30 Letter H, San Diego Association of Governments (SANDAG).............................RTC-32 Letter I, City of Encinitas .....................................................................................RTC-34 Letter J, San Diego Gas and Electric (SDG&E)....................................................RTC-39 Letter K, Leucadia-Encinitas Highway 101 Main Street Association ....................RTC-42 Letter L, Worden Williams, APC (for Bob Lipsey)...............................................RTC-43 Letter M, Phillip S. Rosenberg .............................................................................RTC-74 Letter N, Surfrider Foundation, San Diego Chapter ..............................................RTC-79 Letter O, Batiquitos Lagoon Foundation...............................................................RTC-84 Letter P, Howes, Weiler and Associates (on behalf of Craig K. Beam).................RTC-90 Letter Q, San Pacifico Area A Association ...........................................................RTC-94 Letter R, Bill Hofman, Hofman Planning and Engineering ...................................RTC-99 Letter S, Daniel W. Downing .............................................................................RTC-106 Letter T, Victor E. Ramirez and Associates ........................................................RTC-110 Letter U, Renata Breisacher Mulry .....................................................................RTC-112 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-6 August 2007 Letter V, Roy and Rosalie Skaff..........................................................................RTC-114 Letter W, Dale E. Ordas ......................................................................................RTC-115 Letter X, cgpowell@hotmail.com........................................................................RTC-120 Letter Y, Bill and Jeanne Lambert .......................................................................RTC-122 Letter Z, Peggy Crowley .....................................................................................RTC-123 Letter AA, Gary Powell.......................................................................................RTC-128 Letter BB, Liz Kruidenier....................................................................................RTC-129 Letter CC, Michael Burner ..................................................................................RTC-130 Letter DD, Herb Patterson...................................................................................RTC-132 Letter EE, Ron and Lorraine Gordon...................................................................RTC-140 Letter FF, Paul Klukas ........................................................................................RTC-141 Letter GG, Barbara and Steve Oetting .................................................................RTC-142 Letter HH, Robert A. Rosenthal ..........................................................................RTC-144 Letter II, William Kloetzer, PhD .........................................................................RTC-146 Letter JJ, Colin Huntemer....................................................................................RTC-147 Letter KK, erdag@sbcglobal.net .........................................................................RTC-148 Letter LL, Duane Stucki......................................................................................RTC-150 Letter MM, Ole Barre..........................................................................................RTC-151 Letter NN, Valerie Cowan...................................................................................RTC-152 Letter OO, Julie Gengo .......................................................................................RTC-154 Letter PP, Diane O’Connell.................................................................................RTC-155 Letter QQ, Elaine and Michael Shady .................................................................RTC-156 Letter RR, Rick and Trish Revier ........................................................................RTC-157 Letter SS, Christina Bennett ................................................................................RTC-158 Letter TT, Greg Thomsen....................................................................................RTC-159 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-7 August 2007 Letter UU, Ann and Bob Mueller .......................................................................RTC-162 Letter VV, Bill Reynolds ....................................................................................RTC-163 Letter WW, Debra Henry ...................................................................................RTC-164 Letter XX, Michael Crowley ..............................................................................RTC-166 Letter YY, Steven and Lori Varga ......................................................................RTC-167 Letter ZZ, Daniel Bruton ....................................................................................RTC-168 LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES THAT COMMENTED ON THE EIR Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR Page RTC-8 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR i August 2007 TABLE OF CONTENTS LIST OF ACRONYMS .......................................................................................................x 1.0 INTRODUCTION ...............................................................................................1-1 1.1 Intended Uses of EIR .................................................................................1-1 1.2 Project Background....................................................................................1-2 1.2.1 History of Project............................................................................1-2 1.2.2 Notice of Preparation and Scoping Meetings...................................1-3 1.3 Structure of the EIR....................................................................................1-4 2.0 EXECUTIVE SUMMARY..................................................................................2-1 2.1 Project Location .........................................................................................2-1 2.2 Project Description Summary.....................................................................2-1 2.2.1 Proposed Land Uses .......................................................................2-1 2.2.2 Community Amenities....................................................................2-2 2.2.3 Infrastructure ..................................................................................2-3 2.2.4 Project Access and Roadway Improvements...................................2-3 2.3 Environmental Impacts...............................................................................2-3 2.4 Potential Areas of Controversy...................................................................2-4 2.5 Issues To Be Resolved by the Decision-Making Body................................2-5 2.6 Alternatives to the Proposed Project ...........................................................2-5 2.6.1 No Development Alternative ..........................................................2-5 2.6.2 No Project Alternative ....................................................................2-5 2.6.3 Increased Residential Use Alternative.............................................2-6 2.6.4 Increased Residential Use / Open Space Alternative .......................2-6 2.6.5 Increased Townhomes / Single-Family Detached Alternative..........2-6 2.6.6 Increased Townhomes / Visitor Use Alternative .............................2-7 2.6.7 Increased Recreational Amenities / Green Space Alternative ..........2-7 2.6.78 Carlsbad Boulevard Realignment Alternatives ...............................2-78 3.0 PROJECT DESCRIPTION.................................................................................3-1 3.1 Site Location and Description.....................................................................3-1 3.2 Project Description.....................................................................................3-2 3.2.1 Vision Plan Land Use Summary .....................................................3-3 3.2.2 Supporting Public Services and Utilities .........................................3-4 3.2.3 Vehicular Circulation and Roadway Improvements ........................3-6 3.2.4 Pedestrian and Bicycle Circulation..................................................3-9 3.2.5 Conceptual Grading Plan ...............................................................3-10 3.2.6 Phasing ......................................................................................3-1011 3.2.7 Technical, Economic, and Environmental Characteristics ..............3-11 3.2.8 Project Goals and Objectives .........................................................3-12 3.2.9 Discretionary Actions and Approvals by the City of Carlsbad and Other Agencies ..............................................................................3-13 3.2.10 Discretionary Actions and Approvals by Other Agencies...........3-1314 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR ii August 2007 3.3 Consistency of Project With Applicable Regional and General Plans ........3-14 3.4 Existing Development Applications within the Ponto Development Area..3-14 3.4.1 Hilton Carlsbad Beach Resort....................................................3-1415 3.4.2 Dale Schreiber Ponto Resort ......................................................3-1516 3.4.3 Carlsbad Coast Mixed-Use Residential ......................................3-1516 3.4.4 Carlsbad Coast Hotel and Timeshare .........................................3-1617 4.0 ENVIRONMENTAL SETTING..........................................................................4-1 4.1 Existing Conditions.....................................................................................4-1 4.1.1 Regional Setting ..............................................................................4-1 4.1.2 Local Setting ...................................................................................4-1 4.1.3 Regulatory Status ............................................................................4-3 5.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES.......................................................................5-1 5.1 Air Quality...............................................................................................5.1-1 5.1.1 Existing Conditions ......................................................................5.1-1 5.1.2 Thresholds for Determining Significance..................................5.1-911 5.1.3 Environmental Impact ............................................................5.1-1012 5.1.4 Mitigation Measures...............................................................5.1-1618 5.1.5 Impact After Mitigation..........................................................5.1-1821 5.2 Biological Resources................................................................................5.2-1 5.2.1 Existing Conditions ......................................................................5.2-1 5.2.2 Thresholds for Determining Significance................................5.2-1011 5.2.3 Environmental Impact ................................................................5.2-11 5.2.4 Mitigation Measures...............................................................5.2-1617 5.2.5 Impact After Mitigation..........................................................5.2-1821 5.3 Cultural Resources ...................................................................................5.3-1 5.3.1 Existing Conditions ......................................................................5.3-1 5.3.2 Thresholds for Determining Significance......................................5.3-3 5.3.3 Environmental Impact ..................................................................5.3-4 5.3.4 Mitigation Measures.....................................................................5.3-6 5.3.5 Impact After Mitigation................................................................5.3-8 5.4 Hazards and Hazardous Materials ............................................................5.4-1 5.4.1 Existing Conditions ......................................................................5.4-1 5.4.2 Thresholds for Determining Significance......................................5.4-6 5.4.3 Environmental Impact ..................................................................5.4-7 5.4.4 Mitigation Measures.....................................................................5.4-9 5.4.5 Impact After Mitigation..........................................................5.4-1213 5.5 Noise .......................................................................................................5.5-1 5.5.1 Existing Conditions ......................................................................5.5-1 5.5.2 Thresholds for Determining Significance......................................5.5-6 5.5.3 Environmental Impact ..................................................................5.5-7 5.5.4 Mitigation Measures...............................................................5.5-1213 5.5.5 Impact After Mitigation..........................................................5.5-1415 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR iii August 2007 5.6 Traffic and Circulation .............................................................................5.6-1 5.6.1 Existing Conditions ....................................................................5.6-12 5.6.2 Thresholds for Determining Significance ......................................5.6-5 5.6.3 Environmental Impact...................................................................5.6-6 5.6.4 Mitigation Measures ...................................................................5.6-12 5.6.5 Impact After Mitigation ..........................................................5.6-1315 5.7 Visual Aesthetics and Grading..................................................................5.7-1 5.7.1 Existing Conditions ......................................................................5.7-1 5.7.2 Thresholds for Determining Significance ......................................5.7-4 5.7.3 Environmental Impact...................................................................5.7-5 5.7.4 Mitigation Measures ...................................................................5.7-14 5.7.5 Impact After Mitigation ..........................................................5.7-1415 5.8 Agricultural Resources .............................................................................5.8-1 5.8.1 Existing Conditions ......................................................................5.8-1 5.8.2 Thresholds for Determining Significance ......................................5.8-4 5.8.3 Environmental Impact...................................................................5.8-4 5.8.4 Mitigation Measures .....................................................................5.8-6 5.8.5 Impact After Mitigation ................................................................5.8-6 5.9 Geology and Soils ....................................................................................5.9-1 5.9.1 Existing Conditions ......................................................................5.9-1 5.9.2 Thresholds for Determining Significance ......................................5.9-5 5.9.3 Environmental Impact...................................................................5.9-6 5.9.4 Mitigation Measures .....................................................................5.9-8 5.9.5 Impact After Mitigation ................................................................5.9-9 5.10 Hydrology and Water Quality.................................................................5.10-1 5.10.1 Existing Conditions ....................................................................5.10-1 5.10.2 Thresholds for Determining Significance ....................................5.10-4 5.10.3 Environmental Impact.................................................................5.10-5 5.10.4 Mitigation Measures .................................................................5.10-10 5.10.5 Impact After Mitigation ............................................................5.10-10 5.11 Land Use and Planning...........................................................................5.11-1 5.11.1 Existing Conditions ....................................................................5.11-1 5.11.2 Thresholds for Determining Significance ....................................5.11-9 5.11.3 Environmental Impact.................................................................5.11-9 5.11.4 Mitigation Measures .............................................................5.11-1618 5.11.5 Impact After Mitigation ........................................................5.11-1618 5.12 Public Utilities and Service Systems.......................................................5.12-1 5.12.1 City Administrative Facilities .....................................................5.12-1 5.12.2 Library Facilities ........................................................................5.12-3 5.12.3 Wastewater Treatment Facilities .................................................5.12-4 5.12.4 Park Facilities .............................................................................5.12-5 5.12.5 Drainage Facilities ......................................................................5.12-7 5.12.6 Fire Service Protection Services..................................................5.12-8 5.12.7 Police Protection Services...........................................................5.12-9 5.12.8 Open Space...............................................................................5.12-10 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR iv August 2007 5.12.9 School Facilities .......................................................................5.12-11 5.12.10 Sewer Facilities .......................................................................5.12-13 5.12.11 Water Distribution Facilities ....................................................5.12-15 6.0 ALTERNATIVES TO THE PROPOSED PROJECT ........................................6-1 6.1 Rationale for Alternative Selection..............................................................6-1 6.1.1 Alternatives Considered but Rejected from Further Detailed Analysis........................................................6-1 6.2 Analysis of the No Development Alternative...............................................6-3 6.2.1 No Development Alternative Description and Setting......................6-3 6.2.2 Comparison of the Effects of the No Development Alternative to the Proposed Project..................................................6-4 6.2.3 Rationale for Preference of Proposed Project over the No Development Alternative......................................................6-6 6.3 Analysis of the No Project Alternative ........................................................6-6 6.3.1 No Project Alternative Description and Setting................................6-6 6.3.2 Comparison of the Effects of the No Project Alternative to the Proposed Project ....................................................................6-7 6.3.3 Rationale for Preference of the Proposed Project over the No Project Alternative......................................................6-10 6.4 Analysis of the Increased Residential Use Alternative...............................6-10 6.4.1 Increased Residential Use Alternative Description and Setting ......6-10 6.4.2 Comparison of the Effects of the Increased Residential Use Alternative to the Proposed Project.......................6-11 6.4.3 Rationale for Preference of Proposed Project over the Increased Residential Use Alternative ..............................6-13 6.5 Analysis of the Increased Residential Use / Open Space Alternative .........6-13 6.5.1 Increased Residential Use / Open Space Alternative Description and Setting..................................................................6-13 6.5.2 Comparison of the Effects of the Increased Residential Use / Open Space Alternative to the Proposed Project ...................6-14 6.5.3 Rationale for Preference of Proposed Project over the Increased Residential Use/ Open Space Alternative .................6-16 6.6 Analysis of the Increased Townhomes / Single-Family Detached Alternative.................................................................................6-17 6.6.1 Increased Townhomes / Single-Family Detached Alternative Description and Setting................................6-17 6.6.2 Comparison of the Effects of the Increased Townhomes / Single- Family Detached Alternative to the Proposed Project ....................6-17 6.6.3 Rationale for Preference of Proposed Project over the Increased Townhomes / Single-Family Detached Alternative...6-20 6.7 Analysis of the Increased Townhomes / Visitor Use Alternative................6-20 6.7.1 Description and Setting..................................................................6-20 6.7.2 Comparison of the Effects of the Increased Townhomes / Visitor Use Alternative to the Proposed Project.........................................6-21 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR v August 2007 6.7.3 Rationale for Preference of Proposed Project over the Increased Townhomes / Visitor Use Alternative ...............6-23 6.8 Carlsbad Boulevard Re-Alignment Alternatives ........................................6-24 6.8 Analysis of the Increased Recreational Amenities/Green Space Alternative6-24 6.8.1 Description and Setting ..................................................................6-24 6.8.2 Comparison of the Effects of the Increased Recreational Amenities/Green Space Alternative to the Proposed Project...........6-25 6.8.3 Rationale for Preference of Proposed Project over the Increased Recreational Amenities/Green Space Alternative...........................6-27 6.9 Carlsbad Boulevard Re-Alignment Alternatives ........................................6-27 7.0 ANALYSIS OF LONG-TERM EFFECTS .........................................................7-1 7.1 Cumulative Impacts....................................................................................7-1 7.1.1 Specific Cumulative Projects ..........................................................7-1 7.1.2 Air Quality ....................................................................................7-23 7.1.3 Biological Resources .....................................................................7-34 7.1.4 Cultural Resources.........................................................................7-45 7.1.5 Hazardous Materials and Hazards..................................................7-56 7.1.6 Noise ..............................................................................................7-6 7.1.7 Traffic and Circulation....................................................................7-6 7.1.8 Grading and Aesthetics ..................................................................7-89 7.1.9 Agricultural Resources...................................................................7-89 7.1.10 Geology and Soils...........................................................................7-9 7.1.11 Hydrology/Water Quality ............................................................7-910 7.1.12 Land Use .......................................................................................7-10 7.1.13 Population and Housing .............................................................7-1011 7.1.14 Public Services and Utilities ......................................................7-1011 7.1.15 Recreation .....................................................................................7-11 7.2 Growth Inducing Impacts ......................................................................7-1112 7.3 Significant Irreversible Environmental Changes ....................................7-1213 7.4 Unavoidable Significant Environmental Impacts ...................................7-1213 7.5 Effects Found Not to be Significant...........................................................7-13 7.5.1 Effects Found Not to be Significant as Part of the EIR Process ......7-13 7.5.2 Effects Found Not to be Significant During the Initial Study..........7-13 8.0 REFERENCES ....................................................................................................8-1 8.1 Persons Responsible for Preparation of the EIR..........................................8-1 8.2 Persons and Organizations Contacted .........................................................8-2 8.3 Technical Reports and Supporting Documents ...........................................8-3 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR vi August 2007 LIST OF TABLES Table S-1 Summary of Significant Environmental Impacts and Mitigation..............2-911 Table 3-1 Existing and Proposed General Plan Designations.................................3-1718 Table 3-2 Proposed Land Uses..............................................................................3-1819 Table 3-3 Comparison of Carlsbad Boulevard Re-Alignment Alternatives ............3-2122 Table 3-4 Matrix of Required Project Approvals and Permits................................3-2324 Table 5.1-1 National and California Ambient Air Quality Standards.....................5.1-1922 Table 5.1-2 Local Ambient Air Quality.................................................................5.1-2023 Table 5.1-3 Pollutant Thresholds Per SDAPCD ....................................................5.1-2124 Table 5.1-4 Federal and State Carbon Monoxide Standards...................................5.1-2124 Table 5.1-5 Year 2030 Project Operational Emissions...........................................5.1-2124 Table 5.1-6 Carbon Monoxide Levels at Surrounding Intersections.......................5.1-2225 Table 5.1-7 Existing General Plan and Proposed Project Land Use Designations ..5.1-2326 Table 5.2-1 Existing Vegetation Communities......................................................5.2-2124 Table 5.2-2 Existing Jurisdictional Areas Within the Study Area ..........................5.2-2225 Table 5.2-3 Sensitive Plant Species with Potential To Occur Within the Study Area........................................................................5.2-2326 Table 5.2-4 Sensitive Animal Species with Potential To Occur Within the Study Area........................................................................5.2-2730 Table 5.2-5 Impacts to Vegetation Communities...................................................5.2-3134 Table 5.2-6 Impacts to Jurisdictional Areas...........................................................5.2-3235 Table 5.2-7 Mitigation Summary for Impacts to Vegetation Communities............5.2-3336 Table 5.2-8 Mitigation Summary for Impacts to Corps Jurisdiction Areas.............5.2-3436 Table 5.2-9 Mitigation Summary for Impacts to CDFG Jurisdiction Areas............5.2-3436 Table 5.5-1 Noise Descriptors...............................................................................5.5-1517 Table 5.5-2 Noise Measurements ..........................................................................5.5-1618 Table 5.5-3 Existing Noise Levels ........................................................................5.5-1719 Table 5.5-4 Land Use Compatibility for Community Noise Environments............5.5-1921 Table 5.5-5 Typical Construction Equipment Noise Levels...................................5.5-2022 Table 5.5-6 Combined Construction Equipment Noise Levels...............................5.5-2123 Table 5.5-7 Existing and Existing Plus Project Noise Levels.................................5.5-2224 Table 5.5-8 Year 2010 Noise Levels .....................................................................5.5-2729 Table 5.5-9 Year 2030 Noise Levels .....................................................................5.5-3234 Table 5.5-10 Railroad Noise Levels........................................................................5.5-3739 Table 5.5-11 Proposed Land Uses...........................................................................5.5-3739 Table 5.6-1 Existing Conditions – Peak Hour Intersection LOS (ICU Methodology)5.6-1519 Table 5.6-2 Existing Conditions – Peak Hour Roadway Segment LOS .................5.6-1620 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR vii August 2007 Table 5.6-3 Existing General Plan Land Use Trip Generation ...............................5.6-1923 Table 5.6-4 Ponto Beachfront Village Vision Plan Forecast Traffic.......................5.6-2024 Table 5.6-5 Existing Plus Vision Plan Peak Hour Intersection LOS (ICU)............5.6-2125 Table 5.6-6 Existing Plus Vision Plan Peak Hour Roadway Segment LOS............5.6-2226 Table 5.6-7 Horizon Year (2030) Peak Hour Intersection LOS - HCM..................5.6-2630 Table 5.6-8 Horizon Year (2030) Peak Hour Roadway Segment LOS...................5.6-2832 Table 5.6-9 ILV Operation Analysis .....................................................................5.6-3337 Table 5.6-10 Recommended Mitigation Measures for Significantly Impacted Intersections .............................................5.6-3438 Table 5.10-1 Drainage Areas.....................................................................................5.10-11 Table 5.10-2 Summary of Site Flows ........................................................................5.10-11 Table 5.10-3 Summary of 303(d) Impairments of Downstream Water Bodies ...........5.10-12 Table 5.10-4 Anticipated and Potential Pollutants by Project Type (San Diego County, 2002a)..................................................................5.10-12 Table 5.10-5 Site Design BMP Alternatives..............................................................5.10-13 Table 5.10-6 Source Control BMP Alternatives ........................................................5.10-13 Table 5.10-7 Treatment Control BMP Selection Matrix (San Diego County, 2002a).5.10-14 Table 5.10-8 Carlsbad SUSMP Individual Project Categories ...................................5.10-14 Table 6-1 Comparison of Project Alternatives.......................................................6-2933 Table 6-2 Comparison of Carlsbad Boulevard Re-Alignment Alternatives ............6-3034 Table 7-1 Cumulative Projects ..............................................................................7-1718 Table 7-2 Cumulative Impacts To Vegetation Communities/Habitats (acres)........7-2024 Table 7-3 Near Term (2010) Peak Hour Intersection LOS – HCM ........................7-2125 Table 7-4 Near Term (2010) Peak Hour Roadway Segment LOS ..........................7-2226 LIST OF FIGURES Figure 3-1 Regional Location of the Project ...............................................................3-25 Figure 3-2 Project Vicinity .........................................................................................3-27 Figure 3-3 South Carlsbad Coastal Redevelopment Area............................................3-29 Figure 3-4 Aerial Photograph with Topography..........................................................3-31 Figure 3-5 Ponto Beachfront Village - Land Use Themes ...........................................3-33 Figure 3-6 Existing Major Utility Lines......................................................................3-35 Figure 3-7 Proposed Carlsbad Boulevard Improvements.............................................3-37 Figure 5.2-1 City of Carlsbad HMP Designations...................................................5.2-3537 Figure 5.2-2 Vegetation - Sensitive Resources........................................................5.2-3739 Figure 5.2-3 Corps Jurisdictional Areas..................................................................5.2-3941 Figure 5.2-4 CDFG Jurisdictional Areas.................................................................5.2-4143 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR viii August 2007 Figure 5.2-5 Vegetation and Sensitive Resources - Impacts....................................5.2-4345 Figure 5.2-6 Corps Jurisdictional Areas - Impacts ..................................................5.2-4547 Figure 5.2-7 CDFG Jurisdictional Areas - Impacts .................................................5.2-4749 Figure 5.4-1 Phase I ESA - Overview Map.............................................................5.4-1315 Figure 5.5-1 Levels of Environmental Noise ..........................................................5.5-3941 Figure 5.5-2 Noise Measurement Locations ...........................................................5.5-4143 Figure 5.6-1 Study Intersections.............................................................................5.6-3539 Figure 5.6-2 Existing ADT Volumes......................................................................5.6-3741 Figure 5.6-3 Existing AM Level of Service ............................................................5.6-3943 Figure 5.6-4 Existing PM Level of Service.............................................................5.6-4145 Figure 5.6-5 Trip Distribution ................................................................................5.6-4347 Figure 5.6-6 Existing with Vision Plan AM Level of Service .................................5.6-4549 Figure 5.6-7 Existing with Vision Plan PM Level of Service..................................5.6-4751 Figure 5.6-8 Horizon Year (2030) ADT Volumes ..................................................5.6-4953 Figure 5.6-9 Horizon Year (2030) with Vision Plan ADT Volumes........................5.6-5155 Figure 5.6-10 Horizon Year (2030) with Vision Plan AM Level of Service..............5.6-5357 Figure 5.6-11 Horizon Year (2030) with Vision Plan PM Level of Service ..............5.6-5559 Figure 5.7-1 Gateway Locations.............................................................................5.7-1517 Figure 5.7-2 Onsite Views......................................................................................5.7-1719 Figure 5.7-3 Viewpoint Location Map....................................................................5.7-1921 Figure 5.7-4 Visual Simulation...............................................................................5.7-2123 Figure 5.7-5 Visual Simulation...............................................................................5.7-2325 Figure 5.7-6 Visual Simulation...............................................................................5.7-2527 Figure 5.7-7 Visual Simulation...............................................................................5.7-2729 Figure 5.7-8 Visual Simulation...............................................................................5.7-2931 Figure 5.8-1 Urban Land Uses - Mello II Zones 9 and 22.............................................5.8-7 Figure 5.8-2 Important Farmland Mapping Categories .................................................5.8-9 Figure 5.9-1 Regional Geology Map ..........................................................................5.9-11 Figure 5.9-2 Fault Map and Epicenters of Earthquakes...............................................5.9-13 Figure 5.10-1 Pre-Construction Hydrology Map ........................................................5.10-15 Figure 5.10-2 Post-Construction Hydrology Map .......................................................5.10-17 Figure 5.11-1 Surrounding Land Uses....................................................................5.11-1719 Figure 5.11-2 Existing General Plan Land Use.......................................................5.11-1921 Figure 5.11-3 Existing City Zoning........................................................................5.11-2123 Figure 5.12-1 Local Facilities Management Zones 9 and 22.......................................5.12-19 Figure 5.12-2 Parks Districts - LFMP Zones 9 and 22 - Southwest Quadrant..............5.12-21 Figure 5.12-3 School Districts....................................................................................5.12-23 Figure 5.12-4 Storm Drain Realignment.....................................................................5.12-25 TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR ix August 2007 Figure 5.12-5 Fuel Line and Force Main Realignment................................................5.12-27 Figure 5.12-6 Backbone Sewer System - Alternative 1: Single-Gravity System.........5.12-29 Figure 5.12-7 Backbone Sewer System - Alternative 2: Two Independent Systems...5.12-31 Figure 6-1A Carlsbad Boulevard Re-alignment Alternatives .....................................6-3337 Figure 6-1B Carlsbad Boulevard Re-alignment Alternatives .....................................6-3539 Figure 6-2 Increased Residential Use Alternative ...................................................6-3741 Figure 6-3 Increased Residential Use / Open Space Alternative..............................6-3943 Figure 6-4 Increased Townhomes / Single-Family Detached Alternative ................6-4145 Figure 6-5 Increased Townhomes / Visitor Use Alternative ....................................6-4347 Figure 6-6 Increased Recreational Amenities / Green Space Alternative .....................6-49 Figure 7-1 Cumulative Projects Map ......................................................................7-2731 Figure 7-2 Near-Term (2010) ADT Volumes..........................................................7-2933 Figure 7-3 Near-Term (2010) with Vision Plan ADT Volumes...............................7-3135 Figure 7-4 Near-Term (2010) AM Level of Service................................................7-3337 Figure 7-5 Near-Term (2010) PM Level of Service ................................................7-3539 Figure 7-6 Near-Term (2010) with Vision Plan – AM Level of Service ..................7-3741 Figure 7-7 Near-Term (2010) with Vision Plan – PM Level of Service...................7-3943 TECHNICAL APPENDICES VOLUME I Appendix A Notice of Preparation (NOP) / Public Comments Received Appendix B Air Quality Site Assessment (Technical Appendix) Appendix C-1 Existing Conditions Report Appendix C-2 Wetland Delineation Report Appendix C-3 Biological Technical Report Appendix D-1 Archaeological Survey Appendix D-2 Cultural Resource Constraints Study VOLUME II Appendix E-1 Environmental Site Assessment – Phase I (Volume 1 of 2) VOLUME III Appendix E-2 Environmental Site Assessment – Phase I (Volume 2 of 2) VOLUME IV Appendix F Acoustical Site Assessment (Technical Appendix) TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR x August 2007 VOLUME V Appendix G-1 Traffic Constraints Study with Appendices A-G (Volume 1 of 2) VOLUME VI Appendix G-1 Traffic Constraints Study Appendices H-L (Volume 2 of 2) Appendix G-2 City of Encinitas Traffic Mitigation City of Carlsbad Cost Estimate for La Costa Avenue City of Encinitas Resolutions for North 101 Corridor Specific Plan City of Encinitas Resolutions for Shoreline Resort City of Encinitas Resolutions for Coral Cove Tentative Map City of Encinitas Resolutions for Encinitas Beach Hotel VOLUME VII Appendix H Geologic Hazards Analysis Appendix I Storm Water Mitigation Plan and Preliminary Hydrology Study TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xi August 2007 LIST OF ACRONYMS ABSL Above Mean Sea Level ACM’s Asbestos Containing Materials ACOE Army Corps of Engineers ADT Average Daily Traffic AIA Airport Influence Area ALUC Airport Land Use Commission APCD Air Pollution Control District APNs Assessor Parcel Numbers AQIA Air Quality Impact Analysis ASNI American National Standards Institute AST’s Above Ground Storage Tanks ASTM American Standards for Testing and Materials BFSA Brian F Smith Associates BLEP Batiquitos Lagoon Enhancement Plan BMP Best Management Practice BoS Board of Supervisors CAAQS California Ambient Air Quality Standards CalEPA California Environmental Protection Agency Caltrans California Department of Transportation CARB California Air Resources Board CASQA California Storm Water Quality Association CBC California Building Code CCA California Coastal Act CCAA California Clean Air Act CCC California Coastal Commission CDFG California Department of Fish and Game CDP Coastal Development Permit CEC California Energy Commission CEQA California Environmental Quality Act CFD Community Facilities District CFD Carlsbad Fire Department CHU Carlsbad Hydrologic Unit CIP Capital Improvement Program CLUP Comprehensive Land Use Plan CMP Congestion Management Program CMWD Carlsbad Municipal Water District CNEL Community Noise Equivalent Level TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xii August 2007 CO Carbon Monoxide CPD Carlsbad Police Department CPSC Consumer Product Safety Commission Cr Coastal Beaches CSSD Carlsbad Sewer Service District CT-Q Commercial Tourist Zone – with Qualified Development Overlay CUDA Current Urban Development Area CUSD Carlsbad Unified School District CWA Clean Water Act c.y. Cubic yards dB Decibel dBA A-weighted Sound Level d.g. Decomposed granite DPLU Department of Planning and Land Use DPW Department of Public Works EDR Environmental Data Resource EIR Environmental Impact Report EMF Electromagnetic Fields EOO Encina Ocean Outfall EPA Environmental Protection Agency ESA Environmental Site Assessment EWA Encina Wastewater Authority FAAQs Federal Ambient Air Quality Standards FCAA Federal Clean Air Act FEMA Federal Emergency and Management Administration FHWA Federal Highway Administration FIRM Flood Insurance Rate Maps FMMP Farmland Mapping and Monitoring Program FPA Focused Planning Area GMPC Growth Management Control Point GMP Growth Management Plan GPA General Plan Amendment HAP Hazardous Air Pollutants HCM Highway Capacity Manual HLP Habitat Loss Permit HMP Habitat Management Plan HREC Historic Recognized Environmental Condition HVAC Heating Ventilation and Air-Conditioning ICU Intersection Capacity Utilization TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xiii August 2007 ILV Intersection Lane Vehicle Analysis JURMP Jurisdictional Urban Runoff Management Plan LBP Lead Based Paint LBZ Limited Building Zone LCP Local Coastal Program LCPA Local Coastal Program Amendment LESA Land Evaluation and Site Assessment Model LFMP Local Facilities Management Plan LFPD Lakeside Fire Protection District LOS Level of Service MEP Maximum Extent Practicable MHCP Multiple Habitat Conservation Plan MND Mitigated Negative Declaration Mph Miles per hour MUP Major Use Permit NAAQS National Ambient Air Quality Standards NAHC Native American Heritage Commission NCCP Natural Communities Conservation Planning Program NESHAP National Emission Standards for Hazardous Air Pollutants NFPA National Fire Protection Association NINA Noise Impact Notification Area NOP Notice of Preparation NOx Nitrogen Oxide NPDES National Pollution Discharge Elimination System NSDR Northern San Diego Railroad O3 Ozone OS Open Space PCB Polychlorinated Biphenyls PFF Public Facility Fees PL Planned Community PLDO Park Land Dedication Ordinance PM10 Particulates of less than 10 microns in diameter PSMP Poinsettia Shores Master Plan RAQS Regional Air Quality Strategies RBF RBF Consulting REC Recognized Environmental Concern RCFZ Rose Canyon Fault Zone RCP Regional Comprehensive Plan RD-M-Q Residential Density Multiple Zone with Qualified Development Overlay TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xiv August 2007 RL Residential Low Density RLM Residential Lower-Medium Density RMH Residential Medium-High RMH/TR Residential Medium-High and/or Travel/Recreation Commercial ROC Reactive Organic Compound ROG Reactive Organic Gas ROW Right-of-way RPO Resource Protection Ordinance RAQS Regional Air Quality Strategy RSA Regionally Significant Arterial RWQCB California Regional Water Quality Control Board SANDAG San Diego Association of Governments SANTEC/ITE San Diego Traffic Engineering Council/Institution of Transportation Engineers SCAB South Coast Air Basin SCAQMD South Coast Air Quality Management District SCCRA South Carlsbad Coastal Redevelopment Area SCIC South Coastal Information Center SCRR Southern California Railroad SCS Soil Conservation Service SDAPCD San Diego Air Pollution Control District SDG&E San Diego Gas & Electric SDNR San Diego Northern Railroad SEDAB Southeast Desert Air Basin SF Square Feet SFHA Special Flood Hazard Area SGC Southland Geotechnical Corporation SDHR San Diego Hydrologic Region SOx Sulfur Oxide SDAPCD San Diego Air Pollution Control District RTP Regional Transportation Plan SUSMP Standard Urban Storm Water Mitigation Plan SWMP Storm Water Management Plan SWPPP Storm Water Pollution Prevention Plan SWRCB State Water Resources Control Board TAC Toxic Air Contaminant TAZ Traffic Analysis Zone TIF Transportation Impact Fee TMDL Total Maximum Daily Load TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xv August 2007 TR Travel/Recreation Commercial TR/C Travel/ Recreation Commercial/Community Commercial UA Unplanned Area UBC Uniform Building Code USACE U.S. Army Corps of Engineers USDA United States Department of Agriculture USFWS U.S. Fish and Wildlife Service UST Underground Storage Tank VOC Volatile Organic Compound VWD Vallecitos Water District TABLE OF CONTENTS Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR xvi August 2007 THIS PAGE INTENTIONALLY LEFT BLANK. INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-1 August 2007 1.0 INTRODUCTION The Ponto Beachfront Village Vision Plan Area is located within the City of Carlsbad, California, in northern San Diego County. The total Vision Plan Area is an approximately 130-acre, relatively narrow strip of land, approximately 1/8 mile wide and 1–1/2 miles long, located between Carlsbad Boulevard to the west and the San Diego Northern Railroad (SDNR) tracks and right-of-way to the east. Portions of the plan area extend north to Poinsettia Lane and south to La Costa Avenue. Under the Ponto Beachfront Village Vision Plan, the area considered viable for future development within the larger 130-acre area consists of approximately 50 acres (hereafter referred to as the “Ponto Area”), with its northern limit at Ponto Drive and its southern limit at the Batiquitos Lagoon. Refer to Chapter 3.0 where Figures 3-1 and 3-2 provide a regional map and a vicinity map, respectively. Figures 3-3 and 3-4 provide aerial views of the Ponto Area. A portion of the Ponto Area lies within the South Carlsbad Coastal Redevelopment Area (SCCRA), which was established by the City of Carlsbad in July 2000. To guide redevelopment efforts within this area, the Ponto Beachfront Village Vision Plan was developed over an approximately two-year period from 2003 to 2005. Development of the Vision Plan and the proposed project design occurred with public input from property owners, residents of the City of Carlsbad, and others with interest in the project. Preparers of the Plan also met with representatives from the California Coastal Commission (CCC) and the California State Parks Division to address potential environmental concerns with regards to the project design. The Vision Plan envisions a variety of uses on the 50-acre Ponto Area, which include a mixture of travel, recreation, commercial, neighborhood commercial, and residential uses. The properties that comprise the Ponto Area are under individual ownership and would be developed over future years, consistent with the guidelines set forth in the Vision Plan (which has not yet been reviewed by the City of Carlsbad Planning Commission or approved by the City Council). This Environmental Impact Report (EIR) is intended to evaluate potential impacts that may result from future development of the Ponto Area. As the Vision Plan provides a general guide for development of the area, the EIR has been prepared to assess potential impacts to environmental resources within the development area boundaries, with consideration for all (previously) active land development applications within the Ponto Area that were being processed at the time preparation of an EIR was requested. Therefore, the EIR provides an analysis of uses envisioned for the Ponto Area, as well as a general consideration for four individual land development projects proposed within the Area to which the Vision Plan would be applicable; refer to Section 3.4 of this EIR for a description of these projects. 1.1 Intended Uses of EIR This document is identified as a “Program” Environmental Impact Report. Preparation of a Program EIR is appropriate for a series of actions that can be considered as one larger project, that have geographical relation, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations, or plans. This type of EIR is intended to allow for the consideration of effects and alternatives in greater depth than would INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-2 August 2007 be practical if individual landowners were to take separate action. In addition, cumulative impacts for an affected area can be addressed in a more cohesive manner. This is an informational document that will inform public agency decision-makers and the public of significant environmental effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project. Under the provisions of the California Environmental Quality Act (CEQA), “the purpose of an environmental impact report is to identify the significant effect on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided” (Public Resource Code 21002.1(a)). This EIR is not a City policy document; rather, it addresses the potential impacts of development of the Ponto Area and analyzes project alternatives. The discretionary actions associated with the proposed project include approval and/or adoption of the Ponto Beachfront Village Vision Plan, as well as amendments to the City of Carlsbad General Plan and Local Coastal Program (LCP), and the additional discretionary approvals and permits identified in Table 3-4, as well as any other approvals or permits necessary or desirable to implement the project at the level of the individual landowner. More specifically, this EIR will be used by the City of Carlsbad Planning Commission in assessing potential environmental impacts resulting from the proposed project and in making their recommendation to the City Council on the Vision Plan, General Plan Amendment (GPA) and LCP amendment. This EIR will also be used by the City Council in assessing impacts and deciding whether to approve the proposed mitigation measures. Public or private improvements that are either depicted in various exhibits or described in this Program EIR are conceptual in nature. They are subject to further design and engineering analysis and may be modified as a result of such review. The future environmental analysis of public or private improvements are for purposes of CEQA and shall be undertaken in compliance with Section 15168(c) of Title 14, Chapter 3 of the California Code of Regulations, the CEQA Guidelines. This EIR analyzes information available at the time of preparation of the document. As individual projects within the Ponto Area are proposed in the future, additional site-specific technical analyses may be required to determine whether a project is within the scope of the EIR, prepared to implement the Vision Plan, or to identify whether conditions have since changed and additional impacts not previously identified in the EIR exist. If such conditions exist, additional CEQA action (e.g. addendum to the EIR, supplemental EIR, etc.) may be required to assess potential impacts and to identify appropriate mitigation measures to reduce impacts to less than significant with individual project implementation. 1.2 Project Background 1.2.1 History of Project As seen in Figure 3-3, a portion of the Ponto Area is within the South Carlsbad Coastal Redevelopment Area, which was established in July 2000. The SCCRA Redevelopment Plan gives the Carlsbad Housing and Redevelopment Commission the legal authority to use various powers to achieve the Redevelopment Plan’s goals. In addition, the Ponto Area has been planned for a mixture of travel, recreation, commercial, neighborhood commercial, and residential uses, as identified in the City of Carlsbad General Plan. The Vision Plan has been INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-3 August 2007 prepared to guide redevelopment of the site consistent with the goals of the SCCRA Redevelopment Plan, City General Plan, and other applicable plans and policies set forth in the City’s Municipal Code. To guide redevelopment efforts within the SCCRA, the Ponto Beachfront Village Vision Plan was developed over an approximately two-year period from 2003 to 2005. Development of the Plan and the proposed project design occurred with public input from property owners, residents of the City of Carlsbad, and others with interest in the project. Preparers of the Plan also met with representatives from the California Coastal Commission and the California State Parks Division to address potential environmental concerns with regards to the project design. In conjunction with preparation of the Ponto Beachfront Village Vision Plan, an environmental assessment was completed for the Ponto Area to identify potential impacts resulting from development of the project site. The assessment concluded that future development in conformance with the Vision Plan may have the potential to result in significant environmental impacts unless mitigation measures were applied to development in the areas of transportation/traffic, noise, biology, cultural resources and agriculture. Appropriate mitigation measures for these impacts were incorporated into the environmental assessment for the Vision Plan to be applied to all future development proposals in the area. A Public Hearing was held before the City Council on June 28, 2005, to consider the Ponto Beachfront Village Vision Plan and related actions, including approval of the Mitigated Negative Declaration (MND) and the proposed Mitigation Monitoring and Reporting Program, General Plan Amendment (GPA 05-04), and the Local Coastal Program Amendment (LCPA 05-01). The item was continued to July 19, 2005, when the City Council directed city staff to prepare a full environmental impact report to analyze the impacts of the Ponto Beachfront Village Vision Plan, as staff noted that potential impacts to traffic, noise, agriculture, cultural and biological resources may occur. All active applications for development within the boundaries of the Ponto Area were subsequently placed on hold until preparation of an EIR is completed and approved. 1.2.2 Notice of Preparation and Scoping Meetings A Notice of Preparation (NOP) for an EIR (published on June 11, 2006), was issued for the Ponto Beachfront Village Vision Plan (Case No. EIR 05-05). The NOP was sent to the State Clearinghouse on June 11, 2006, for a 30-day public review period ending July 12, 2006. The NOP was published in the local newspaper, and was forwarded to other city, state and federal officials, public agencies, and other interested individuals as applicable. A public scoping meeting was held on June 22, 2006 at the City of Carlsbad Faraday Center, located at 1635 Faraday Avenue, to allow for public comment on the preparation of the Ponto Beachfront Village Vision Plan EIR. During this meeting, the background and scope of the Vision Plan were presented to the public by the City, and the public was invited to comment and ask questions regarding the proposed Vision Plan and environmental impacts that may potentially result. Written comments from the public were received during the 30-day review period for the NOP pertaining to the scope of the EIR and environmental issues of concern that the public desired to be addressed in the preparation of the EIR. These comments are included in Appendix A of this EIR. INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-4 August 2007 Property Owners Workshops Two workshops were held (August 13, 2003 and December 15, 2003) by city staff for Ponto Area property owners to update them on the progress of the Vision Plan as it was being prepared, to gather input on specific issues, and to hear feedback on land use alternatives. The following objectives for development of the Ponto Area were established based on public input received during these meetings: Objectives: a. Provide options for land use; b. Increase flexibility for property owners to respond to market conditions; c. Increase opportunities and individual decision-making for small lot property owners; d. Continue to consider environmental factors and conditions; and, e. Create a neighborhood and amenities that contribute to the surrounding area and City as a whole. 1.3 Structure of the EIR Volume I. Volume I of this EIR contains the environmental analysis prepared as the result of a request for preparation of an EIR. The eight sections of the EIR are as follows: Section 1.0 Introduction. This section provides an overview of the project, including project background, legal requirements of the EIR, and a summary of the structure of the EIR. Section 2.0 Executive Summary. This section provides a summary of the proposed project, potentially significant environmental impacts identified through the EIR process, potential areas of controversy, and alternatives to the proposed project. Section 3.0 Project Description. This section provides a detailed description of the proposed project including project location and background, existing regulatory environment, uses proposed, infrastructure improvements required, and project objectives. In addition, the intended uses of the EIR are discussed, and a summary of discretionary actions is given. Section 4.0 Environmental Setting. This section provides an overview of the environmental setting surrounding the project, including a summary of applicable regulatory plans and policies and General Plan and zoning information, as well as a summary of general climate, topography, and surrounding land uses. Section 5.0 Environmental Impact Analysis and Mitigation Measures. This section provides a technical analysis of the potential significant environmental impacts resulting from implementation of the Vision Plan. Mitigation measures are given to reduce impacts to less than significant as applicable. Section 6.0 Alternatives to the Proposed Project. This section provides a series of alternatives to the proposed project to identify optional development scenarios under which potential significant impacts resulting from the proposed project may be reduced (as compared to the proposed project). INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-5 August 2007 Section 7.0 Analysis of Long-Term Effects. This section discusses the potential long-term effects, cumulative impacts, significant irreversible impacts, unavoidable significant impacts, and areas where no significant impacts would occur as the result of the proposed project. Section 8.0. References. This section identifies the technical reports and other documentation used in preparing the EIR analysis and identifies the persons responsible for preparation of the EIR. Volumes II and III. Volumes II and III of this EIR contain the technical reports upon which the EIR analysis is based. INTRODUCTION Ponto Beachfront Village Vision Plan EIR City of Carlsbad Final EIR 1-6 August 2007 THIS PAGE INTENTIONALLY LEFT BLANK.