HomeMy WebLinkAboutEIR 05-05; PONTO BEACHFRONT VILLAGE VISION PLAN; Environmental Impact Report (EIR)(Final-Part 2); 2007-08-01EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-1 August 2007
2.0 EXECUTIVE SUMMARY
2.1 Project Location
The Ponto Beachfront Village Vision Plan Area is located within the City of Carlsbad,
California, in northern San Diego County. The 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 (the “Ponto Area”), consists of
approximately 50 acres, with its northern limit at Ponto Drive and its southern limit at the
Batiquitos Lagoon. Figures 3-1 and 3-2 provide a regional map and a vicinity map,
respectively. Figures 3-3 and 3-4 provide an aerial photo of the Ponto Area. The property
includes Assessor Parcel Numbers (APNs) 214-160-04, -05, -06, -10, -11, -13, -19, -20, -21,
-24, -25, -27, -28, -29, -34, -35, -36; 214-171-11; 214-590-04; 216-010-01, -02, -03, -04, -05;
and 216-140-17, -18.
A portion of the Ponto Area lies within the South Carlsbad Coastal Redevelopment Area
(SCCRA), which was established 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.
2.2 Project Description Summary
2.2.1 Proposed Land Uses
The following General Plan designations currently apply to the Ponto Beachfront Village
area: UA – Unplanned Area; TR/C – Travel/Recreation Commercial; RMH – Residential
Medium High (19 dwelling units per acre); RMH/TR – a dual designation indicating that
with further planning, one or both uses may be appropriate; and, OS – Open Space and
Community Parks. The project would require a General Plan Amendment (GPA) to designate
the Ponto Area as an area of “Special Planning Consideration” that would require properties
within the Ponto Area to be developed under the guidance of the Ponto Beachfront Village
Vision Plan.
At present, there are three City zoning designations that apply to the various parcels within
the Ponto Area. These designations include: PC – Planned Community; CT-Q – Commercial
Tourist zone with Qualified Development Overlay; and, RD-M-Q – Residential Density –
Multiple zone with Qualified Development Overlay. Several parcels have a dual designation,
CT-Q/RD-M-Q, indicating that with further planning, one or both uses may be appropriate.
No changes to the existing zoning are proposed with the Vision Plan.
Overall, the Vision Plan’s land use mix would combine tourist-serving, commercial and
residential uses. Tourist-serving hotel and time-share units are envisioned to provide the
services that tourists need and appreciate, such as restaurants, gift shopping, and various
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-2 August 2007
other commercial uses. The Ponto Beachfront Village Vision Plan proposes a combination of
six Character Areas that will provide a mix of land uses and promote an economically viable
tourist-oriented area that provides residential opportunities and shopping and services for
both residents and visitors. The following describes the specific land uses that are envisioned,
encouraged, and allowed by right or by conditional use permit in each of the six Ponto
Beachfront Village Land Use Character Areas.
Live-Work Neighborhood. The Live-Work Neighborhood is intended to give flexibility to
land owners that want to remain living on their properties while expanding uses to include
business opportunities. A live-work unit is a home that functions both as a place to live and a
place to work. These types of residences typically do not generate much walk-in business off
the street and have very few, if any, employees.
Townhouse Neighborhood. The Townhouse Neighborhood is intended for multi-family
homes in condominium ownership with a minimum density of 15 dwelling units per acre and
a maximum density of 23 dwelling units per acre, with a Growth Management control point
of 19 dwelling units per acre.
Mixed-Use Center. The Mixed Use Center is intended to be the core of the Ponto
Beachfront Village and will contain both commercial and multi-family residential uses. To
maximize economic viability for businesses in the Mixed Use Center, both visitor-serving
and neighborhood-serving uses and services are intended. The area would be central to
residents of the Townhome Neighborhood, Live/Work and Mixed Use developments, visitors
staying at the three hotels and the surrounding offsite residential neighborhoods.
Beachfront Resort. The Resort Hotel, located south of Avenida Encinas and overlooking
Batiquitos Lagoon, is intended to be a top-quality, upscale visitor destination resort with
meeting facilities, restaurants and a small amount of visitor-serving retail for guest
convenience and accessible to the general public.
Garden Hotel. The Garden Hotel, located at the corner of Ponto Drive and Carlsbad
Boulevard, is intended to be a moderate-priced, full-service visitor hotel with a conference
center, meeting facilities and a restaurant.
Village Hotel. The Village Hotel, located north of Beach Way, is intended to be a visitor
facility with both hotel rooms and timeshare units. The hotel will not have extensive food and
beverage facilities. Visitors may easily walk to the visitor-oriented businesses in the Mixed
Use Center to shop or to eat in the restaurants.
2.2.2 Community Amenities
A number of community amenities are proposed with the project. These amenities are
discussed in greater detail in Section 3.0. Community amenities include trails east and west
of Carlsbad Boulevard, a multi-purpose trail, and connection to the regional trail system. A
Wetland Interpretive Park is proposed, along with a community facility-nature/arts center.
Other facilities envisioned would include a linear park, putting course, and public plazas and
courtyards. A linear park would be createdis envisioned along the west side of Carlsbad
Boulevard with the a proposed realignment of the roadway.
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-3 August 2007
2.2.3 Infrastructure
Infrastructure would be provided consistent with the City’s Local Facilities Management
Program (LFMP), Zones 9 and 22, which affect the Ponto Area. Proposed improvements
would require realignment of an onsite 84-inch storm drain, realignment of a sewer force
main and high-pressure gas fuel line, and improvements for water service.
2.2.4 Project Access and Roadway Improvements
Project access would be provided from Carlsbad Boulevard by Avenida Encinas, Ponto
Road, and (future) Beach Way. The Vision Plan envisions the realignment of Carlsbad
Boulevard to the east to allow for creation of a linear park along the west side of the
roadway, and for landscaping treatments to enhance the appearance of the roadway. Ponto
Drive onsite would be improved and extended north through the Ponto Area as a two-lane
roadway with a planted median, bike lane, parkways, and ample sidewalks. The addition of
Beach Way would connect the east and west segments of Ponto Drive. The improved Ponto
Drive would be accessed from Carlsbad Boulevard, Avenida Encinas, and the proposed
Beach Way. Avenida Encinas would provide access to the Ponto Beachfront Village via
Ponto Drive. As part of the realignment of Carlsbad Boulevard, a new left turn lane would be
added to the northbound lanes at Avenida Encinas to allow beachgoers access to the southern
portion of Carlsbad State Beach.
2.3 Environmental Impacts
Implementation of the Ponto Vision Plan may result in a significant effect on the
environment. As a result, preparation of an Environmental Impact Report (EIR) is required
under the California Environmental Quality Act (CEQA) and the State CEQA Guidelines.
Issue areas examined in this Program EIR include: air quality, biological resources, cultural
resources, hazards and hazardous materials, noise, traffic and circulation, visual aesthetics
and grading, agricultural resources, geology and soils, hydrology and water quality, land use,
and public utilities and services.
The Executive Summary Table, given at the end of this section, identifies the significant
impacts that would result from the project and gives mitigation measures to reduce such
impacts to less than significant where possible. Additional site-specific analyses may be
required with future development of individual lands within the Ponto Area to determine
significant impacts. The following summarizes the impact areas as identified through the EIR
process:
Category I – Significant, Unavoidable Impacts
Based on the analysis conducted for preparation of the EIR, the following impacts have been
identified as significant and unavoidable:
Air Quality (Long-term Operational Emissions and Short-term Construction
Emissions)
Noise (Short-Term Construction)
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-4 August 2007
Category II – Impacts Mitigated to Less than Significant
Implementation of the Ponto Beachfront Village Vision Plan would result in significant
impacts. Significant impacts have been evaluated through the EIR process and are identified
as follows:
Biological Resources
Cultural Resources
Hazards and Hazardous Materials
Noise
Traffic and Circulation
Implementation of proposed mitigation measures would reduce potential impacts to these
resource areas to less than significant.
Category III – Less than Significant Impacts
Impacts were determined to be less than significant through EIR analysis for the following
issue areas:
Visual Aesthetics and Grading
Agricultural Resources
Geology and Soils
Hydrology and Water Quality
Land Use and Planning
Public Utilities and Service Systems
Impacts were determined to be less than significant in the Initial Study for the following
issue areas:
Population and Housing
Recreation
Energy and Mineral Resources
2.4 Potential Areas of Controversy
As required by CEQA Guidelines Section 15123 (b)(2), potential areas of controversy are
fully analyzed in Chapter 5.0, Significant Environmental Effects. The potential for significant
impacts relative to Air Quality (Section 5.1); Biological Resources (Section 5.2); Cultural
Resources (Section 5.3); Hazards and Hazardous Materials (Section 5.4); Noise (Section
5.5); and, Traffic and Circulation (Section 5.6) are analyzed within this EIR. As applicable,
significant impacts are identified and mitigation measures are given. Comments received in
response to the Notice of Preparation (NOP) of an EIR are included in Appendix A of this
EIR.
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-5 August 2007
2.5 Issues To Be Resolved by the Decision-Making Body
Issues to be resolved by the decisionmakers include the choice among alternatives and
whether or how to mitigate the signficant effects (CEQA Guidelines, §15123 (b)(3)). The
ultimate development of the Ponto Area would result in potentially significant but mitigable
impacts to traffic and circulation, biological resources, noise, hazards and hazardous
materials, and cultural resources. With implementation of proposed mitigation measures,
impacts would be reduced to a less than significant level, with the exception of air quality
impacts (short-term construction and long-term operational emissions) and noise impacts
(short-term construction). No other significant and mitigated or unmitigated impacts have
been identified for the proposed project. Impacts to jurisdictional waters and coastal sage
scrub from the project as proposed would require additional review and permit authorizations
from U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service, California Department
of Fish and Game, and the Regional Water Quality Control Board. This analysis includes
four potential alternative alignments for Carlsbad Boulevard. The decision makers should
select which alignment is most appropriate for a more detailed analysis.
2.6 Alternatives to the Proposed Project
Six Seven alternatives to the proposed project are identified and analyzed in detail in Section
6.0 of this EIR: the No Development Alternative, the No Project Alternative, Increased
Residential Use Alternative, Increased Residential Use/Open Space Alternative, Increased
Townhomes/Single-Family Detached Alternative, and the Increased Townhomes/Visitor Use
Alternative, and the Increased Recreational Amenities/Green Space Alternative. These
alternatives were chosen with a focus on reducing or eliminating significant environmental
impacts of the proposed project.
2.6.1 No Development Alternative
The No Development Alternative assumes that the Ponto Area would not be developed with
the proposed project. The project site would remain in its present condition and would
continue to support the existing single-family residential and small-scale commercial and
light-industrial uses. No onsite or offsite roadway improvements, including Carlsbad
Boulevard, would occur with this alternative. Refer to Section 6.2 for a detailed discussion of
this alternative.
2.6.2 No Project Alternative
Under the No Project Alternative, the Ponto Area would be developed as allowed under the
current land use and zoning designations without special permitting. As the proposed project
does not propose a change to the underlying zoning, and would allow uses similar to that
allowed under the existing General Plan designation, uses developed under the No Project
Alternative would be similar to that proposed with the Vision Plan; however, the Vision Plan
envisions uses that would actually result in a decreased intensity than that allowed under the
existing land use designations. The No Project Alternative would allow the property to be
developed with travel/recreational commercial, medium-high residential uses, or as open
space or parks.
In the southern portion of the site, the existing General Plan designation would allow for
travel and recreational commercial uses, such as hotels, restaurants, and commercial retail, to
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-6 August 2007
enhance the tourism and recreational opportunities in the City. In the northern portion of the
site, residential housing could be provided at a density of 8-15 dwelling units per acre, or in
combination with travel and recreational commercial uses. Areas that are currently
designated as unplanned may require further planning to determine appropriate uses.
Similar to the proposed project, this alternative would ultimately contribute to offsite road
improvements as applicable, to mitigate for future potential traffic impacts caused by
vehicular trips generated by onsite uses. This alternative would also propose onsite trails and
linkage to the regional trail system for recreational use. In addition, improvements would be
made, consistent with the Zone 9 and 22 LFMPs, to provide public water and sewer service
to the site. Development onsite would be consistent with the Scenic Corridor Guidelines and
would contribute to improvements along Carlsbad Boulevard, but would not result in an
overall themed design approach that would establish and enhance a major entryway into the
City of Carlsbad. Refer to Section 6.3 for a detailed discussion of this alternative
2.6.3 Increased Residential Use Alternative
The Increased Residential Land Use Alternative assumes that the majority of the Ponto Area
would be developed with townhomes, at a density of 19 du/acre; refer to Figure 6-2. At this
density, an estimated 352 townhomes could be constructed. In addition, the Resort Hotel and
Hotel/Commercial uses would also be developed, similar to the proposed project. No Mixed-
Use or Live-Work/Mixed-Use uses would be developed, thereby minimizing commercial
retail or tourism-oriented uses. This alternative would not result in improvements associated
with the State Beach, nor include enhancements to the major entryway into the City at
Carlsbad Boulevard and Batiquitos Lagoon. Refer to Section 6.4 for additional discussion of
this alternative.
2.6.4 Increased Residential Use / Open Space Alternative
The Increased Residential Use / Open Space Alternative would result in a large portion of the
property being developed with townhomes at a density of 19 du/acre; refer to Figure 6-3.
This would allow approximately 316 dwelling units. In addition, a Mixed-Use Center would
be developed in the same location as with the proposed project, and would allow for a variety
of commercial retail uses, restaurants, and specialty stores to support the residential and hotel
and residential uses. The Hotel/Commercial use would be proposed in the northern portion of
the property, although at a smaller scale than compared to that of the proposed project. In
addition, this alternative proposes an open space/community park in the southern portion of
the property, rather than the Beachfront Resort. The park would be open to the public and
would offer opportunities for active and passive recreation, such as walking trails and picnic
tables. Refer to Section 6.5 for a detailed discussion of this alternative.
2.6.5 Increased Townhomes / Single-Family Detached Alternative
The Townhomes / Single-Family Detached Alternative assumes that the Ponto Area would
be largely developed with townhomes and single-family development at a density of 10
du/acre; refer to Figure 6-4. This would allow for approximately 172 dwelling units within
the northern portion of the site. In addition, the Hotel/Commercial uses at the northern end of
the property would be developed. A Mixed-Use Center would be developed in the central
portion of the site, just north of Avenida Encinas, similar to the proposed project, but at a
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-7 August 2007
smaller scale. The Resort Hotel Use would be developed in the southern portion of the site,
also similar to the proposed project. This alternative assumes the realignment of Carlsbad
Boulevard with development of a linear park along the west side of the roadway. Onsite road
patterns would be the same as the proposed project. No improvements to enhance the State
Beach would be proposed with this alternative. Refer to Section 6.6 for a detailed discussion
of this alternative.
2.6.6 Increased Townhomes / Visitor Use Alternative
The Increased Townhomes / Visitor Use Alternative assumes that the Ponto Area would be
largely developed with a mixture of uses, similar to the proposed project, but with additional
residential dwelling units provided; refer to Figure 6-5. In the southern portion of the site, the
Resort Hotel use would be developed, similar to the proposed project. An increased number
of townhomes would be developed at a density of 19 du/acre as compared to the proposed
project, with such uses replacing the Mixed-Use Center. Approximately 281 dwelling units
could be developed under this alternative. This alternative would allow for a mixture of
commercial uses including retail shops and restaurants. In addition, the Hotel/Commercial
use at the northern portion of the site would be developed at a reduced scale, with
construction of a neighborhood park at the northernmost portion of the site to provide
recreational opportunities and to buffer the hotel use from the adjacent residential
neighborhoods. This alternative assumes the realignment of Carlsbad Boulevard with
development of a linear park along the west side of the roadway. Onsite road patterns would
be the same as the proposed project. No improvements to enhance the State Beach would be
proposed with this alternative. Refer to Section 6.7 for a detailed discussion of this
alternative.
2.6.7 Increased Recreational Amenities/Green Space Alternative
The Increased Recreational Amenities/Green Space Alternative assumes that the project site
would be developed with the same mixture of uses as proposed with the Vision Plan;
however, this alternative would designate an open area along the bluff that would be
available for public recreational use; refer to Figure 6-6. In addition to providing public
access, the area would provide a buffer between the hotel facilities and the Batiquitos
Lagoon. The open area would complement the multi-use trail envisioned in the Vision Plan,
and would be located within the setback to the development envelope for the Resort Hotel as
required by the Poinsettia Shores Master Plan. The open area would be maintained by the
property owner.
It is envisioned that the open area could be bermed to provide varied topography, and
landscaped for shade and passive recreation. Amenities such as trellises, gazebos, benches
and picnic tables for meeting or relaxing could be provided within the space, among other
amenities. Signage could also be installed within the open area to identify vegetation or
flower types in and near the lagoon, or perhaps animal or avian species that would typically
occupy the lagoon, to provide an educational opportunity.
With the above-described exceptions, future development of the Ponto Area would occur as
envisioned by the Vision Plan. This alternative assumes the re-alignment of Carlsbad
Boulevard with development of a linear park along the west side of the roadway, and
construction of a pedestrian underpass to the State Beach. Onsite road patterns would be the
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-8 August 2007
same as the proposed project. In addition, improvements to enhance Carlsbad Boulevard as
the southern gateway into the City are also envisioned with this alternative.
2.6.72.6.8 Carlsbad Boulevard Realignment Alternatives
The Vision Plan includes four alternatives for the realignment of Carlsbad Boulevard; refer
to Figures 6-1A and 6-1B. The alignments were evaluated within the Vision Plan for
potential effects relative to significant impacts on biological resources, visual resources,
parking, traffic signal operations and bridge requirements; refer to Table 6-2. The Vision
Plan analyzed the re-alignment alternatives to identify the potential benefits of moving
Carlsbad Boulevard lanes to either the west or to the east of their current location. The re-
alignment of Carlsbad Boulevard represents the opportunity to achieve several goals of the
Ponto Beachfront Village Vision Plan and the South Carlsbad Coastal Redevelopment Area
Redevelopment Plan.
Alternative #1 is considered the Environmentally Superior Alternative with respect for the
alternatives considered for the re-alignment of Carlsbad Boulevard, as it would result in the
least impact to biological resources due to roadway construction. Alternative #1 envisions
shifting the southbound lanes of Carlsbad Boulevard between existing Ponto Road and
Avenida Encinas to the east, thereby providing additional space on the west side of the
roadway for both on-street parking and an enhanced multi-purpose trail. In relocating the
roadway, Alternative #1 would create approximately 0.8 acre along the west side of Carlsbad
Boulevard, which could be utilized as a linear public park.
Alternative #2 is the alignment of Carlsbad Boulevard analyzed as part of the project in the
EIR with respect for potential environmental impacts; refer to Figure 3-5. , which reflects the
same alignment as Alternative #2. Similar to Alternative #1, Alternative #2 envisions shifting
the southbound lanes of Carlsbad Boulevard between existing Ponto Road and Avenida
Encinas to the east, thereby providing additional space on the west side of the road for on-
street parking and an enhanced multi-purpose trail. This alternative would create
approximately 2.0 acres on the west side of Carlsbad Boulevard north of Avenida Encinas
and 1.8 acres on the west side of Carlsbad Boulevard, south of Avenida Encinas. This
available land could then be used for a linear public park or for expansion of the South
Carlsbad State Beach Campground.
Alternative #3 would be similar to Alternative #1 in that it would relocate the southbound
lanes of Carlsbad Boulevard to the east, freeing approximately 0.8 acre on the west side of
Carlsbad Boulevard for a linear public park. In addition, realignment of the northbound lanes
to the west would create approximately 1.2 acres along the east side of Carlsbad Boulevard
(north of Avenida Encinas) and 2.2 acres on the east side of Carlsbad Boulevard, south of
Avenida Encinas. This acreage would be available for additional development or community
amenities.
Alternative #4 With Alternative #4, the northbound and southbound lanes of Carlsbad
Boulevard between (proposed) Beach Way and Ponto Road would be re-aligned to the east;
refer to Figure 6-1B. The existing lane configuration would not be changed with the roadway
re-alignment (no additional lanes would be proposed). The re-alignment of Carlsbad
Boulevard with Alternative #4 would be designed to connect with the roadway as recently
improved with the Hanover Beach Colony development to the north.
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-9 August 2007
To the south of Beach Way, Alternative #4 would re-align Carlsbad Boulevard to the east,
consistent with the re-alignment proposed with Carlsbad Boulevard Re-alignment Alternative
#1 (see description above). This alternative would allow for the creation of approximately 0.5
acre on the west side of Carlsbad Boulevard for a linear public park, in addition to the 0.8
acre created with Alternative #1.
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-10 August 2007
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EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-11 August 2007
Table S-1
Summary of Significant Environmental Impacts and Mitigation
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
PROJECT-LEVEL IMPACTS
SIGNIFICANT AND UNAVOIDABLE IMPACTS
Air Quality (Section 5.1)
Impact AQ-1: The proposed
project was found to have a
significant and unavoidable air
quality impact (fugitive dust) as
the result of clearing, grading,
and earth moving operations.
Short-Term (Construction) Impacts
AQ-1 During clearing, grading, earth-moving, or excavation operations,
excessive fugitive dust emissions shall be controlled by regular watering
or other dust preventive measures using the following procedures:
Onsite vehicle speed shall be limited to 15 miles per hour;
All onsite construction roads with vehicle traffic shall be watered
periodically;
Streets adjacent to the Ponto Area shall be swept as needed to
remove silt that may have accumulated from construction activities
so as to prevent excessive amounts of dust;
All material excavated or graded shall be sufficiently watered to
prevent excessive amounts of dust. Watering shall occur at least
twice daily with complete coverage, preferably in the late morning
and after work is done for the day;
All clearing, grading, earth-moving, or excavation activities shall
cease during periods of high winds (i.e., greater than 35 miles per
hour averaged over one hour) so as to prevent excessive amounts of
dust;
All material transported onsite or offsite shall be either sufficiently
watered or securely covered to prevent excessive amounts of dust;
The area disturbed by clearing, grading, earth-moving, or excavation
operations shall be minimized so as to prevent excessive amounts of
dust; and,
Significant and Not Mitigated.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-12 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
These control techniques shall be indicated on project grading plans.
Compliance with this measure shall be subject to periodic site
inspections by the City of Carlsbad.
Impact AQ-2: The proposed
project was found to have a
significant and unavoidable air
quality impact (fugitive dust) as
the result of trucks hauling
material on and offsite.
AQ-2 All trucks hauling excavated or graded material onsite shall comply with
State Vehicle Code Section 23114, with special attention to Sections
23114(b)(F), (e)(2) and (e)(4), as amended, regarding the prevention of
such material spilling onto public streets.
Significant and Not Mitigated.
Impact AQ-3: The proposed
project was found to have a
significant and unavoidable air
quality impact (fugitive dust) as
the result of construction
equipment onsite.
AQ-3 During construction activities, excessive construction equipment and
vehicle exhaust emissions shall be controlled by implementing the
following procedures:
Properly and routinely maintain all construction equipment, as
recommended by manufacturer manuals, to control exhaust
emissions.
Shut down equipment when not in use for extended periods of time
to reduce emissions associated with idling engines.
Encourage ride sharing and use of transit transportation for
construction employee commuting to the Project sites.
Use electric equipment for construction whenever possible in lieu of
fossil fuel-fired equipment.
Curtail construction during periods of high ambient pollutant
concentrations; this may include ceasing construction activity during
the peak-hour of vehicular traffic on adjacent roadways.
Significant and Not Mitigated.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-13 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact AQ-6: The proposed
project was found to have a
significant and unavoidable air
quality impact as the result of
operational emissions that
would exceed the SDAPCD
thresholds in regards to ROGs
and PM10.
Long-Term (Operational) Impacts
AQ-6 Prior to approval of site development plans for future development
within the Ponto Area, the City shall ensure that all of the operational
mitigation measures identified below are identified and included as part
of the project development plans, as applicable. These measures shall be
implemented by the project applicant of each individual project when
development plans are proposed, and shall be verified by the City of
Carlsbad Planning Department.
The City shall recommend that the proposed surrounding
commercial facilities which incorporate gas stations utilize pumps
dispensing oxygenated gasoline (especially during winter months,
typically taken as November through February inclusive) in an effort
to reduce overall CO emissions within the air basin due to traffic
traveling to and from the project site. In addition, the City shall
recommend that workers at surrounding commercial facilities
participate in ride-share programs and seek alternate forms of
transportation to the site.
Future onsite commercial land uses shall implement design
measures that promote the use of alternative modes of
transportation, such as:
- Mixed- use development (combine residential, retail,
employment, and commercial).
- Sidewalks; safe street and parking lot crossings; showers and
locker rooms; sheltered transit stops; theft-proof well-lighted
bicycle storage facilities with convenient access to building
entrance; carpools and vanpools.
- Onsite services to reduce need for offsite travel such as:
childcare; telecommute center; retail stores; postal machines;
and automatic teller machines.
Significant and Not Mitigated.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-14 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
- Commercial and retail businesses shall should be encouraged to
schedule operations during off-peak travel times; adjust business
hours; and allow alternative work schedules, telecommuting.
- Provide preferential parking for carpool/vanpool vehicles.
- Construct transit facilities such as bus turnouts/bus bulbs,
benches, shelters, etc.
- Provide direct, safe, attractive pedestrian access from project to
transit stops and adjacent development.
Increase wall and attic insulation beyond Title 24 requirements.
Plant shade trees in surface parking lots to reduce evaporative
emissions from parked vehicles.
Use lighting controls and energy-efficient interior lighting, and built-
in energy efficient appliances.
Use double-paned windows.
Use energy-efficient low sodium parking lot and streetlights.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-15 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Noise (Section 5.5)
Impact N-1: The proposed
project could result in
significant and unavoidable
short-term noise impacts as the
result of construction activities.
Short-Term (Construction) Impacts
N-1 For all projects within 1,000 feet within residential neighborhoods, prior
to Grading Permit issuance, future developments shall demonstrate to
the City of Carlsbad that the project complies with the following:
1. All construction equipment, fixed or mobile, shall be equipped
with properly operating and maintained mufflers;
2. Construction noise reduction methods such as shutting off idling
equipment, installing temporary acoustic barriers around
stationary construction noise sources, maximizing the distance
between construction equipment staging areas and occupied
residential areas, and use of electric air compressors and similar
power tools, rather than diesel equipment, shall be used where
feasible;
3. During construction, stationary construction equipment shall be
placed such that emitted noise is directed away from sensitive
noise receivers;
4. During construction, stockpiling and vehicle staging areas shall
be located as far as practical from noise sensitive receptors;
5. Operate earthmoving equipment on the construction site, as far
away from vibration sensitive sites as possible; and,
6. Construction hours, allowable workdays and the phone number
of the job superintendent shall be clearly posted at all
construction entrances to allow for surrounding owners and
residents to contact the job superintendent. If the receives a
complaint, appropriate corrective actions shall be implemented
and a report the action taken to the reporting party.
Significant and Not Mitigated.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-16 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact N-2: The proposed
project could result in
significant and unavoidable
short-term noise impacts as the
result of construction activities.
N-2 As provided within the City of Carlsbad Municipal Code, Section
8.48.010, Construction activities shall occur Monday through Friday
between the hours of 7:00 A.M. to sunset and on Saturdays from 8:00
A.M. to sunset, excluding Sundays and legal holidays.
Less than Significant Impact.
IMPACTS MITIGATED TO LESS THAN SIGNIFICANT
Air Quality (Section 5.1)
Impact AQ-4: The proposed
project was found to have a
significant air quality impact
(asbestos) as the result of
demolition activities.
Short-Term (Construction) Impacts
AQ-4 The construction contractor shall adhere to SDAPCD District Rule
361.150 (Standards for Waste Disposal for Manufacturing, Fabricating,
Demolition, Renovation, and Spraying Operations) to regulate asbestos
emissions as a result of demolition activities.
Less than Significant Impact.
Impact AQ-5: The proposed
project was found to have a
significant air quality impact as
the result of architectural
improvements (volatile organic
compounds).
AQ-5 The construction contractor shall adhere to SDAPCD District Rule 67.0
(Architectural Coatings) to limit volatile organic compounds from
architectural coatings. This rule specifies architectural coatings storage,
clean up and labeling requirements.
Less Than Significant Impact.
Biological Resources (Section 5.2)
Impacts B-1a to B-1e1g: The
proposed project was found to
have a significant impact on
sensitive biological resources
including southern willow
scrub, southern coastal bluff
scrub, Diegan coastal sage
scrub, eucalyptus woodland,
and disturbed habitat.
Sensitive Vegetation Communities
Mitigation measures and ratios used below are based on the City’s HMP. The
proposed mitigation measures are based on the impacts of the project; refer to
Tables 5.2-7 to 5.2-9. Given the nature of the study area (including
approximately 1,600 linear feet of Carlsbad Boulevard and beach as well as a
portion of South Carlsbad State Beach) mitigation would likely occur offsite
within the preserve system of the City’s HMP, rather than within the study area.
Individual property owners would be responsible for mitigating impacts to
biological resources specific to their development proposals.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-17 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
B-1a Impacts to 0.04 acre of southern willow scrub shall be mitigated at a 3:1
ratio either through on- or offsite creation (1:1 ratio) and enhancement
(2:1 ratio) or offsite acquisition (3:1 ratio of 0.12 acre of southern
willow scrub credit at a wetland mitigation bank. A If credits are not
purchased, a Restoration Plan for habitat creation and enhancement shall
be submitted to the USFWS, CDFG, and City for approval prior to
issuance of any grading or construction permits and prior to approval of
final map.
B -1b Impacts to 0.1 acre of southern coastal bluff scrub (including disturbed)
shall be mitigated at a 3:1 ratio either through offsite creation (1:1 ratio)
and enhancement (2:1 ratio) or offsite acquisition (3:1 ratio) of 0.3 acre
of southern coastal bluff scrub or other Group B habitat, as defined in
the City’s HMP, within the City’s proposed preserve system. Aat an
approved mitigation bank. If credits are not purchased, a Restoration
Plan for habitat creation and enhancement shall be submitted to the
USFWS, CDFG, and City for approval prior to issuance of any grading
or construction permits and prior to approval of final map.
B-1c Impacts to 1.2 acres of unoccupied Diegan coastal sage scrub (including
disturbed) shall be mitigated at a 2:1 ratio through creation at a
minimum 1:1 ratio (to meet the no net loss policy of Diegan coastal sage
scrub within the coastal zone) and either creation or the offsite
acquisition at a 1:1 ratio.of 2.4 acres within the City’s proposed preserve
system. If credits are not purchased, a Restoration Plan for habitat
creation and enhancement shall be submitted to the USFWS, CDFG, and
City for approval prior to issuance of any grading or construction
permits and prior to approval of final map.
B-1d Impacts to 0.3 acre of eucalyptus woodland shall be mitigated with
payment of a fee into the City’s Habitat In Lieu Mitigation Fee fund,
consistent with the City’s fee schedule at the time of permit issuance.
The City has adopted an In-lieu Mitigation Fee, consistent with Section
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-18 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
E.6 of the Habitat Management Plan and City Council Resolution No.
2000-223 to fund mitigation for impacts to certain categories of
vegetation and animal species. All development projects within the
Ponto Area shall be required to pay the fee in order to be found
consistent with the Habitat Management Plan and the Open Space and
Conservation Element of the General Plan. The fee shall be paid prior to
recordation of a final map or issuance of a grading permit or building
permit, whichever occurs first.
B-1e Impacts to 21.1 acres of disturbed habitat shall be mitigated with
payment of a fee into the City’s Habitat In Lieu Mitigation Fee fund,
consistent with the City’s fee schedule at the time of permit issuance.
The City has adopted an In-lieu Mitigation Fee, consistent with Section
E.6 of the Habitat Management Plan and City Council Resolution No.
2000-223 to fund mitigation for impacts to certain categories of
vegetation and animal species. All development projects within the
Ponto Area shall be required to pay the fee in order to be found
consistent with the Habitat Management Plan and the Open Space and
Conservation Element of the General Plan. The fee shall be paid prior to
recordation of a final map or issuance of a grading permit or building
permit, whichever occurs first.
B-1f If restoration for impacts to southern willow scrub, southern coastal
bluff scrub, and/or Diegan coastal sage scrub occurs, the project
applicant shall execute and record a perpetual biological conservation
easement over habitat to be preserved for project-related mitigation. The
easement shall be in favor of an agent approved by the USFWS and
CDFG. Either the USFWS or CDFG shall be named as third party
beneficiary. Further, the project applicant shall prepare and implement a
perpetual management, maintenance, and monitoring plan for all
biological conservation easements. The project applicant shall also
provide a non-wasting endowment for an amount approved by the
USFWS and CDFG (based on a cost estimation method) to secure the
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-19 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
ongoing funding for the perpetual management, maintenance, and
monitoring of biological conservation easement areas.
B-1g Project-specific development shall be required to comply with the
provisions of Section 7-11 (Buffers and Fuel management) and Section
7-12 (Grading and Landscaping Requirements) of the City’s HMP.
Impacts B-2a and 2b: The
proposed project was found to
have a significant impact on
Corps jurisdictional wetlands,
non-wetland Waters of the U.S,
CDFG jurisdictional wetlands,
and CDFG jurisdictional
streambed.
Jurisdictional Areas
B-2a Impacts to 0.04 acre of Corps jurisdictional wetlands and 0.11 acre of
non-wetland Waters of the U.S. shall be mitigated by the creation and/or
enhancement of 0.23 acre of jurisdictional areas on- or offsite at 3:1 and
1:1 ratio, respectively, as determined by the resource agencies.
B-2b Impacts to 0.04 acre of CDFG jurisdictional wetlands and 0.17 acre of
CDFG jurisdictional streambed shall be mitigated by the creation and/or
enhancement of 0.29 acre of jurisdictional areas on- or offsite at 3:1 and
1:1 ratio, respectively, as determined by the resource agencies.
Less Than Significant Impact.
Impact B-3: The proposed
project was found to have a
significant impact on sensitive
biological resources from
construction noise.
Construction Noise
B-3a No grubbing, grading, or clearing within 500 feet of occupied Diegan
coastal sage scrub during the coastal California gnatcatcher breeding
season (March 1 through August 15) shall occur. As such, all grading
permits, improvement plans, and the final map shall state the same. If
grubbing, grading, or clearing is proposed during the coastal California
gnatcatcher breeding season, a pre-construction survey shall be
conducted to determine if this species occurs within the areas impacted
by noise (either within 500 feet or where noise is greater than 60 dB Leq
or the ambient noise level). If there are no coastal California
gnatcatchers nesting (includes nest building or other breeding/nesting
behavior) within this impact area, development shall be allowed to
proceed. However, if coastal California gnatcatchers are observed
nesting or displaying breeding/nesting behavior within the area,
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-20 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
construction shall (1) be postponed until all nesting (or breeding/nesting
behavior) has ceased or until after August 15; or (2) a temporary noise
barrier or berm shall be constructed at the edge of the development
footprint to ensure that noise levels are reduced to below 60 dB Leq.
Alternatively, the use of construction equipment could be scheduled to
keep noise levels below 60 dB Leq, or the ambient noise level, in lieu of
or in concert with a wall or other noise barrier.
B-3b No grubbing, grading, or clearing within 500 feet of the Least Tern
Preserve during the least tern breeding season (April through September)
shall occur. As such, all grading permits, improvement plans, and the
final map shall state the same. If grubbing, grading, or clearing is
proposed during the least tern breeding season, a noise study shall be
conducted to determine if construction noise would be greater than 60
dB Leq or the ambient noise level within the Least Tern Preserve. If the
noise level within this impact area exceeds 60 dB Leq or the ambient
noise level within the Least Tern Preserve, construction shall (1) be
postponed until all nesting (or breeding/nesting behavior) has ceased or
until after September 30; or (2) a temporary noise barrier or berm shall
be constructed at the edge of the development footprint to ensure that
noise levels are reduced to below 60 dB Leq or the ambient noise level.
Alternatively, the use of construction equipment could be scheduled to
keep noise levels below 60 dB Leq, or the ambient noise level, in
concert with a wall or other noise barrier.
B-3c No grubbing, grading, or clearing within 500 feet of, California least tern
breeding season (April through August) or raptor nesting habitat (such as
eucalyptus trees) during the raptor breeding season (December through
July) shall occur. As such, all grading permits, improvement plans, and
the final map shall state the same. If grubbing, grading, or clearing
would occuris proposed during the gnatcatcher, least tern, and/or raptor
breeding season, a pre-construction survey shall be conducted to
determine if these species occur within the areas impacted by noise
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-21 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
(either within 500 feet or where noise is greater than 60 dB Leq or the
ambient noise level). If there are no gnatcatchers, least tern, or raptors
nesting (includes nest building or other breeding/nesting behavior)
within this designated area, development shall be allowed to proceed.
However, if any of these birds raptors are observed nesting or displaying
breeding/nesting behavior within the area, construction shall (1) be
postponed until all nesting (or breeding/nesting behavior) has ceased or
until after August July 15; or (2) a temporary noise barrier or berm shall
be constructed at the edge of the development footprint to ensure that
noise levels are reduced to below 60 dB Leq or the ambient noise level.
Alternatively, the use of construction equipment could be scheduled to
keep noise levels below 60 dB Leq, or the ambient noise level, in lieu of
or in concert with a wall or other noise barrier.
B-3d In order to ensure compliance with the MBTA, clearing of all vegetation
shall occur outside of the breeding season of most avian species
(February 15 through September 15). Grubbing, grading, or clearing
during the breeding season of MBTA-covered species could occur if it is
determined via a pre-construction survey that no nesting birds (or birds
displaying breeding or nesting behavior) are present immediately prior
to grubbing, grading, or clearing and would require approval of the City,
USFWS, and CDFG that no breeding or nesting avian species are
present in the vicinity of the grubbing, grading, or clearing.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-22 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact B-4: The proposed
project was found to have a
significant impact regarding
harm from domesticated
animals on wildlife.
Domesticated Pets
B-4 Exotic animal control shall focus on both nuisance species and domestic
pets. The Each Homeowner’s Association (HOA; for residential
projects), property owners (for all non-residential projects), and the City
of Carlsbad (for public spaces) shall be responsible for taking steps to
prevent problems from nuisance animals and pets by an integrated
program of education; signage; litter and refuse collection; prohibition
against feeding wildlife, pest-proof refuse containers; pest eradication
(as necessary), and coordination with CDFG and other habitat managers
as necessary. shall be conditioned to include measures in the Covenants,
Codes and Restrictions (CC&R’s) to promote resident education
regarding the potential impacts of pets on wildlife through signage and
newsletters. Persistent problems related to uncontrolled pets shall be
reported to the San Diego County Animal Control. In addition,
permanent fencing, approved by the USFWS and CDFG, shall be
provided along the top of slope overlooking Batiquitos Lagoon to reduce
intrusion into the lagoon by pets.
Less Than Significant Impact.
Impact B-5: The proposed
project was found to have a
significant impact on sensitive
biological resources from night
lighting.
Night Lighting
B-5 Lighting within the Outdoor lighting proposed project with development
of lands adjacent to preserved habitat (i.e. Resort Hotel) shall be of the
lowest illumination allowed for human safety, selectively placed,
shielded, and directed away from preserved habitat. Outdoor lighting
proposed with development plans for such lands shall be reviewed and
approved by the City as part of the application review process to reduce
potential impacts relative to light and glare.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-23 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact B-6: The proposed
project was found to have a
significant impact on sensitive
biological resources from errant
construction.
Errant Construction
B-6 During the construction period, limits of grading and clearing shall be
clearly delineated with temporary fencing such as orange construction
and silt fencing to ensure that construction activity remains within the
defined limits of disturbance according to the grading plan. All
temporary fencing shall be placed on the impact side of the interface. A
qualified biologist shall inspect the fencing and shall monitor
construction activities occurring adjacent to the construction limits to
avoid unauthorized impacts. Unauthorized impacts shall be reported to
the USFWS, CDFG, and City within 24 hours of occurrence and shall be
mitigated at a 5:1 ratio. Temporary fencing shall be removed only after
the conclusion of all grading, clearing, and construction.
Less Than Significant Impact.
Cultural and Paleontolgical Resources (Section 5.3)
Impact CR-1: The proposed
project was found to have a
significant impact on cultural
resources as the result of future
site improvement activities.
Development of the Ponto site could potentially result in significant impacts to
undiscovered archaeological resources during the grading and construction
phases. To reduce impacts to less than significant, the following mitigation
measure is proposed:
Data Recovery Program
CR-1 Prior to issuance of any Grading Permits or approval of improvement
plans, the applicant shall:
A. Implement a Data Recovery Program, in compliance with the City of
Carlsbad’s Cultural Resource Guidelines Criteria and Methodology, to
mitigate potential impacts to undiscovered buried archaeological
resources on properties located within the Ponto Area to the satisfaction
of the Planning Director. This program shall include, but shall not be
limited to, the following actions:
1. Provide evidence to the Planning Department that a qualified
archaeologist and/or archaeological monitor has been contracted to
Less than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-24 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
implement a grading, trenching, brushing monitoring and data
recovery program to the satisfaction of the Planning Director. A
copy of the contract as well as a letter from the applicant and the
archaeologist and/or archaeological monitor shall be submitted to
the director of Planning Director. The contract shall include the
following guidelines:
a. The consulting archaeologist shall contract with a Native
American monitor to be involved with the grading monitoring
program.
b. The consulting archaeologist/historian and Native American
monitor shall attend the pre-grading meeting with the
contractors to explain and coordinate the requirements of the
monitoring program.
c. The consulting archaeologist shall monitor all areas identified
for development.
d. An adequate number of monitors (archaeological/historical/
Native American) shall be present to ensure that all earth
moving activities area are observed and shall be onsite during all
grading activities.
e. During the original cutting of previously undisturbed deposits,
the archaeological monitor(s) and Native American monitor
shall be onsite full-time to perform full-time monitoring as
determined by the PrinciplePrincipal Investigator of the
excavations. The frequency of inspections will depend on the
rate of excavation, the materials excavated, and the presence and
abundance of artifacts and features.
f. Isolates and clearly non-significant deposits will be minimally
documented in the field and the monitored grading can proceed.
g. In the event that previously unidentified potentially significant
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-25 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
cultural resources are discovered, the archaeological monitor(s)
shall have the authority to divert or temporarily halt ground
disturbance operations in the area of discovery to allow
evaluation of potentially significant cultural resources. The
archaeologist shall contact the City at the time of discovery. The
archaeologist, in consultation with the City, shall determine the
significance of the discovered resources. The City must concur
with the evaluation before construction activities will be allowed
to resume in the affected area. For significant cultural resources,
a Data Recovery Program to mitigate impacts shall be prepared
by the consulting archaeologist and approved by the City, then
carried out using professional archaeological methods.
h. If any human bones are discovered, the PrinciplePrincipal
Investigator shall contact the City Coroner. In the event that the
remains are determined to be of Native American origin, the
Most Likely Descendant, as identified by the Native American
Heritage Commission, shall be contacted in order to determine
proper treatment and disposition of the remains.
i. Before construction activities are allowed to resume in the
affected area, the artifacts shall be recovered and features
recorded using professional archaeological methods. The
archaeological monitor(s)/Principal Investigator shall determine
the amount of material to be recovered for an adequate sample
for analysis.
j. In the event that previously unidentified cultural resources are
discovered, all cultural material collected during the grading
monitoring program and all previous archaeological studies shall
be processed and curated according to current professional
repository standards. The collections and associated records
shall be transferred, including release of title, to a permanently
curated at a qualified repository as defined by the “State of
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-26 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
California Guidelines for the Curation of Archaeological
Collections.” The affected landowner shall agree to pay such
fees as required for curation that are in effect for the selected
repository at the time of curation. Evidence must be provided to
the satisfaction of the Planning Director and that all fees have
been paid. All curation activities shall be completed within six
months of project completion.
k. In the event that previously unidentified cultural resources are
discovered, a report documenting the field and analysis results
and interpreting the artifact and research data within the research
context shall be completed and submitted to the satisfaction of
the director Planning Director prior to the issuance of any
building permits.
l. In the event that no cultural resources are discovered, a brief
letter to that effect shall be sent to the Planning Director by the
consulting archaeologist that the grading monitoring activities
have been completed.
Impact CR-2: The proposed
project was found to have a
significant impact on cultural
paleontological resources as the
result of future site
improvement activities.
Short Term
CR-2: Prior to issuance of grading permits and approval of improvement plans
pursuant to approval of any map, the applicant shall retain a qualified
paleontologist to monitor the site during grading. The applicant shall
provide evidence to the satisfaction of the Planning Director of
contracting with a paleontologist through a letter prepared by the
paleontologist that states he/she has been retained by the applicant. The
paleontologist shall attend all pre-grading meetings to consult with
grading contractors.
A paleontological monitor shall be present onsite during all grading
operations to evaluate the presence of fossils. The paleontologist shall
have the authority to direct, divert, or halt any grading activity until such
Less than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-27 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
time that the sensitivity of the resource can be determined and the
appropriate mitigation implemented.
Prior to approval of the Final Map, the applicant shall furnish
documentary evidence to the satisfaction of the Planning Director that
prepared fossils, along with copies of field notes, photos, and maps have
been deposited in a scientific institution, such as the San Diego Natural
History Museum.
Hazards and Hazardous Materials (Section 5.4)
Impact HM-1: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite.
Structures
HM-1 Prior to the commencement of demolition or renovation activities, the
interior of individual onsite structures within the Ponto Area shall be
visually inspected. Should hazardous materials be encountered with any
onsite structure, the materials shall be tested and properly disposed of
offsite in accordance with State and Federal regulatory requirements.
Any stained soils or surfaces underneath the removed materials shall be
sampled. Results of the sampling would indicate the appropriate level of
remediation efforts that may be required.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-28 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-2: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (asbestos-
containing materials).
Asbestos Containing Materials
HM-2 Prior to the commencement of any remedial or demolition work,
building owners shall contract with a certified professional to conduct an
asbestos survey, consistent with National Emission Standards for
Hazardous Air Pollutants (NESHAP) standards to determine the
presence of ACMs. Demolition of or within existing buildings on
individual parcels onsite must comply with State law, which requires a
certified contractor where there is asbestos-related work involving 100
square feet of more of ACMs to ensure that certain procedures regarding
the removal of asbestos are followed.
Less Than Significant Impact.
Impact HM-3: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (lead-based
paints).
Lead Based Paints
HM-3 If, during demolition of any onsite structures on individual parcels, paint
is separated from the building material (e.g., chemically or physically),
the paint waste shall be evaluated independently from the building
material to determine its proper management. According to the
Department of Substances Control, if paint is not removed from the
building material during demolition (and is not chipping or peeling), the
material could be disposed of as construction debris (a non-hazardous
waste). It is recommended that the landfill operator be contacted in
advance to determine any specific requirements for the disposal of lead-
based paint materials.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-29 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-4: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (miscellaneous
debris).
Other Hazardous Materials
Miscellaneous Debris
HM-4 Prior to issuance of a grading permit, all miscellaneous debris (i.e.,
wood, concrete, 55-gallon drums, miscellaneous household debris,
automobiles, scrap metal, construction equipment, paint cans, batteries,
and plastic and metal piping, etc.) shall be removed offsite and properly
disposed of at an approved landfill facility. Once removed, a visual
inspection of the areas beneath the removed materials shall be
performed. Any stained soils observed underneath the removed materials
shall be sampled. Results of the sampling (if necessary) would indicate
the level of remediation efforts that shall be required.
All light industrial equipment associated with hazardous materials
storage, mixing, and/or use (i.e., fume-hoods, vents, piping, etc.) shall be
properly disposed of in accordance with State and Federal regulations at
an approved offsite landfill facility.
Less Than Significant Impact.
Impact HM-5: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (septic tanks).
Septic Tanks
HM-5 Prior to the issuance of a grading permit, the specific location of onsite
septic tanks shall be determined. Once located, septic tanks shall be
removed and properly disposed of at an approved offsite landfill facility.
Once the tanks are removed, a visual inspection of the areas beneath and
around the removed tanks shall be performed. Any stained soils
observed underneath the septic tanks shall be sampled. Results of the
sampling (if necessary) would indicate the level or remediation efforts
that shall be required.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-30 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-6: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (documented
USTs).
Documented USTs
HM-6 Prior to the issuance of a grading permit, the presence/absence of
documented USTs located at the assigned address 7204 Ponto Drive
shall be confirmed by a qualified Phase II/III hazardous materials
consultant. Should a UST(s) be present, the UST shall be removed and
properly disposed of at an approved offsite landfill facility. Once
removed, a visual inspection of the areas beneath and around the
removed UST(s) shall be performed. Any stained soils observed shall be
segregated and sampled. As a result of sampling (if necessary), the
identified level of remediation shall be required.
Less Than Significant Impact.
Impact HM-76: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (unidentified
pipes).
Unidentified Pipes
HM-76 Prior to issuance of a grading permit, the terminus of all existing,
unidentified metal pipes within an individual property shall be defined
(as applicable). Should a UST be present in association with such pipes,
the UST shall be removed and properly disposed of offsite at an
approved landfill facility. Once the UST is removed, a visual inspection
of the areas beneath and around the removed UST shall be performed.
Any stained soils observed underneath the UST shall be sampled. As a
result of sampling (if necessary), the identified level of remediation shall
be required.
Less Than Significant Impact.
Impact HM-87: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (pole-mounted
transformers).
Pole-mounted Transformers
HM-87 Transformers and/or hydraulic lifts to be relocated during site
construction/demolition shall be conducted under the purview of the
local utility purveyor to identify property-handling procedures regarding
potential PCBs.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-31 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-98: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (stained
concrete/asphalt).
Stained Concrete/Asphalt
HM-98 Prior to issuance of a grading permit, any stained concrete/asphalt shall
be removed and disposed of offsite at an appropriate permitted facility.
Once removed, exposed soils shall be visually observed to confirm the
presence/absence of staining (an indication of contamination migration
into the subsurface). If observed, stained soils shall be segregated and
tested to identify appropriate remedial activities if necessary which shall
then be implemented.
Less Than Significant Impact.
Impact HM-109: The proposed
project was found to have a
significant impact as the result
of hazards or hazardous
materials onsite (above ground
storage tanks).
Above Ground Storage Tanks
HM-109 Prior to issuance of a grading permit, onsite ASTs shall be
removed and properly disposed of offsite at an approved landfill facility.
Once the ASTs are removed, a visual inspection of the areas beneath and
around the removed ASTs shall be performed. Stained soils observed
underneath the ASTs shall be sampled. Results of the sampling (if
necessary) would indicate the level of remediation efforts that shall be
required.
Less Than Significant Impact.
Impact HM-1110: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (Unidentified
Soil/Gravel Piles).
Unidentified Soil/Gravel Piles
HM-1110 Prior to issuance of a grading permit, onsite soil/gravel
piles shall be removed from each individual property and properly
disposed of. Due to the unknown origin of the soil/gravel piles, the piles
shall be sampled and tested for hazardous materials. Once removed, a
visual inspection of the areas beneath the removed materials shall be
performed. Any stained soils observed underneath the removed materials
shall be sampled. Results of the sampling (if necessary) would indicate
the level of remediation efforts that shall be required.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-32 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-1211: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (High Pressure
Gas Line).
High Pressure Gas Line
HM-12 11 Prior to any excavation within the Ponto Area, the exact location
of the high-pressure gas line shall be defined prior to the commencement
of construction. Any activities occurring within the gas line easement
shall be conducted pursuant to applicable guidelines and regulations.
Less Than Significant Impact.
Impact HM-1312: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (storage units).
Storage Units
HM-13 12 Prior to demolition, the interior of the onsite storage units shall
be visually inspected prior to removal. The storage units shall be
removed and properly disposed of offsite at an approved landfill facility.
Once removed, a visual inspection of the areas beneath the removed
materials shall be performed. Any stained soils observed underneath the
removed materials shall be sampled. Results of the sampling (if
necessary) would indicate the level of remediation efforts that shall be
required.
Less Than Significant Impact.
Impact HM-1413: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (concrete
foundation).
Concrete Foundation
HM-1413 Prior to issuance of a grading permit, the affected owner shall
remove the existing concrete foundation in the northern portion of the
development area and properly dispose of it at an approved offsite
landfill facility. Once removed, a visual inspection of the areas beneath
the removed materials shall be performed. Any stained soils observed
underneath the removed materials shall be sampled. Results of the
sampling (if necessary) would indicate the level of remediation efforts
that shall be required.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-33 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-15a14a-c: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (soil sampling).
Soil Sampling
HM-15a 14a Prior to the issuance of a grading permit, where surficial staining is
visible associated with the automobile and storage areas, soils shall be
excavated to determine the exact vertical extent of the contamination (if
any). If during soil removal, evidence of petroleum products appears to
continue below the ground surface, sampling shall be performed
characterize the extent of contamination and identify appropriate
remedial measures that shall be implemented.
HM-15b 14b If directed by the City, prior to issuance of a grading permit,
individual landowners shall contract with a certified Phase II/III
specialist to conduct soil sampling to identify any pesticide residues in
the soil related to historic agricultural uses onsite. The sampling will
determine if pesticide concentrations exceed established regulatory
requirements and will identify proper handling procedures that shall be
required.
HM-15c 14c Prior to issuance of a grading permit, construction in which the soil
around the historic railway alignment is to be disturbed shall be conducted
under the purview of the local regulatory agency to identify presence of
gasoline, diesel, and/or creosote within the soils and to identify proper
handling procedures. A visual inspection of the areas beneath and around
the removed area shall be performed. Any stained soils observed
underneath the adjacent area shall be sampled. Results of the sampling (if
necessary) would indicate the level of remediation efforts that shall be
required.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-34 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Impact HM-1615: The
proposed project was found to
have a significant impact as the
result of hazards or hazardous
materials onsite (construction
activities).
Construction Activities
HM-1615 If unknown wastes or suspect materials are discovered during
construction on individual properties that are believed to involve
hazardous waste/materials, the contractor shall:
Immediately stop work in the vicinity of the suspected contaminant,
removing workers and the public from the area;
Notify the Project Engineer of the implementing Agency;
Secure the areas as directed by the Project Engineer; and,
Notify the implementing Agency’s Hazardous Waste/Materials
Coordinator.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-35 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Noise (Section 5.5)
Impact N-3a: The proposed
project could result in
significant long-term noise
impacts as the result of mobile
sources.
Long-Term (Mobile) Impacts
N-3a Prior to final discretionary development approval, property owners
within the Ponto Area shall prepare a site-specific noise analysis to the
satisfaction of the City Director of Planning,Prior to Final Development
Plan approval for future developments within the Ponto Area,
subsequent noise studies shall be prepared to the satisfaction of the City
of Carlsbad, which demonstrates that mobile noise sources would not
exceed maximum interior noise level criteria established for residential
uses in the City General Plan and that maximum exterior noise levels
have been mitigated to the maximum extent feasible. The acoustical
reports shall also be prepared pursuant to the City of Carlsbad Noise
Guidelines Manual. The analysis shall verify that residences are
adequately shielded and/or located at an adequate distance from mobile
noise sources in order to comply with the City’s noise standards.
Individual developments shall, to the extent feasible, implement site-
planning techniques such as:
Increasing the distance between the noise source and the receiver;
Using non-noise sensitive structures such as garages to shield noise-
sensitive areas;
Orienting buildings to shield outdoor spaces from a noise source;
Orienting non-noise generating uses toward existing adjacent
residential uses;
Designating a commercial truck route along Avenida Encinas to
minimize Routing potential truck noise along interior roadways by
routing such vehicles commercial truck traffic away from more
noise-sensitive uses within the Ponto Area.
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-36 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Individual developments shall incorporate architectural design
strategies, which reduce the exposure of noise-sensitive spaces to
stationary noise sources (i.e., placing bedrooms or balconies on the
side of the house facing away from noise sources). These design
strategies shall be implemented based on recommendations of
acoustical analysis for individual developments as required by the
City to comply with City noise standards;
Individual developments shall incorporate noise barriers, walls, or
other sound attenuation techniques, based on recommendations of
acoustical analysis for individual developments as required by the
City to comply with City noise standards; and,
Elements of building construction (i.e., walls, roof, ceiling,
windows, and other penetrations) shall be modified as necessary to
provide sound attenuation. This may include sealing windows,
installing thicker or double-glazed windows, locating doors on the
opposite side of a building from the noise source, or installing solid-
core doors equipped with appropriate acoustical gaskets.
Impact N-3b: The proposed
project could result in
significant long-term noise
impacts as the result of mobile
sources.
N-3b Through Site Plan review, and to the satisfaction of the City Planning
Director, the location of driveways and service entrances associated with
hotel uses within the Commercial Tourist (CT) zone shall be restricted to
locations where such access points are not directly across from existing
residential uses.
Less Than Significant Impact.
Impact N-4a: The proposed
project could result in
significant long-term noise
impacts resulting from
stationary sources.
Long-Term (Stationary) Impacts
N-4a Electrical and mechanical equipment (i.e., ventilation and air
conditioning units) shall be located away from sensitive receptor areas.
Additionally, the following considerations should be given prior to
installation: proper selection and sizing of equipment, installation of
equipment with proper acoustical shielding, and incorporation of the use
Less Than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-37 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
of parapets into building design. Prior to final discretionary development
approval, property owners within the Ponto Area shall prepare a
subsequent site-specific noise analysis shall be prepared Prior to Final
Development Plan approval for future developments within the Ponto
Area, subsequent noise studies shall be prepared to the satisfaction of the
City of CarlsbadDirector of Planning, which demonstrates that noise
from electrical and mechanical equipment would not exceed maximum
interior noise level criteria established for residential uses in the City
General Plan and that maximum exterior noise levels have been
mitigated to the maximum extent feasible.
Impact N-4b: The proposed
project could result in
significant long-term noise
impacts resulting from
stationary sources associated
with operation.
N-4b A bermed/landscaped buffer shall be provided adjacent to the property
boundary within areas zoned as Commercial-Tourist (CT) to distance
future land uses from existing adjacent residential uses. Consistent with
the City’s Standard Conditions of Approval, the applicant shall submit,
to the satisfaction of the City Planning Director, a Landscape Plan
illustrating the buffer and the landscaping proposed. The Landscape Plan
shall be consistent with the City’s Landscape Design Manual.
Less than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-38 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
Traffic and Circulation (Section 5.6)
Impact T-1: The proposed
project would result in
significant impacts to the
following intersections:
La Costa Avenue / Vulcan
Avenue
T-1 Impacts to the affected intersections shall be mitigated by
implementation of the following improvements:
La Costa Avenue / Vulcan Avenue: Alternative 1: Install traffic
signal with La Costa widening to facilitate intersection
improvements. (with la Costa widening to four lanes) or Alternative
2: Restrict left turn access.
Prior to the issuance of a building permit, developers within the Ponto Area shall
pay a pro-rata fair share contribution to the La Costa Avenue/Vulcan Avenue
improvement.
The pro-rata fair share contribution shall be paid to the City of Carlsbad City
Engineer prior to the issuance of building permits. The pro-rata fair share
contribution may be adjusted by the City of Carlsbad to reflect any changes in
estimated construction and land costs (as described in Appendix G-2). The City
of Carlsbad will retain the Ponto developers’ allocated pro-rata fair share
contribution until the City of Encinitas is required to collect said contributions.
Developers with existing ADT credits within their Ponto property will be given
offsets against their projected ADT’s.
The City of Carlsbad shall update the City’s Capital Improvement Program
(CIP) to include the improvements listed in Mitigation Measure T-1. The CIP
shall determine the timing of the intersection improvements, which shall be
based on triggering mechanisms and/or thresholds to be identified in the CIP.
Future developers within the Ponto Beachfront Village shall be required to make
a proportionate fair share contribution towards the improvements listed in
Mitigation Measure T-1. The payment of appropriate fees shall be determined,
secured, and recorded by the City Engineer prior to issuance of demolition,
grading, and/or building permits and to the satisfaction of the City of Carlsbad
Director of Public Works.
This intersection is located within the jurisdiction of the City of Encinitas and
the improvements to this intersection are already required mitigation as part of
Less than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-39 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
the City of Encinitas adopted North 101 Corridor Specific Plan and have been
included in the City of Encinitas Capital Improvement Program (CIP). Future
developers within the Ponto Beachfront Village shall be required to make a
proportionate fair share contribution towards the improvements listed in
Mitigation Measure T-1.
Based on cost estimates from the City of Carlsbad, the proposed road
improvements associated with improving La Costa Avenue from Highway 101
through Vulcan Avenue, including the La Costa Avenue/Highway 101 and La
Costa Avenue/Vulcan Avenue intersections, would cost approximately
$5,335,000. This dollar amount is an estimate based on current information.
Annual adjustments shall be made as described in Appendix G-2. Calculations
for the cost estimate are provided in Appendix G-2. As shown in Figures 5.6-8
and 5.6-9 the project would contribute 5,003 ADT to this intersection. Based on
2030 traffic volumes of 18,300 ADT, the future development within the Vision
Plan area shall contribute 27 percent (5,003 ADT/18,300 ADT = 27%) of the
total cost, or $1,440,450 ($5,335,000 x 0.27 = $1,440,450). This amount would
be divided up among the future developments within the Ponto Beachfront
Village Vision Plan area based on the traffic they contribute to the intersection.
Impact T-2: The proposed
project would result in
significant impacts to the
following roadway
segmentsintersection:
La Costa Avenue / Carlsbad
BoulevardNorth Coast
Highway 101
T-2 Impacts to the affected intersections shall be mitigated by
implementation of the following improvements:
La Costa Avenue / Carlsbad BoulevardNorth Coast Highway 101:
Widen north leg to include two left turn lanes and two through lanes
and widen east leg to include two left turn lanes and one right turn
lane.
Prior to the issuance of a building permit, developers within the Ponto Area shall
pay a pro-rata fair share contribution to the La Costa Avenue/North Coast
Highway 101 improvement:
The pro-rata fair share contribution shall be paid to the City of Carlsbad City
Engineer prior to the issuance of building permits. The pro-rata fair share
contribution may be adjusted by the City of Carlsbad to reflect any changes in
Less than Significant Impact.
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-40 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
estimated construction and land costs (as described in Appendix G-2). The City
of Carlsbad will retain the Ponto developers’ allocated pro-rata fair share
contribution until the City of Encinitas is required to collect said contributions.
Developers with existing ADT credits within their Ponto property will be given
offsets against their projected ADT’s.
The City of Carlsbad shall update the City’s Capital Improvement Program
(CIP) to include the improvements listed in Mitigation Measure T-2. The CIP
shall determine the timing of the intersection improvements, which shall be
based on triggering mechanisms and/or thresholds to be identified in the CIP.
Future developers within the Ponto Beachfront Village shall be required to make
a proportionate fair share contribution towards the improvements listed in
Mitigation Measure T-2. The payment of fees shall be secured and recorded by
the City Engineer prior to issuance of demolition, grading, and/or building
permits and to the satisfaction of the City of Carlsbad Director of Public Works.
This intersection is located within the jurisdiction of the City of Encinitas. The
improvements to this intersection are already required as mitigation as part of the
City of Encinitas adopted North 101 Corridor Specific Plan, and other
development projects located within the City of Encinitas and are included in the
City of Encinitas CIP. Future developers within the Ponto Beachfront Village
shall be required to make a proportionate fair share contribution to the City of
Encinitas towards the improvements listed in Mitigation Measure T-2.
Based on cost estimates from the City of Carlsbad, the proposed road
improvements associated with improving the La Costa Avenue from Highway
101 through Vulcan Avenue, including the La Costa Avenue/Highway 101 and
La Costa Avenue/Vulcan Avenue intersections, would cost approximately
$5,335,000. This dollar amount is an estimate only based on current
information. Annual adjustments shall be made as described in Appendix G-2.
Calculations for the cost estimate are provided in Appendix G-2. As shown in
Figures 5.6-8 and 5.6-9 the project would contribute 5,003 ADT to this
intersection. Based on 2030 traffic volumes of 18,300 ADT, the future
development within the Vision Plan area shall contribute 27 percent (5,003
EXECUTIVE SUMMARY
Table S-1 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-41 August 2007
POTENTIAL IMPACT MITIGATION MEASURES
SIGNIFICANCE OF
IMPACT AFTER
MITIGATION
ADT/18,300 ADT = 27%) of the total cost, or $1,440,450 ($5,335,000 x 0.27 =
$1,440,450). This amount would be divided up among the future developments
within the Ponto Beachfront Village Vision Plan area through a fair share
contribution based on the traffic they contribute to the intersection.
Impact T-3: The proposed
project would result in
significant impacts to the
following roadway segments
under 2030 traffic volumes:
La Costa Avenue between
Vulcan Avenue and Interstate 5.
Potential impacts to La Costa Avenue between Vulcan Avenue and Interstate 5
are mitigated to less than significant with the implementation of mitigation
measures T-1 and T-2.
Less than significant
CUMULATIVE IMPACTS MITIGATED TO LESS THAN SIGNIFICANT
Traffic and Circulation (Section 7.1.7)
Impacts T-1 through T-2: The
proposed project would
contribute to cumulative
impacts to intersections and
roadways as identified in
Impacts T-1 through T-2.
Mitigation Measures T-1 through T-2 (refer to Section 5.6.4) would mitigate the
Vision Plan’s contribution to cumulative intersection and roadway impacts that
would occur under the year 2010 analysis.
Prior to issuance of a building permit, evidence shall be required to ensure that
Mitigation Measures T-1 through T-2 (refer to Section 5.6.4) would be
implemented (as applicable) at the discretion of the City Director of Public Works,
to mitigate a project’s contribution to potential traffic impacts.
Less than Significant.
EXECUTIVE SUMMARY
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 2-42 August 2007
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PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-1 August 2007
3.0 PROJECT DESCRIPTION
3.1 Site Location and Description
The Ponto Beachfront Village Vision Plan area is located within the City of Carlsbad,
California, in northern San Diego County. Figures 3-1 and 3-2 provide a regional map and a
vicinity map, respectively. The Ponto Vision Plan Study Area is located within 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 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 (hereafter referred to as the “Ponto Area”) consists of approximately 50 acres,
with its northern limit at Ponto Drive and its southern limit at the Batiquitos Lagoon. Figure
3-4 provides an aerial photo of the project area and identifies the Ponto Study Area and the
Area of Future Development. The property includes Assessor Parcel Numbers (APNs) 214-
160-04, -05, -06, -10, -11, -13, -19, -20, -21, -24, -25, -27, -28, -29, -34, -35, -36; 214-171-
11; 214-590-04; 216-010-01, -02, -03, -04, -05; and 216-140-17, -18. Specifically, the
approximately 50-acre development area is located on the USGS Encinitas, California 7.5’
topographic quadrangle within the southwest corner of Section 28, the southeast corner of
Section 29, the northeast corner of Section 32, and the northwest portion of Section 33,
Township 12 South and Range 4 West of the San Bernardino Base Meridian.
A portion of the Ponto Area is within the South Carlsbad Coastal Redevelopment Area
(SCCRA) which was established in July 2000; refer to Figure 3-3. The SCCRA
Redevelopment Plan gives the Carlsbad Housing and Redevelopment Commission the legal
authority to use various powers to achieve the goals of the Redevelopment Plan.
The proposed development area currently consists of 16 lots supporting residential units
mixed with small light-industrial type businesses totaling approximately eight acres and 11
vacant lots totaling approximately 42 acres. The majority of the Ponto Area has been
previously disturbed by former agricultural activities and various improvements and
developments, including construction of the San Diego Northern Railroad, commercial
structures, residential structures, drainage channels, and roadways. The majority of the 50-
acre development area currently stands largely undeveloped, with the exception of a number
of single-family residences, some of which have onsite businesses, including a wood and
sheet metal shop, an auto service/storage yard, wood chipping, a salvage yard, heating and air
conditioning manufacturer, dog kennel, a storage facility, and an upholstery and an antique
store.
The following General Plan designations currently apply to the Ponto Area: UA – Unplanned
Area; TR/C – Travel/Recreation Commercial; RMH – Residential Medium High (8–15
dwelling units/acre); RMH/TR – a dual designation indicating that with further planning, one
or both uses may be appropriate; and, OS – Open Space and Community Parks. The project
would require a General Plan Amendment to designate the Ponto Area as an area of “Special
Planning Consideration” that will require proposed development within the Ponto Area to be
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-2 August 2007
developed under the guidance of the Ponto Beachfront Village Vision Plan; refer to Table 3-
1.
At present, there are three City zoning designations for the various parcels in the Ponto Area.
These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone
with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with
Qualified Development Overlay. Several parcels have a dual designation, CT-Q/RD-M-Q,
indicating that with further planning, one or both uses may be appropriate. No changes to the
existing zoning are proposed with implementation of the Vision Plan.
Onsite elevations across the 130-acre study area for the project range from approximately 80
feet above mean sea level (amsl) on top of the bridge abutments at the Poinsettia Lane
overcrossing of the San Diego Northern Railroad to sea level along the Pacific shoreline and
within Batiquitos Lagoon. The project site is located on a westerly sloping series of well-
defined coastal terraces above the Pacific Ocean. Topography Onsite topography within the
Ponto Area is generally gently sloping, with elevations generally ranging from approximately
30 feet amsl in the southern portion of the property to approximately 70 feet amsl just north
of Avenida Encinas. The area south of Avenida Encinas is a bluff area with views out to the
Batiquitos Lagoon and the Pacific Ocean. A high point in elevation occurs at the intersection
of Ponto Drive and Avenida Encinas. Ponto Drive slopes down into the area of lowest
elevation, where the former off-ramps and underpass for Old Highway 101 were located.
An approximately 570-foot long drainage averaging three feet wide originates east of
Carlsbad Boulevard at Ponto Drive. The drainage runs south through an empty lot to a
concrete ditch, which connects to a storm drain that then connects to the Pacific Ocean.
To the north of the Ponto Area is the Hanover Beach Colony residential neighborhood.
Northeast of the Ponto Area is Lakeshore Gardens, a mobile home park. Shopping and
services for the residential neighborhoods are located along Avenida Encinas, east of the
residential areas. To the south of the project site is the Batiquitos Lagoon, and directly west
of the Ponto Area, on the oceanfront bluffs adjacent to Carlsbad Boulevard, are the campsites
of the South Carlsbad State Beach, with the beach and Pacific Ocean below.
The Ponto Beachfront Village Vision Plan EIR is intended to assess potential environmental
impacts on a programmatic scale, rather than requiring individual owners within the Plan
Area to prepare individual environmental documentation (i.e., an EIR), prior to development.
The EIR will allow for areas affected by the Vision Plan to be fully analyzed for potential
environmental impacts and for project alternatives to be analyzed to reduce potential impacts.
Additional site-specific analysis may be required during the application review process when
a landowner proposes development in order to assess environmental conditions on a project-
level basis (i.e., hydrology, design measures to reduce noise, etc.).
3.2 Project Description
The Ponto Beachfront Village Vision Plan is intended to provide guidance for future
development of the Ponto Area, as directed by the City of Carlsbad’s General Plan and the
South Carlsbad Coastal Redevelopment Area Plan. The Vision Plan sets forth a vision of
what land uses could occur; presents goals and objectives that support the vision; and
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-3 August 2007
provides an implementation strategy and design guidelines for the projects that will
implement the vision.
The Vision Plan is intended for use by prospective developers and their consultants, City of
Carlsbad staff, and those performing design review on individual projects. The Vision Plan is
divided into six specific character areas with designated land uses. (consistent with existing
zoning). However, the Plan allows for flexibility to respond to changing conditions in the
future. As such, the Plan will allow for a designated land use in one character area to extend
to an adjacent area, provided that the overall intent of the Vision Plan is not compromised.
Extension of a land use into an adjacent character area would require approval from the
Director of Housing and Redevelopment and the Director of Planning.
3.2.1 Vision Plan Land Use Summary
3.2.1.1 Proposed Land Uses
The Vision Plan provides overall guidance for development of the Ponto Area, and
designates six distinct Character Areas: Mixed Use Center, Beachfront Resort, Townhouse
Neighborhood, Village Hotel, Live-Work Neighborhood, and Garden Hotel. Although the
Vision Plan is intended to establish an ideal scenario, individual projects may be
implemented differently, and will be required to be consistent with the vision established
within the Plan; refer to Figure 3-5 and Table 3-2. Refer also to the Ponto Beachfront Village
Vision Plan for in-depth discussion of the proposed land uses. The following is a description
of the land uses proposed within each of the six Character Areas:
Mixed Use Center - The Mixed Use Center would be the core of the Ponto
Beachfront Village and would contain both commercial and multi-family residential
uses. To maximize economic viability for businesses in the Mixed Use Center, both
visitor-serving and neighborhood-serving uses and services are envisioned. A
Wetland Interpretive Park, Nature and Art Center, and underpass trail to the west side
of Carlsbad Boulevard are envisioned. Parking for the uses may be provided by a
four-level parking garage (one below ground, three above ground). The area would be
central to residents of the Townhome Neighborhood, Live/Work and Mixed Use
developments, and visitors staying at the three hotels and the surrounding offsite
residential neighborhoods. The current General Plan land use designation for this area
is UA - Unplanned Area.
Beachfront Resort – The Beachfront Resort is envisioned as an upscale resort that
would anchor the south end of the Ponto Beachfront Village, while creating an
attractive landmark for the southern gateway to Carlsbad. The resort would be a
combination of hotel lodging and timeshare, with a full-service restaurant, meeting
facilities and publicly accessible retail shops and services. The resort It is envisioned
that would include a wide public a 10-12 foot wide trail on will be provided along the
southernthe perimeter of the grounds, which will be accessible for public use.
Townhouse Neighborhood – The Townhouse Neighborhood would be a high-density
residential neighborhood (19 dwelling units per acre), located along the eastern edge
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-4 August 2007
of the Beachfront Village. The neighborhood would offer residents numerous
recreation opportunities and walkable access to a variety of services and amenities.
Village Hotel - The Village Hotel would be located in the eastern portion of the
project site and would provide a combination of lodging and amenities for guests to
the Ponto Beachfront Village. This site could also be developed as a courtyard
apartment complex.
Live-Work Neighborhood - Building on the mix of uses originally located in the area,
including residential and commercial services, the Live-Work Neighborhood would
provide living space, as well as office and workspace for onsite artists, lawyers,
architects, and a variety of other craftspersons and professionals. The Live-Work
designation would allow for the adaptive reuse of existing buildings and/or the
continuation of compatible uses. This site could also be developed with more
traditional horizontal and vertical mixed-use developments.
Garden Hotel - The three-story Garden Hotel would provide both hotel lodging and a
small conference facility. Views to the ocean and of onsite, landscaped plazas would
be afforded from this location. Parking may be provided in a two-level parking
garage.
3.2.1.2 Open Space and Parks
Planned open space and park amenities are also envisioned for the Ponto Area. The following
amenities may be includedare envisioned by the Vision Plan as inpart of future development
of the project site:
A community trail that would protect community views to the lagoon and ocean. The
trail would is anticipated to be approximately 10 to 12 feet in width, and serve as a
multi-use trail that would connect to the existing regional trail around the lagoon;
A pedestrian underpass (under Carlsbad Boulevard) to the State Beach entrance;
A Wetland Interpretive Park and Boardwalk Trail;
A community facility in the form of a Nature and Arts Center;
Trails and pathways for pedestrians and bicyclists;
A park on the west side of Carlsbad Boulevard that would include benches and picnic
tables; and,
An estimated 104 public parking spaces on the west side of Carlsbad Boulevard to
facilitate use of the State Beach.
3.2.2 Supporting Public Services and Utilities
The Ponto Area is subject to the City of Carlsbad’s Local Facilities Management Plan
(LFMP), which addresses future development’s demand on public services and facilities. The
Ponto Area is located within the City’s LFMPs for Zones 9 and 22. The City’s Growth
Management Plan requires the preparation of an LFMP to provide details of how public
facilities (i.e. parks, drainage, wastewater treatment, etc.) needed to accommodate
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-5 August 2007
development within Zones 9 and 22 will be provided, as required in a manner consistent with
the City’s Growth Management Ordinance. Amendments to the LFMPs for Zones 9 and 22
may be required over time to update the documents to reflect development of the Ponto Area
in the future.
Several existing major utility lines running through the project area create limitations for
future development unless they are relocated. The utilities follow the alignment of the old
U.S. 101 highway off-ramp pattern that previously existed in the Ponto Area. As seen on
Figure 3-6, these utilities include a 12-inch high pressure gas fuel line operated by Southern
California Gas, three sewer force mains that transport Leucadia Wastewater District flows to
the Encinas treatment facility, and an 84-inch storm drain that collects flows from offsite
residential areas north of the project area for conveyance to Batiquitos Lagoon.
3.2.2.1 Sewer Force Main
The Leucadia Wastewater District’s three sewer force mains that currently run at an angle
through the project site and along the internal streets would be relocated to run parallel to the
northbound lanes of Carlsbad Boulevard.
Two alternatives exist for sewering the project area. Alternative 1 (single-gravity system)
proposes to direct the entire project area sewage flow to the southeast corner of the Resort
Hotel area. A connection would need to be jack and bored under the railroad tracks to tie into
an existing 10-inch stub provided by the existing Knots Lane Lift Station. To provide
adequate cover for the sewer line, a portion of the low-lying area south of the existing
frontage road would need to be raised approximately eight to ten feet. This would require that
Ponto Road and Beach Way be constructed an estimated eight to ten feet above the existing
onsite elevations.
Alternative 2 (two independent systems) proposes to construct a new lift station to service the
area north of Avenida Encinas. To provide adequate cover for the sewer line, a portion of the
low-lying area south of the existing frontage road would need to be raised approximately
eight to ten feet, requiring that Ponto Road and Beach Way be constructed an estimated eight
to ten feet above the existing onsite elevations to achieve gravity sewer flow from north to
south. Sewerage would be directed to the new lift station and lifted to a gravity line, which
would be jack and bored under the railroad tracks to connect into an existing 15-inch gravity
main draining northerly towards Poinsettia Avenue. The area south of Avenida Encinas
(Resort Hotel) would drain towards the southeast corner of its site and connect to the existing
Knots Lane Lift Station via jack-and-bore under the railroad tracks. Refer to Sections 3.2.3.3
and 5.12.10 for additional discussion.
3.2.2.2 Gas Fuel Line
A 12-inch high-pressure gas fuel line onsite is owned by Kinder-Morgan and maintained by
Kinder-Morgan and San Diego Gas and Electric (SDG&E); refer to Figure 3-6. The Ponto
Vision Plan proposes two potential relocation routes, both that would move the gas line into
street rights-of-way. There are a number of other potential relocation routes, such as along
the western edge of the railroad right-of-way or along Carlsbad Boulevard that may be
considered, with the preferred alternative ultimately satisfactory to all parties affected.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-6 August 2007
3.2.2.3 Storm Drain
An 84-inch storm drain that collects offsite flows from residential areas north of the project
area for conveyance to Batiquitos Lagoon currently runs at an angle through Ponto,
potentially impacting development of the Mixed Use Center. It is proposed that this storm
drain be relocated onto internal streets and then run parallel to the northbound lanes of
Carlsbad Boulevard. Further technical studies will be needed in the future as individual
ownerships within the Ponto Area are developed to identify design and construction issues
and potential impacts to the existing infrastructure, due to the re-alignment of the storm
drain. As discussed in Section 5.10 of this EIR, existing surface water from the east (across
the railroad) within an 84” -inch diameter pipe is planned to bypass through the site without
commingling of flows from treated surface water from the proposed development. Drainage
from the site with implementation of the Vision Plan would be retained for treatment onsite
or directed via a new storm drainage system within the property to a low spot along Carlsbad
Boulevard, or towards Batiquitos Lagoon. As part of the application process, individual
property owners would be required to prepare a Storm Water Management Plan (SWMP) to
address the treatment of storm water flows from their properties. Refer to Section 5.12.5 for
additional discussion.
3.2.2.4 Dry Utilities
Existing overhead facilities (electric, telephone and cable) that currently run along Carlsbad
Boulevard, the frontage road, and across the various parcels in the project area would be
undergrounded by each developer as individual projects are built. These facilities have
already been moved underground on the southern section of Ponto Drive, although their
location may need to be re-evaluated, dependent upon engineering design of individual
projects along this portion of the roadway.
Electric Distribution System: SDG&E would provide electric service to the project area. A
contractor hired by individual developers would provide all trenching, backfill, conduit and
substructures necessary for each subarea. This may also include additional facilities deemed
necessary by SDG&E for system reliability. SDG&E would install the necessary cable,
connectors, and pad-mounted equipment as required.
Natural Gas Distribution System: SDG&E currently maintains a natural gas system on
Carlsbad Boulevard, Ponto Road and Avenida Encinas that has adequate capacity to serve the
Ponto Vision Plan’s intended land uses. Facilities would be installed by each developer’s
contractors and would require monetary advances to SDG&E for the cost of their facilities.
Telephone and Cable Television Service: AT&T and Time Warner Cable Communications
are the telephone, cable and data companies for the project area. AT&T would extend their
system and provide a single point of connection to each subarea. Time Warner
Communications would extend their system and provide the necessary conduits to residential
and commercial customers.
3.2.3 Vehicular Circulation and Roadway Improvements
Ponto Beachfront Village would be served by a number of existing and planned roadways,
including: Carlsbad Boulevard, Avenida Encinas, Ponto Drive, and internal public and
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-7 August 2007
private drives. All roadways would be designed as livable streets with traffic calming
devices, with elements such as raised crosswalks, corner bulb-outs, medians, and street trees
potentially integrated into the design.
3.2.3.1 Carlsbad Boulevard
Carlsbad Boulevard presently supports local and regional traffic and is a north-south
alternative to Interstate 5. The Vision Plan considered several alternatives for the re-
alignment of the northbound and/or southbound lanes of Carlsbad Boulevard, either to the
east or to the west of their current location; refer to Figures 6-1A and 6-1B. The alignments
were evaluated within the Vision Plan for potential effects relative to impacts on biological
resources, parking, traffic signal operations and bridge requirements; refer to Table 3-3. It
was determined that by moving the southbound lanes between existing Ponto Road and
Avenida Encinas further to the east, many of the overall goals and objectives of the Vision
Plan could be achieved; refer to Section 6.0 for additional discussion.
By moving the roadway alignment eastward, additional land would be provided on the west
side of Carlsbad Boulevard on which to locate community amenities and implement aesthetic
improvements (pedestrian underpass, beach parking spaces, multi-use trail, and median
beautification). Alternative #1 was determined to be the preferred alignment within the
Vision Plan, and is considered to be the Environmentally Superior Alternative with respect to
the re-alignment alternatives considered for Carlsbad Boulevard due to potential impacts to
biological resources; refer to Figure 6-1A. The re-alignment proposed with Alternative #1
would allow for a five to ten-foot linear park pathway or sidewalk along each side of the
roadway with parking provided along one side of the road. In addition, a Class II, eight-foot
wide bike lane could be constructed on both sides of the roadway, with two 12-foot wide
travel lanes in either direction, separated by an 18-foot wide landscaped median.
Approximately 68 new parking spaces for beachgoers could also be located along the
southbound lanes of Carlsbad Boulevard between Ponto Road and Avenida Encinas with
Alternative #1; refer to Figure 3-7.
In addition, the repositioning of the roadway would provide potential opportunities for the
State Parks campground to expand onto land vacated by the re-alignment. Additional land
would be available for a linear park adjacent to the State Beach for public use.
With the realignment of Carlsbad Boulevard, the Vision Plan envisions a new access point
into the Beachfront Village from Carlsbad Boulevard, approximately midway between Ponto
Drive and Avenida Encinas. The intersection would be signalized, and a dedicated left-turn
lane along Carlsbad Boulevard southbound lanes would be constructed.
Alternative alignments for Carlsbad Boulevard are discussed further in Section 6.0 of this
EIR. Graphic depictions of the alternative alignments for Carlsbad Boulevard are found in
Figures 6-1A and 6-1B.
3.2.3.2 Ponto Drive
Ponto Drive would be the spine of the circulation system for the Ponto Area development. It
is envisioned that the existing roadway be improved and extended north through the Ponto
Area as a two-lane roadway with a planted median, bike lane, parkways, and ample
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-8 August 2007
sidewalks. The addition of Beach Way would connect the segments of Ponto Drive and
Ponto Road. The improved Ponto Drive would be accessed from Carlsbad Boulevard,
Avenida Encinas, and (proposed) Beach Way.
3.2.3.3 Beach Way
The construction of Beach Way is proposed to provide an additional access point to the
Ponto Area from Carlsbad Boulevard. The roadway would run east-west between Ponto
Road and Ponto Drive and would terminate in a cul-de-sac at the easterly edge of the Ponto
Area. It is anticipated that the road would be improved as a two-lane roadway with a planted
median, bike lane, parkways, and sidewalks.
Construction of Beach Way would require raising the elevation of the roadbed approximately
eight to ten feet above the existing elevation to connect to Carlsbad Boulevard and to meet
roadway design standards (gradient, etc.). Construction of this roadway is required to allow
for future gravity sewer flow from north to south across the site, as described in Section
3.2.2.1 above. By raising the elevation of the roadbed for Beach Way, access provided by the
existing onsite frontage roadway along Carlsbad Boulevard may be temporarily impaired,
thereby affecting the adjacent private landowners. Extensive grading may be required, and a
retaining wall would likely need to be constructed along portions of Beach Way to enable the
elevational change required for construction of the roadway. These issues would be
addressed by the City Engineer at the time of design and construction of the roadway to
ensure that adequate circulation is provided and that design standards are met.
Potential impacts resulting from these roadway improvements have been considered as part
of the EIR impact analysis; however, if Beach Way is not constructed, impacts to traffic
resulting from the proposed project would differ from that assumed for the EIR, as traffic
distribution patterns generated by the project would be altered. Therefore, construction of this
roadway is important for circulation purposes and would be required as part of the future
development of the Ponto Area.
3.2.3.4 Avenida Encinas
Avenida Encinas would provide access to the Ponto Beachfront Village via Ponto Drive as
well as direct access into the Beachfront Resort. As part of the realignment of Carlsbad
Boulevard, a new left turn lane would be added to the northbound lanes at Avenida Encinas,
to allow beachgoers access to the southern portion of Carlsbad State Beach.
3.2.3.5 Private and Public Drive Aisles
Internal circulation would be enhanced through a number of small private and public drives
in and around proposed developments, including hotels, mixed-use, live-work, and the
residential neighborhood. These drive aisles and private drives would accommodate a mix of
users, including automobiles, cyclists, and pedestrians.
3.2.3.6 Existing Frontage Road
The existing frontage road currently used by property owners would be vacated over time as
development and ownership changes occur. With construction of a new access point to Ponto
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-9 August 2007
Road from Carlsbad Boulevard, the frontage road’s existing connection to Ponto Road would
end. Interim access for property owners would be assured via a temporary road through one
of the frontage road parcels.
3.2.4 Pedestrian and Bicycle Circulation
3.2.4.1 Internal Sidewalks and Paseos
The Ponto Beachfront Village would be designed to create a pedestrian and bicycle-friendly
environment, integrating traffic calming measures such as raised crosswalks, pedestrian
refuge islands, street trees, mid-block crossings, and corner bulb-outs. A sidewalk system and
pedestrian plazas and paseos would support pedestrian travel within the Ponto Beachfront
Village. Five-foot wide non-contiguous sidewalks with landscaped parkways are envisioned
along Ponto Drive, combined with a variety of pedestrian connections between buildings.
3.2.4.2 Multi-Use Path East of Carlsbad Boulevard
A meandering multi-use path within a 40-foot landscaped setback is envisioned along the
east side of Carlsbad Boulevard, providing a connection with the existing path and enhanced
buffer to the north. Connections into the Beachfront Village projects would be provided at
various points along the path to enhance recreational and pedestrian circulation resources.
3.2.4.3 Multi-Use Path West of Carlsbad Boulevard
Along the west side of Carlsbad Boulevard, a multi-use path running roughly parallel to
Carlsbad Boulevard is envisioned. The path would vary from approximately eight feet to
twelve feet in width where it is adjacent to the linear park.
3.2.4.4 Boardwalk Trail
A boardwalk trail is envisioned to provide a link between the mixed-use developments on
either side of the wetland and to offer nature interpretation and education opportunities for
users. The boardwalk trail would also serve as the connection to and from the pedestrian path
under Carlsbad Boulevard. Access to the boardwalk would be provided from the surrounding
pedestrian plazas and the Ponto Drive sidewalks, as well as directly from the Carlsbad
Boulevard underpass.
3.2.4.5 Beachfront Resort Community Trail
A public trail around the perimeter of the Beachfront Resort is envisioned to ensure that
proposed development would not preclude community views to the lagoon and ocean. A
multi-use trail approximately ten to twelve feet wide is envisioned, with landscaped edges,
interpretive signage, and occasional seating areas along the path. The trail would eventually
wrap around Avenida Encinas via a parallel route with the railroad.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-10 August 2007
3.2.4.6 Pedestrian Underpass to State Beach Entrance
A dedicated pedestrian underpass connecting the boardwalk trail and the path on the beach
side of Carlsbad Boulevard is also envisioned. The underpass path, which could incorporate a
handicapped access ramp, would safely move visitors from Ponto Beachfront Village to the
beach area without crossing Carlsbad Boulevard traffic.
Existing utilities both onsite within the Ponto Area and in offsite areas (e.g. Carlsbad
Boulevard) may be affected by improvements or re-alignment activities as envisioned in the
Vision Plan. As such, additional technical studies will be required at the time individual
ownerships within the Ponto Area are developed in the future to identify design and
construction issues and potential impacts to the existing infrastructure.
3.2.4.7 Bicycles
It is envisioned that bicycle circulation would occur primarily along dedicated bike lanes on
Carlsbad Boulevard and Ponto Drive, as well as on the internal drives and alley within the
Beachfront Village. However, recreational cyclists may also use the multi-use paths along
either side of Carlsbad Boulevard, as well as the Beachfront Resort Trail. To further
encourage bicycles in the Village, ample bicycle parking may be provided in commercial
area parking lots and adjacent to pedestrian paths.
3.2.4.8 Connection to Regional Trail System
A link to the regional trail system by means of a pedestrian / bicycle bridge over the railroad
tracks is envisioned with the project. The bridge would be located at the southeast corner of
the Beachfront Resort Hotel grounds, atop the bluff overlooking Batiquitos Lagoon and
would connect the Beachfront Resort’s community trail to the regional trail in the Poinsettia
Shores residential community, with access to the trail running behind homes along Stern
Way and also to the north-south trail along the railroad right-of-way.
The regional Coastal Rail Trail currently runs along the railroad tracks north of Ponto
Beachfront Village, but then turns east at the Poinsettia Coaster station and continues south
along Avenida Encinas until it reaches Carlsbad Boulevard. The Ponto Beachfront Village’s
trails system would provide additional routes and linkages for Coastal Rail Trail users.
3.2.5 Conceptual Grading Plan
Grading within the Ponto Area would be site-specific and would occur as individual project
applications are submitted over time. All development within the Ponto Beachfront Vision
Plan Area would be consistent with the City’s Grading Ordinance and standard regulations as
applicable.
As stated above, construction of Beach Way would require raising the existing ground
elevation by approximately eight to ten feet in height. As Beach Way would run adjacent to
four of the land use areas within the Ponto Area, these properties would potentially be
affected by construction of the roadway; refer to Figure 3-5. Grading plans for the first
individual ownership to develop along Beach Way (thereby requiring construction of the
road) would need to consider grading requirements for the roadway and how raising the
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-11 August 2007
existing ground elevation would potentially affect development of and access to the adjacent
parcels.
3.2.6 Phasing
As properties within the Ponto Area are all privately owned, development of the area will
take place incrementally as individual property owners choose to undertake development or
redevelopment activities. As such, a scheduled phasing plan has not been established for the
project; however, it is anticipated that development of the site will begin within the next two
to five years and will occur into the future.
3.2.7 Technical, Economic, and Environmental Characteristics
3.2.7.1 Technical
Implementation of the Ponto Vision Plan would require construction and grading activities
on both the part of the City (e.g., for re-alignment of Carlsbad Boulevard) and on the part of
individual landowners (e.g., frontages onto public roadways) within the Ponto Area. Onsite
improvements would involve grading of building pads for residential, commercial, resort,
and recreational uses on the site. Additional grading and construction would be required for
the installation of utilities and for proposed circulation improvements. Resulting grading
quantities would be determined at the time project-specific improvement plans or site plans
were reviewed and approved by the City Engineer. Phasing of improvements and
construction would be necessary, as the development would occur within different onsite
areas over time.
3.2.7.2 Economic
The primary financing tool for projects within the South Carlsbad Coastal Redevelopment
Area would be private investment. Public facilities and/or improvements would be financed
through tax increment financing, or other means of financing, as appropriate.
As envisioned by the Vision Plan, development of the Ponto Area would result in the
construction and sale of multi-family residential units and timeshare units. The sale of these
units would be affected by the economic conditions and the characteristics of the real estate
market over time. Affordable housing would be provided to lower income individuals as
required by the City and the Plan for the SCCRA. Similarly, the occupancy rate of or demand
for the proposed hotels would be subject to any economic conditions that influenced the
travel industry. The availability of public services and facilities for the Ponto Area, as
anticipated in the City’s Growth Management Plan, would also influence the economic
feasibility of the proposed development of the site.
3.2.7.3 Environmental
The majority of the Ponto Area is disturbed habitat and developed land. Topography in the
Ponto Area is generally gently sloping, with onsite topography ranging from approximately
30 to 70 feet amsl. The project site is located on a westerly sloping series of well-defined
coastal terraces above the Pacific Ocean. A small terrace occurs north of the mouth of the
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-12 August 2007
lagoon on the east side of Carlsbad Boulevard within the study area. A portion of the site is
developed with single-family residential uses, intermixed with small-scale commercial and
light industrial uses.
3.2.8 Project Goals and Objectives
By undertaking the proposed project, the applicant City of Carlsbad desires to optimize
development of the subject property to the highest and best land use, consistent with local
and regional land use goals and policies and within the limits of all applicable local, state,
and federal government regulations.
The City recognizes the importance of the Ponto Area relative to the City of Carlsbad. Its
prime coastal location at the City’s south edge, across from the State Park beach campground
and near new single-family neighborhoods, offers the opportunity for the Ponto Area to
become an integral part of Carlsbad, providing amenities for both tourists and City residents.
The City’s goals for the Ponto Beachfront Village Vision Plan are:
1) Establish the Southern Coastal Gateway to the City;
2) Recognize and provide flexibility for the individual private property owners within
the plan area;
3) Accommodate a balanced and cohesive mix of local- and tourist-serving commercial,
medium- and high-density residential, mixed use, live/work, and open space land use
opportunities that are economically viable and support the implementation of these
goals;
4) Provide site design guidelines that require street scenes and site plans to respect
pedestrian scale and express a cohesive and high-quality architectural theme;
5) Establish a pattern of pedestrian and bicycle accessibility that links the planning areas
internally as well as with adjacent existing and planned pedestrian and bicycle
facilities;
6) Provide expanded and enhanced beach access;
7) Establish a mixed-use district that encourages local and tourist-oriented retail,
commercial, recreational and residential uses;
8) Require landscape architecture that celebrates the historic past and horticultural
heritage of the City;
9) Assure that public facilities and services meet the requirements of the Growth
Management Plan; and,
10) Conform with the City of Carlsbad General Plan, Amended Zone 9 and 22 Local
Facilities Management Plans (LFMP), applicable Master Plans and Specific Plans,
resource management plans, and applicable ordinances, regulations and policies.
In addition, the following goals were established within the South Carlsbad Coastal
Redevelopment Area Redevelopment Plan (July 2000) and are applicable to the Ponto Vision
Plan Area:
1) Eliminate blight and environmental deficiencies in the Project Area;
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-13 August 2007
2) Assemble land into parcels suitable for modern, integrated development with
improved pedestrian and vehicular circulation in the Project Area;
3) Replan, redesign, and develop properties that are stagnant or improperly utilized;
4) Increase, improve, and preserve the City’s supply of housing affordable to very low,
low- and moderate-income households;
5) Develop new beach and coastal recreational opportunities;
6) Facilitate the redevelopment of the Encina Power Generating Facility to a physically
smaller, more efficient power generating plant;
7) Provide a funding source for the potential realignment of Carlsbad Boulevard that
will yield excess property that could facilitate expansion of the Carlsbad State Beach
campgrounds and other recreational facilities, and/or development of cultural
facilities or other public facilities;
8) Retain as many existing businesses as possible by means of redevelopment and
rehabilitation services;
9) Enhance commercial and recreational functions in the Project Area;
10) Strengthen the economic base of the Project Area and the City by the installation of
needed on- and offsite improvements to stimulate new commercial/residential
expansion, employment and economic growth;
11) Increase parking and open space amenities; and,
12) Implement performance criteria to assure quality site design and environmental
standards to provide unity and integrity to the entire Project Area development.
3.2.9 Discretionary Actions and Approvals by the City of Carlsbad and Other
Agencies
Consistent with Sections 15050 and 15367 of the State CEQA Guidelines, the City of
Carlsbad will act as the “lead agency.” The lead agency is identified as “the public agency
which has the principal responsibility for carrying out or approving a project.”
The Ponto Beachfront Village project would be implemented at a plan-wide and individual
project level. To implement the Vision Plan, the Plan would require such actions as approval
by the City and amendments to the General Plan (GPA 05-04), to incorporate the Ponto
Beachfront Village Vision Plan into the City of Carlsbad General Plan, and Local Coastal
Program LCPA (05-01), to incorporate the plan into the Mello II and West Batiquitos
Lagoon/Sammis segment of the Carlsbad Local Coastal Program for this area, as well as to
the LFMPs for Zones 9 and 22, as appropriate. The project includes a Planning Commission
Discussion Item (DI-05-01) to gain Planning Commission input, review, and comment on the
Vision Plan. Implementation at the private landowner level would involve approval of the
required, applicable permits, as well as such permits as a Section 401 Water Quality
Certification, Section 404 Clean Water Act Permit, or Section 1602 Streambed Alteration
Agreement, as applicable.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-14 August 2007
Table 3-4 lists the agencies from which approvals and permits are required. The permits and
approvals have been listed in the approximate order in which they are expected to be
obtained.
3.2.10 Discretionary Actions and Approvals by Other Agencies
Additional approvals may be required by a Responsible Agency or a Trustee Agency to allow
for actions involved with development of the project site. A Responsible Agency includes
“all public agencies other than the lead agency which have discretionary approval power over
a project (Section 15382), such as the California Coastal Commission or U.S. Army Corps of
Engineers.” Similarly, Trustee Agencies may also give approval and include state agencies
“having jurisdiction by law over natural resources affected by a project which are held in
trust for people of the State of California” (Section 15386), such as the California
Department of Fish and Game. Other agencies may include, but are not limited to the
following (refer also to Table 3-4):
U.S. Army Corps of Engineers;
California Dept. of Fish & Game;
United States Fish & Wildlife Service; and,
San Diego Regional Water Quality Control Board (RWQCB).
3.3 Consistency of Project With Applicable Regional and General Plans
The proposed project would be consistent with goals, policies, and guidelines set forth in the
City of Carlsbad General Plan, the Local Coastal Program, South Carlsbad Coastal
Redevelopment Plan, the City of Carlsbad Zoning Ordinance, City of Carlsbad Growth
Management Plan, Local Facilities Management Plans (Zones 9 and 22), City of Carlsbad
Scenic Corridor Policies, and Habitat Management Plan. In addition, portions of the project
are subject to the goals and policies given in the Poinsettia Properties Specific Plan (SP 210)
and the Poinsettia Shores Master Plan (MP 175(c)). Project development and proposed
mitigation would also be consistent with the San Diego Air Pollution Control District rules
and regulations and the Air Quality Management Plan; the City General Plan Circulation
Element; Regional Water Quality Control Board Basin Plans; and all other plans, regulations,
or policies, as applicable.
3.4 Existing Development Applications within the Ponto Development Area
As mentioned previously, one development application and three preliminary review
applications had been submitted to the City at the time the City was directed to prepare an
EIR for the Ponto Beachfront Village project. The descriptions below represent the projects
project details at the time when the EIR was required and development within the Ponto Area
was placed on hold. As such, the scale, density, or land use types may ultimately be revised
in the future; however, these projects will be required to maintain consistency with the
overall vision, goals and guidelines given in the Ponto Beachfront Village Vision Plan, once
it is adopted. These projects are fully analyzed within the EIR with respect to the project
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-15 August 2007
details described below. The descriptions below represent the four identified projects
available at the time the City was directed to prepare the EIR.
3.4.1 Hilton Carlsbad Beach Resort
Submitted Application: SDP 05-14/CDP 05-43/RP 05-11
The site is generally located on the east side of Carlsbad Boulevard, south of Poinsettia Lane,
Ponto Road, and covers approximately 7.0 acres of land. The site is designated as “Garden
Hotel,” as shown in Figure 3-5. It should be noted that the area shown as Garden Hotel in
Figure 3-5 of the EIR differs slightly from that shown in the Vision Plan. The Vision Plan
was prepared as a document to guide future development within the Ponto Area; however,
the Plan did not consider site-specific development. To allow for a more accurate
environmental analysis of future development within the Ponto Area, the EIR considers the
actual boundaries of property ownership and the area to which the Hilton Carlsbad Beach
Resort application applies. Therefore, to accurately consider the land area that would be
affected by development of the Garden Hotel use, the boundary of this area has been revised,
and is shown in Figure 3-5.
Access to the project site would be provided via Ponto Road. The proposed project would
include 215 hotel rooms; 12,820 square feet (SF) of meeting space; a 5,030 SF restaurant; a
1,990 SF café/bar; and spa. In addition, a parking structure, three stories above grade is
proposed. All structures are prwould be oposedsubject to the height restrictions of the
applicable zone designation and the within the height limit for the Coastal Zone., which is 35
feet. In addition, a three-story parking garage is also proposed. Publicly accessible amenities
would include oceanfront meeting rooms for functions and weddings, a public spa, and a
pedestrian trail along Carlsbad Boulevard. The project would total approximately 24,000
square feet. In addition, a parking structure, three stories above grade is proposed. All
structures are proposed within the height limit for the Coastal Zone, which is 35 feet.
The existing General Plan Land Use Designation for the the majority of the Hilton Carlsbad
Beach Resort is Residential Medium High/Travel-Recreation (RMH/TR) with approximately
1.5 acres designated TR at the northernmost end of the site. The existing zoninge designation
for the majority site is Commercial Tourist – Qualified Development Overlay/Residential
Density – Multiple zone with Qualified Development Overlay (CT-Q/RD-M-Q), with the
northernmost 1.5-acre parcel designated CT-Q. The northernmost approximately 1.2-acre
parcel of the property is within tThe Poinsettia Properties Specific Plan covers the 1.5-acre
parcel at the northern end of the area designated as Garden Hotel in the Vision Plan. The
Specific Plan zoning for that this particular parcel is CT, and the General Plan designation is
TR. The project is consistent with the existing General Plan Land Use and zoning, and
therefore, only requires implementing permits.
The project consists of one main, 215-room hotel building and a parking structure on the
eastern end of the property. The main hotel is proposed as a one-story building at the
northern end, adjacent to the single-family homes, and three stories further south.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-16 August 2007
3.4.2 Dale Schreiber Ponto Resort
Preliminary Review: PRE 05-58
This site is generally located on the northeast corner of future Beach Way and Ponto Drive
and the southwest corner of future Beach Way and Ponto Drive. The total land area for both
properties is approximately 4.7 acres. This application would cover a portion of the area
designated in the Vision Plan as “Mixed Use” and a portion designated as “Hotel or
Residential (apartments)”; refer to Figure 3-5.
Access is proposed from future Beach Way for the northeastern property and from Ponto
Drive for the southwestern property. The project would include approximately 269 hotel
units, 216 of which are proposed on the northeastern property and 53 are proposed on the
southwestern property.
The proposed project consists of two structures that will house hotel rooms, underground
parking, lounge, restaurant, and retail spaces. Structures are proposed as three-story within
the maximum height limit of 35 feet above grade.All structures would be subject to height
restrictions of the applicable zone designation and the Coastal Zone.
In addition to various discretionary actions, a portion of the project site as proposed would
require a rezone from RMH to T-R and a related Local Coastal Program Amendment for said
rezone.
3.4.3 Carlsbad Coast Mixed-Use Residential
Preliminary Review: PRE 05-67
The site is generally located on the east side of Carlsbad Boulevard, north of Avenida
Encinas and covers approximately 9.5 acres of land. Access to the project is provided via
Ponto Drive. This application would cover a portion of the area designated in the Vision Plan
as “Mixed Use” and a portion designated as “Townhomes;” refer to Figure 3-5.
The proposed project would include 128 attached condominium units, 32,500 square feet of
restaurant/retail space, 24 residential stacked flats, nine live/work units, and a four-level
parking structure. All structures would be subject to height restrictions of the applicable
zone designation and the Coastal Zone.Structures are proposed within the height limit of 35
feet.
The existing General Plan Land Use Designation for the Carlsbad Coast Mixed-Use
Residential project is Unplanned Area-Travel/Recreation Commercial (UA/TR/C). The zone
designation for the site is Planned Community (PC). The property is within the Poinsettia
Shores Master Plan area.
In addition to the various discretionary actions, the project as proposed would require a
General Plan Amendment, amendment to the Master Plan to identify proposed uses, and a
Local Coastal Program Amendment.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-17 August 2007
3.4.4 Carlsbad Coast Hotel and Timeshare
Preliminary Review: PRE 05-75
This site is generally located east of Carlsbad Boulevard and south of Avenida Encinas, on
approximately 14 acres. Access to the site would be from Avenida Encinas. This area is
located in the Poinsettia Shores Master Plan Area which establishes development limits and
design criteria for this area. This application would cover the area designated as “Resort
Hotel” in the Vision Plan; refer to Figure 3-5.
The proposed project includes approximately 180 hotel units, 126 timeshare units, 3,700
square feet of retail/restaurant space, 5,000 square feet of banquet space, and a two-level
parking structure. All of the hotel and timeshare units are proposed within a series of five
three-story structures within the maximum height limit of 35 feet. All structures would be
subject to height restrictions of the applicable zone designation and the Coastal Zone.
The existing General Plan is Travel/Recreation Commercial/Open Space and Community
Parks (TR/C/OS) and zoning is PC. The proposed project is consistent with the existing
General Plan Land Use and zoning and would therefore only require implementing permits.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-18 August 2007
Table 3-1
Existing and Proposed General Plan Designations
General Plan/Local Coastal Program Land Use Amendments
Existing Proposed
RMH
(Residential Medium High –
8 to 15 dwelling units per acre)
Special Planning
Considerations Area
RMH/TR
(Residential Medium High and/or
Travel/Recreation Commercial)
Special Planning
Considerations Area
UA
(Unplanned Area)
Special Planning
Considerations Area
OS
(Open Space and Community Parks)
Special Planning
Considerations Area
TR/C
(Travel/Recreation
Commercial/Community Commercial)
Special Planning
Considerations Area
TR
(Travel/Recreation Commercial)
Special Planning
Considerations Area
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-19 August 2007
Table 3-2
Proposed Land Uses
Character
Area
Property
APNs
Existing General
Plan Land Use
Proposed
General Plan
Land Use
Existing Zoning Proposed
Zoning
Developer Actions to
Implement the Vision Plan
Garden Hotel 241214-590-04;
241-160-10, -11,
-13, -19, -20, -21,
-24, and -29;
214-160-24
RMH/T-R
Residential Medium
High/Travel
Recreation
Commercial
T-R Travel
Recreation
Commercial
Special
Planning
Considerations
Area
CT Commercial
Tourist
(214-590-04)
C-T-Q/RD-M-Q
(214-160-19;
214-160-24)
No Change
Proposed.
Redevelopment
Permit
Coastal Development
Permit
Environmental
Review
Improvements
Agreement with City
Village Hotel 214-171-11;
214-160-25
RMH Residential
Medium High
(214-171-11)
RMH/T-R
Residential Medium
High/Travel
Recreation
Commercial
(214-160-25)
Special
Planning
Considerations
Area
RDM-Q Residential
Density-Multiple –
Qualified
Development
Overlay
(214-171-11)
CT-Q/RDM-Q
Commercial Tourist
– Qualified
Development
Overlay/ Residential
Density-Multiple –
Qualified
Development
Overlay
(214-160-25)
No Change
Proposed.
Redevelopment
Permit
Coastal Development
Permit
Environmental
Review
Improvements
Agreement with City
PROJECT DESCRIPTION
Table 3-2 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-20 August 2007
Character
Area
Property
APNs
Existing General
Plan Land Use
Proposed
General Plan
Land Use
Existing Zoning Proposed
Zoning
Developer Actions to
Implement the Vision Plan
Live-Work
Neighborhood
214-160-04, -05,
-06, -10, -11, -13,
-20, -21, -25, -27,
-28, -29, -34, -35,
-36,
RMH/T-R
Residential Medium
High/Travel
Recreation
Commercial
Special
Planning
Considerations
Area
CT-Q/RDM-Q
Commercial Tourist
– Qualified
Development
Overlay/ Residential
Density-Multiple –
Qualified
Development
Overlay
No Change
Proposed.
Note: Permits required may
vary, depending on size of
development, i.e., whether it
is a small lot owner adding a
commercial use to the
existing residential use or
whether it is a project
entailing lot consolidations
and larger-scale new
construction.
Redevelopment
Permit
Coastal Development
Permit
Environmental
Review
Improvements
Agreement with City
Townhouse
Neighborhood
216-140-17
UA Unplanned Area
Special
Planning
Considerations
Area
PC Planned
Community
No Change
Proposed.
Amendment to
Poinsettia Shores
Master Plan
Coastal Development
Permit
Subdivision Map(s)
Improvements
Agreement with City
Environmental
Review
PROJECT DESCRIPTION
Table 3-2 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-21 August 2007
Character
Area
Property
APNs
Existing General
Plan Land Use
Proposed
General Plan
Land Use
Existing Zoning Proposed
Zoning
Developer Actions to
Implement the Vision Plan
Mixed-Use
Center
216-010-01, -02,
-03, -04, -05;
216-140-18
(portion); vacated
Carlsbad
Boulevard
(portion)
RMH Residential
Medium High
(216-010-01, -02, -
03, -04, -05)
UA Unplanned Area
(216-140-18,
portion)
Special
Planning
Considerations
Area
RDM-Q Residential
Density-Multiple –
Qualified
Development
Overlay (216-010-
01, -02, -03, -04, -
05)
PC Planned
Community (216-
140-18, portion)
No Change
Proposed.
Redevelopment
Permit
Coastal Development
Permit
Environmental
Review
Improvements
Agreement with City
Resource agency
permits
Beachfront
Resort
216-140-18 T-R/C Travel
Recreation
Commercial /
Community
Commercial
Special
Planning
Considerations
Area
PC Planned
Community
No Change
Proposed.
Coastal Development
Permit
Improvements
Agreement with City
Environmental
Review
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-22 August 2007
Table 3-3
Comparison of Carlsbad Boulevard Re-Alignment Alternatives
FACTOR ALTERNATIVE 1 ALTERNATIVE 2 ALTERNATIVE 3 ALTERNATIVE 4
Additional
Vacated Acreage
Available for
Other Uses
Creates 0.8 acres on
west side of Carlsbad
Boulevard, available for
use as a public linear
park.
Creates 2.0 acres on west
side of Carlsbad Boulevard
north of Avenida Encinas
and 1.8 acres on west side
of Carlsbad Boulevard
south of Avenida Encinas,
available for use as a public
linear park or potential
expanded use for the South
Carlsbad State Beach
Campground.
Creates 0.8 acres on west side of
Carlsbad Boulevard, available to
be used as a public linear park.
Creates 1.2 acres on east side of
Carlsbad Boulevard, north of
Avenida Encinas and 2.2 acres on
east side of Carlsbad Boulevard,
south of Avenida Encinas,
available for additional
development or community
amenities.
Creates 0.5 acres on
west side of Carlsbad
Boulevard, available
for use as a public
linear park.
South of Beach Way:
Creates 0.8 acres on
west side of Carlsbad
Boulevard, available
for use as a public
linear park.
Effect on
Vegetative
Communities
Approximately 3.0 acres
of Disturbed Diegan
coastal sage scrub to be
affected in median
between Ponto Drive
and Avenida Encinas.
Retains cypress trees in
median south of
Avenida Encinas.
Approximately 3.7 acres of
Disturbed Diegan coastal
sage scrub to be affected in
median between Ponto
Drive and Avenida Encinas.
Potential disturbance to
approximately 0.6 acres of
Southern Coastal Salt
Marsh in median
immediately north of the
Los Batiquitos Lagoon
bridges.
Removal of cypress trees in
median south of Avenida
Encinas.
Approximately 3.7 acres of
Disturbed Diegan coastal sage
scrub to be affected in median
between Ponto Drive and Avenida
Encinas.
Potential disturbance to
approximately 0.6 acres of
Southern Coastal Salt Marsh in
median immediately north of the
Los Batiquitos Lagoon bridges.
Removal of cypress trees in
median south of Avenida Encinas.
Approximately 3.73.0
acres of Disturbed
Diegan coastal sage
scrub to be affected in
median between
Ponto Drive and
Avenida Encinas.
Retains cypress trees
in median south of
Avenida Encinas.
PROJECT DESCRIPTION
Table 3-3 continued
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-23 August 2007
FACTOR ALTERNATIVE 1 ALTERNATIVE 2 ALTERNATIVE 3 ALTERNATIVE 4
Parking Provides 61 parking
spaces (60 degree
diagonal) and 48 parallel
parking spaces.
Provides 61 parking spaces
(60 degree diagonal) and 48
parallel parking spaces.
Provides 61 parking spaces (60
degree diagonal) and 48 parallel
parking spaces.
Provides 61 parking
spaces (60 degree
diagonal) and 48
parallel parking
spaces.
Traffic Signal
Operations
More complex signal
operation at Avenida
Encinas due to width of
median (longer time to
make turning
movements) but similar
to existing condition.
Less complex signal
operation at Avenida
Encinas, due to
standardized intersection
(i.e., no wide median).
Less complex signal operation at
Avenida Encinas, due to
standardized intersection (i.e., no
wide median).
More complex signal
operation at Avenida
Encinas due to width
of median (longer
time to make turning
movements) but
similar to existing
condition.Less
complex signal
operation at Avenida
Encinas, due to
standardized
intersection (i.e., no
wide median).
Vehicular Bridges Retains existing
northbound bridge;
requires new southbound
bridge to implement the
grade-separated
pedestrian underpass to
the west.
Retains existing northbound
bridge; requires new
southbound bridge to
accommodate lanes re-
location and to implement
the grade-separated
pedestrian underpass to the
west.
Requires two new bridges – one
northbound and one southbound.
Retains existing
northbound bridge;
requires new
southbound bridge to
accommodate lanes
re-location and to
implement the grade-
separated pedestrian
underpass to the west.
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-24 August 2007
Table 3-4
Matrix of Required Project Approvals and Permits
Project Approval or Permit Approving Agency
Agency Designation
(Lead or Responsible)
General Plan Amendment City of Carlsbad Lead Agency
Local Coastal Plan Amendment City of Carlsbad Lead Agency
Redevelopment Permit City of Carlsbad – Dept. of
Housing and Redevelopment Lead Agency
Local Facilities Management
Plan – Zones 9 and 22 City of Carlsbad Lead Agency
Coastal Development Permit California Coastal Commission Responsible Agency
401 Permit – Water Quality
Certification
California Regional Water
Quality Control Board Responsible Agency
404 Permit – Dredge and Fill U.S. Army Corp of Engineers Responsible Agency
1602 – Streambed Alteration
Permit CA Dept. of Fish and Game Trustee Agency
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-25 August 2007
Figure 3-1
Regional Location of the Project
----.. --..
.. --,.. -,,. ---,.. ---.. -,. --..
... -.. -.. .. .. --..
Lake
Elsinore
(_
Murrieta
San Ju,:3.~
0
j ---•2._
Riverside County
Capi~✓ ~
I --'L.__••~---
Fallbrook
Oceanside
Encinitas
Del Mar
Pacific Ocean
La Jolla
Pacific Beach
Point Loma
Coronado
Pala
Warner Springs
San Diego County
Rancho
Bernardo
Poway
Chula Vista
Lakeside
Santa Ysabel
Ramona
Alpine
u.s /\_. ______ '"1
1----------------M-.:.EXICO
Not to Scale
CONSULTING
251 01951/l 95 le.001.o, En,orOMIOl!lal Impact
Regional Location of the Project Figure 3-1
Ponto Beachfront Village Vision Plan EIR
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-27 August 2007
Figure 3-2
Project Vicinity
Pacific Ocean
r--• ~ Ponto Study Area
Ponto Dr
Batiquitos
Lagoon
1/// Area of Future Development
Not to Scale
CONSULTING
25101 !M Vl95lu002.ai [nwonmeffla,l trrc,,,ct
Project Vicinity
Ponto Beachfront Village Vision Plan EIR
\ \ San Diego County !l.
Vici nity Map
La Costa Drive
Figure 3-2
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-29 August 2007
Figure 3-3
South Carlsbad Coastal Redevelopment Area
CONSULT ING
2Sl0l~l/1iSl1J100S.11
Elffltonmtnl:tl~ct
South Carlsbad
Coastal
Redevelopment
Area
PACIFIC OCEAN
Ponto Study
Area
.. ;~j -.. ,.' : . '-::l
South Carlsbad Coastal Redevelopment Area
Ponto Beachfront Village Vision Plan EIR
Figure 3-3
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-31 August 2007
Figure 3-4
Aerial Photograph with Topography
I
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fr ~
GEM)
P<WTO Sl\.DY ll£A
----11£>. <F FVTU£ t£VELIPIENT
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LW LI VE ICR< / MIXED USE . ® PONTO VISION PLAN -----HR H:>TEL OR DC"'C:!fnnrTt &.I ( .I.OTC \ -n ni.,1~ '"""° ~.&.~l&N.. \,,,.-hOh,/
-: _M T~ AERIAL PHOTOGRAPH TH ____ ,,._
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PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-33 August 2007
Figure 3-5
Ponto Beachfront Village – Land Use Themes
Garden Hotel *
* Character Areas in Italics ,..
CONSULTING
25101951/195lt1006.a.
El'Wll'ONMitalffiO,ICI
8
Not to Scale
Village Hotel Townhouse Neighborhood Beach front Resort
·-~------······
Live I Work Neighborhood
Ponto Beachfront Village Land Use Themes
Pont o Beachfront Village Vision Plan EIR
IATIO0ITOS LAGOOII
(/
I 1.
.t1:
Figure 3-5
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-35 August 2007
Figure 3-6
Existing Major Utility Lines
I JI I I I 11 11 I I I 1 f 1 r I 11 I 1 f 1 I I 11 I I fl r I I 1 I I
San Diego Northern Railroad
•• 7!" RCP ------"'-...... --------•• -I I i. :, s --"Po=-_=-n_~t97'D.::r'iv:-:e:-~-----,
-__ ,....c;osf.,el~.--· ,1.~~~······ ····· _,., ,i"'"~ ~
■ •
-------=---•
South Carlsbad State Beach and Campground
~----------------------------------Carlsbad Boulevard
•• -----------· • • • • I ••
8
Notto Scale
CCNSULTIN[3
25101951/1 95 t,xOl 5.a>
Enl'lronrTIO'ntil~I
LEGEND:
Storm Drain
--Sewer Force Main
Pacific Ocean
• • • • • • • High Pressure Gos Fuel Line
-■ ■ -Project Boundary
Existing Major Utility Lines
Ponto Beachfront Village Vision Plan EIR
••
Figure 3-6
PROJECT DESCRIPTION
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 3-37 August 2007
Figure 3-7
Proposed Carlsbad Boulevard Improvements
CONSULTING
251019SV1951H06O.11 ""'""""' .... '"""'
V?-Hf 18'
rn>EWAUC MB>IAH
Typical Carlsbad Boulevard Cross-Section
Carlsbad Boulevard Realignment Detail
Proposed Carlsbad Boulevard Improvements
Ponto Beachfront Village Vision Plan EIR
Figure 3-7
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-1 August 2007
4.0 ENVIRONMENTAL SETTING
4.1 Existing Conditions
4.1.1 Regional Setting
The Ponto Area is located within the City of Carlsbad, California in northwestern San Diego
County, just west of Interstate 5 (I-5), approximately 35 miles from downtown San Diego.
The City is bordered by the Pacific Ocean to the west; the City of Oceanside to the north and
northeast; the Cities of Vista, San Marcos, and an unincorporated portion of San Diego
County to the east and southeast; and, the City of Encinitas to the south. Regional access to
the site is generally provided by I-5, which runs north-south and serves as a major
transportation route from southern San Diego County to points northward such as Orange
County and Los Angeles. Highway 78 (SR-78) runs east-west near the northern boundary of
Carlsbad and provides access to the communities of Vista and San Marcos, Interstate 15 (I-
15), and other communities within eastern San Diego County.
This region experiences generally mild seasons with a temperate climate typical of a coastal
community. Temperatures average 58 degrees in January and 73 degrees in July with an
average rainfall of approximately 10 inches.
This region is generally characterized by residential and commercial development, with some
recreational uses and small-scale agricultural operations interspersed. Points of interests
within the City include South Carlsbad State Beach, just to the west of the Ponto Area, the
Carlsbad Flower Fields, and Legoland.
4.1.2 Local Setting
The approximately 130.4-acre Ponto Beachfront Village Vision Plan Area is located within
the City of Carlsbad, just east of the Pacific Ocean and Carlsbad Boulevard, and west of the
railroad line for the San Diego Northern Railroad. Poinsettia Lane forms the northern
boundary of the study area, with La Costa Avenue forming the southern boundary. The study
area is located in Sections 29, 32, and 33 of Township 12 South, Range 4 West on the San
Bernardino Base and Meridian U.S. Geological Survey 7.5-minute Encinitas quadrangle
map. The smaller 50-acre area proposed for development is generally bounded by the Pacific
Ocean to the west, Ponto Road to the north, the San Diego Northern Railroad line to the east,
and Batiquitos Lagoon to the south.
Land uses to the north of the site consist of the Hanover Beach Colony residential
neighborhood. Northeast of the site is Lakeshore Gardens, a mobile home park. The
Poinsettia Shores residential area is located to the east of the site, with shopping and other
services located along Avenida Encinas, to the east of the residential uses. Directly west of
the Ponto Area on the oceanfront bluffs, adjacent to Carlsbad Boulevard, are the campsites of
California’s South Carlsbad State Beach, with the beach and Pacific Ocean below. The
inflow/outflow channel for Batiquitos Lagoon is located along the southern portion of the
Ponto Area.
Currently, access to the Ponto Area is provided by Carlsbad Boulevard, which runs north-
south along the western portion of the project site. With implementation of the Vision Plan,
three primary access points would lead into the Ponto Area from Carlsbad Boulevard: Ponto
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-2 August 2007
Drive at the northern end of the site; Beach Way in the central portion; and Avenida Encinas
at the southern end. Additionally, the existing Ponto Drive would facilitate internal
circulation.
The 50-acre Ponto Area intended for future development consists mainly of “Developed” or
“Disturbed” land. Several areas onsite have been previously graded. Approximately 24
structures exist in the Ponto Area and include approximately eleven onsite addresses.
Structures range from one- to two-story structures in varying degrees of condition. Existing
onsite uses include multiple light industrial uses (including a wood and sheet metal shop, an
auto service/storage yard, wood chipping, a salvage yard, heating and air conditioning
manufacturer), commercial uses (dog and cat kennel, storage facility, and an upholstery and
antique store), residential uses, and vacant land. Historical uses within the subject site
include, but are not limited to, metal shops, paint shops, antique repair, and mirror
reconditioning facilities, dipping and stripping operations of materials, auto repair, metal
fabrications, agricultural and residential uses.
A 572-foot long drainage averaging three feet wide originates east of Carlsbad Boulevard at
Ponto Drive. The drainage runs to the south, through an undeveloped portion of the site, and
connects to a drain that ultimately drains to the Pacific Ocean.
Topography in the Ponto Area is generally gently sloping, although there are several areas
with greater elevational change. To the south of Avenida Encinas is a bluff that provides
views of Batiquitos Lagoon and the Pacific Ocean. A high point occurs where Ponto Drive
intersects Avenida Encinas. Lower elevations occur along Ponto Drive where the former off-
ramps and underpass for Old Highway 101 were located. Elevations within the study area
range from 0 to approximately 60 feet amsl; onsite topography ranges from approximately 30
to 70 feet amsl. In the northern portion of the site, drainage is generally to the
south/southwest, towards the existing drainage; areas south of the drainage generally drain to
the northeast towards the existing drainage. The southern portion of the site generally drains
to the southwest, and ultimately to the Batiquitos Lagoon.
The Ponto Area is located on a westerly sloping series of well-defined coastal terraces above
the Pacific Ocean. A small terrace occurs north of the mouth of the lagoon on the east side of
Carlsbad Boulevard within the study area. Soils onsite are generally Quaternary Terrace
Deposits that generally consist of moderately consolidated, poorly indurated clean sands,
silty sands and clayey sands. Four soil types occur within the study area: Coastal beaches
(Cr); Marina loamy coarse sand (MIC), 2 to 9 percent slopes; Marina loamy coarse sand
(MIE), 9 to 30 percent slopes; and, Terrace escarpments. Portions of the Ponto Area also
support Land Derived Fill and Hydraulic Fill resulting from engineered fills associated with
former railroad and area roadway improvements, as well as dredging operations within the
Batiquitos Lagoon.
Fourteen vegetative communities as well as disturbed habitat and developed land were
identified within the study area and include: 0.98 acre of southern coastal salt marsh, 0.17
acre of riparian woodland, 0.91 acre of southern willow scrub, 0.19 acre of mule fat scrub,
2.21 acres of coastal and valley freshwater marsh, 1.30 acres of marine, 0.03 acre of mud flat,
0.11 acre of disturbed wetlands, 4.3 acres of southern coastal bluff scrub (including
disturbed), 25.4 acres of beach/coastal dunes, 5.2 acres of Diegan coastal sage scrub
(including disturbed), 0.2 acre of non-native grassland, 0.3 acre of eucalyptus woodland, 24.6
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-3 August 2007
acres of disturbed habitat, 21.0 acres of non-native vegetation, and 43.4 acres of developed
land.
4.1.3 Regulatory Status
Currently, the following General Plan designations apply to the Ponto Area: UA – Unplanned
Area; TR/C – Travel/Recreation Commercial; RMH – Residential Medium High (8–15
dwelling units/acre); RMH/TR – a dual designation indicating that with further planning, one
or both uses may be appropriate; and, OS – Open Space and Community Parks. The project
would require a General Plan Amendment to designate the Ponto Area as an area of “Special
Planning Consideration” that would require the Ponto Area to be developed under the
guidance of the Ponto Beachfront Village Vision Plan; refer to Table 3-1. Future
development proposals within the Ponto Area may be required to propose General Plan and
Local Coastal Program land use reclassifications and Local Coastal Program zone changes
that will be evaluated as part of the discretionary approval process. Amendments to the
LMFPs for Zones 9 and 22 may also be required to update the documents as development of
individual properties within the Ponto Area occurs over time. The Ponto Beachfront Village
Vision Plan provides a guide for development of the area to ensure that future land uses are
compatible and consistent with the intended vision for the site.
At present, there are three City zoning designations for the various parcels in the Ponto Area.
These designations include: PC – Planned Community; CT-Q – Commercial Tourist zone
with Qualified Development Overlay; RD-M-Q – Residential Density – Multiple zone with
Qualified Development Overlay; and, CT-Q/RD-M-Q – a dual designation indicating that
with further planning, one or both uses may be appropriate. No changes to the existing
zoning are proposed with the project.
The Ponto Area is also affected by other plans and policies as described below. Project
implementation will require action on both a plan-wide basis and on individual parcels
planned for specific projects.
4.1.3.1 South Carlsbad Coastal Redevelopment Area (SCCRA)
As mentioned, a portion of the Ponto Area is located within the South Carlsbad Coastal
Redevelopment Area. This portion of the site is therefore subject to the Redevelopment
Permit process, which is administered by the City of Carlsbad’s Housing and Redevelopment
Department; refer to Figure 3-3.
4.1.3.2 Local Coastal Program (LCP)
The Ponto Area falls within the state Coastal Zone. The City of Carlsbad’s Local Coastal
Program (1996) is comprised of five segments, which provide policies and development
guidelines for compliance with the State Coastal Act. The Ponto Area includes acreage
located within the Mello II Segment Land Use Plan. Local Coastal Program Segments are
required to maintain consistency with the City of Carlsbad’s General Plan. Implementation of
the Vision Plan would require approval of an amendment to the LCP by the California
Coastal Commission to ensure the LCP is consistent with the City’s General Plan and the
Coastal Act.
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-4 August 2007
4.1.3.3 Existing Specific Plans / Master Plans
Poinsettia Properties Specific Plan (SP 210)
The Poinsettia Properties Specific Plan directs development of a 92-acre transit-oriented
residential community located primarily north of the Ponto Area; however, a 1.5-acre portion
of the Ponto Area is included, referred to as Planning Area 1 in the Specific Plan. It is located
in the northwest corner of the Ponto Area, adjacent to Carlsbad Boulevard and Ponto Road.
Per the Specific Plan, the land use for this 1.5-acre area is intended for commercial uses that
serve the traveling public and beach visitors.
Poinsettia Shores Master Plan (MP 175(c))
The Poinsettia Shores Master Plan Area (PSMP), amended May 12, 1994, includes
approximately 162.8 acres, of which approximately 23.5 acres are located within the Ponto
Beachfront Village Vision Plan. The Poinsettia Shores Master Plan Area is broken down into
17 Planning Areas, three of which are located within the Ponto Area boundaries -- Areas F,
G, and H. These areas feature travel service/commercial use, open space, and a non-
residential reserve. The Poinsettia Shores Master Plan establishes the development limits
and design criteria for these Planning Areas.
Local Facilities Management Plans (LFMP)
Local Facilities Management Plans address a development’s demand on public services and
facilities. The Ponto Area is located within the LFMPs for Zones 9 and 22. The proposed
General Plan and Local Coastal Program amendments required for the project would not
create any potential conflicts with the goals of these plans. Future development proposals
would be required to demonstrate that proposed facilities are consistent with the LFMP or
propose amendments to the appropriate LFMP to reflect resulting conditions.
Habitat Management Plan (HMP)
The Ponto Area lies within the North County Multiple Habitat Conservation Program
(MHCP) Subregional Plan area. The MHCP Subregional Plan was adopted and certified by
the San Diego Association of Governments Board of Directors on March 28, 2003. Each of
the seven jurisdictions within the MHCP area (including the City of Carlsbad) is required to
implement their respective portion of the MHCP via citywide subarea plans. On November
15, 2004, the City of Carlsbad’s Habitat Management Plan for Natural Communities in the
City of Carlsbad (City HMP; 2004a) was approved, and state and federal permits were
issued. A portion of the project site is located within Focused Planning Area (FPA) Core 8,
which includes Batiquitos Lagoon. Batiquitos Lagoon is included in an existing Hardline
Conservation Area.
The HMP includes goals and standards to guide conservation efforts in the development
process within the City. These goals and policies are assigned within the individual LFMP
zones; however, no conservation goals or standards are given for LFMP Zones 9 or 22,
which are applicable to the project site. However, the City’s HMP establishes zone-level
recommendations for biological resource protection for each of the LFMP zones, such as the
use of fencing or signage to minimize human disturbance to sensitive species. Proposed
development within the Ponto Area would be designed to be consistent with the requirements
of the City’s HMP and Chapter 21.203.040(B)(3), Coastal Resources Protection Overlay
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-5 August 2007
Zone, of the Carlsbad Municipal Code as applicable. Refer to Section 5.2 of this EIR for
additional information regarding the HMP.
ENVIRONMENTAL SETTING
Ponto Beachfront Village Vision Plan EIR City of Carlsbad
Final EIR 4-6 August 2007
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