HomeMy WebLinkAboutCT 74-05A; ROYAL HOMES UNIT 5; REPORT OF IN-PLACE DENSITY TESTS; 1977-03-02.' ,~" ,
•
CT74~5A
March ~, 1977
Carlsbad, Dev,elopment Company
~9'O Oak AVE;!m~e, S~ite "0"
Carlsba~, Cqlifornia' 92008
SGT 712047
;Report ~o,., . J
R~port of In-Place Dens~ty Tests
CarlsQad', California.
Appian Way,
Ge~tlemen:
" 'I~ compl:iance with your request, we herewith submit t:Q.e resul~sof ih-
place density tests performed on the sqb'grade'materiai at'tne subje¢t
site as tested by the Soil, Geology & Testing Consultants;, Inc. on ~,'
March 1,' "),.977.
F.ield density tests in accordance with A'.S:T.l-i. D-1556";"64 ahd tqqisture
detE;!rminations were made at the locations specified py Mr. 'Nowell. 'J.1be
results of the tests are given' on the att~cb.ed fi-g'qre. A repres~~tat'l;¥e
. 's~ple of the 'material was' obtained for 1.abQ,t'?i,totY tE;!sts.. .' "."
. .
'Laboratory compaction tests to determine max;:iJnlJIIl dry: density and opt-
imum.moisture were performed in acco+dance·witl1·A.$:T~~. Te$t Method
1557-70, ~ethod' A. ~he results of the laboratQrycompacticm tests ·~re·
g·iv.en on, the ai;:tacheq figure. .... .' ."
If you nave any questions after reviewing· our. *eportJ: please do not
:Q.esita,te·to. contact t1;1is office~
This opportunity to be of service is sincerel,y appreciated.. -I
DAP/rf
Ene.
'cc: (5) Submitted
. (1) SGT ~ Escondido
Respectfully' submitted,
SOIL, GEOLOGY & TESTING CONSULTANTS, I~C.
~/~
Charles ~. Christian~ R. C. E.
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SO.~,GEC)LQGY$.TES':f,ING'CONSULTANTS.:'NC. . SGT 7120:47 Figure No.2,
FIELD DENSITY TESTS REPORT \" \.
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RElATIVE , HEV o'r TEST MOISTURE ' DRY UNIT WEIGHT ' SOlL ~
( PERCENT'r ( lBS. i Co. FT.') COMPACTION DATE OF TEST (FEET) , TYPE ( PERCENT)
~
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Sub ,Grade " 9.3 117.3 1 92.5 3-1-77
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Sub Grade 10.5 122.4 ,I 96.6 3-1-77
Sub Grade 11.7 124.2' 1 9'8.0 3-1-77
Sub Grade ,ILl 121.7 1 96.0 3-1-77
Sub Grade 11.1 122.4 1 96.6 3-1-77 I~ e
Sub Grad~ 10.5 120.4 1 95.1 3-1-77
Sup Grade 11,.7 ' 122.4 1 96.6 3-1-77
Sub Grade 9.9' 119.,1 1 93.9 3-1-77
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MAXIMUt..,1-DRY DENSITY
( laS. ICU. FT.)
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0-1500 lOO
1500-3000 1.25
3000-4000 1.42
4000-5000 1.60
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DUCO Engineering, Inc. FOUNDATION & GEOLOGIC INVE~TIGATI6NS
FILL CONTROL -SOIL TESTING
April 2, 1976
Carlsbad Development Corp.
P. O. Box "B"
Carlsbad, California 9'2008
1170 CENTRE DRIVE, SUITE F • WALNUT, CALIFORNIA 9f789
(213) 964-3440 964-3449
Subject: Addendum to Soils Investigation
Carlsbad Tract No. 74-5 '
Royal Homes Unit No. 5
Carlsbad, California
Job No.: 6-28
Gentlemen:
In accordance with your request we have reviewed the revised' ,
grading plan for the subject tract with regard to the necessity
of a midslope terrace for the proposed, approximately 46 f~ot
maximum height, 2:1 compacted fill slope to be constructed along
the northwest side of the tract. The proposed slope will affect
3 lots in this area.
The proposed slope ~ill toe out into an existing natural drain-
age course, traversing the currently vacant adjacent property to
El Camino Real on the west. Future development of th:i,s 4(jffsite
area will necessitate the filling of the drainage ~ourse with th~
resultant lowering of the overall height of the ptopdse4 slope.
It is the opinion of this firm that the proposed 2:1 fill slope
may be constructed without the installation of the midslope ter~
race, providing the slope is backrolled at max~mum 4 foot vertical
intervals using a sheepsfoot roller and grid or track rolled for
slope surface compac tion. The fill slope shall be p.lanted with'
a deep rooted, light weight ground cover and properly maintained.
No surface water runoff shall be allowe~ to flow from the a~jacerit
lots over the slope surface.
Respectfully submitted,
Approved b,: ,
_~7a~~
Sterling F P"Whi te" RCE 10863
"
I
•
DUCO Engineering, Inc.
REP 0 R T o F SOl L S
PRO P 0 SED 3 0 LOT
CAR L S BAD T R ACT
•
FOUNDA.TION & GEOLOGIC INVESTIGATIONS
FILL CONTROL -SOIL TESTIN.G
1170 CENTRE DRIVE, SUITE F . WALNUT, CALIFORNIA 91789
(213) 964-3440 . 964-344.9
I N V EST I GAT ION
S U BD IV I S ION
N O. 74-5
CAR L S BAD, CAL I FOR N I A
FOR: Carlsbad Development Corp.
Post Office Box liB"
Carlsbad, California 92008
March 12, 1976
Job No.: 6-28
DUCO Engineering, Inc.
•
FOUNDATION 8: GEOLOGIC INVESTIGATIONS
FILL CONTROL -SOIL TESTING
1170 CENTRE DRIVE, SUITE F • WALNUT, CALIFORNIA 91789
(213) 964-3440 • 964-3449
March 12, 1976
Carlsbad Development Corp.
P.O. Box "B"
Carlsbad, California 92008
Subject:
Gentlemen:
Soils Investigation
Carlsbad Tract No. 74-5
Carlsbad, Califor-nia
Job No.: 6-28
Attached is a copy of our Report of Soils In-
vestigation and Geologic Report prepared by Robert ~.
Dickey.for the subject site. Should-you have any ques~
tions with regard to this report or the recom.endatio~s
contained. herein, please contact this office.
We wish to thank you for selecting our firm to
provide this service.
Very truly yours~
•
Page One
March 12, 1976 Job No_: 6-28
INTRODUCTION
This report presents the results of a soils investigation for
the proposed Carlsbad Tract No. 74-5, a thirty lot subdivision,
to be located northeast of the intersection of El Camino Real
and Appian Road, in the City of Carlsbad, County of San Diego,
California. Figure No. 1 presents ~ plan of the site indicating
the pertinent soils and geologic data regarding the site.
The object of this investigation was to gather infor~ation and
data regarding the surface and subsurface soils conditions,
upon which to base our recommendations for the safe and econo-
mical development of the site for the proposed single family
residences.
The geologic conditions pertinent to the proposed development
have been mapped and analyzed by Engineering Geologist, Robert
H. Dickey, and the geologic recommenda tions are included in th.e
Geologic Report dated March 7, 1976, attached as a part of this
report.
SITE CONDITIONS
The subject site occupies approximately 10 acres of vacant
proper ty bounded on the sou th by Appi-an Road, 'on the wes t by
E1 Camino Real; on the east by Elm Ave. (unimproved) and on
the north by currently undeveloped land. An existing residence
is situated near the southeast corner of the property at the
intersection of Appian Road and Elm Avenue.
The site is expressed topographically by g~ntly ro11ing hills
drained to the northwes~ by two deeply incised natural drain-
age courses. Two major cut slopes have been excavated des-
cending approximately 40 feet to E1 Camino Real ~n the west
and 50 feet to Elm Ave. on the east. Minor cutting and filling
-is evident along Appian Road on the south side of the property.
Previous grading has occurred on lots 1,2, and 24,25,26 resulting
in the removal of the surficial soils and the deposit~on of
loose spoil fill material on lots 23,25 and peripheral to the
top of the. southerly drainage course to control surface runoff.
A considerable amount of debris laden fill has been dumped at
the head of the northerly drainage course on lots 27 and 28.
The surface of the s~te is presently mantled by a moderate to
heavy growth of native weeds, grasses and scattered brush with
numerous trees and heavy brush growing in the natural drainase
courses.
•
Page Two
March 12, 1976 Job No: 6-28
The soils encountered on the site consisted of top soil
composed of generally loose, dark brown, clayey sand and
locally sandy clay overlying dense bedrock composed of
sandstone'with local interbeds of siltstone and cong~o~erate
containing rock to 4" in diameter. The thickness of top~oil
encountered in the test holes varied from 1.5" to 3.5'.
No ground water was encountered in the test holes to the
depths explored and no caving of the side walls was experienced
during their excavation.
FIELD INVESTIGATION
The subsurface soils conditions were explored by excavating
six (6) engineering test holes to depths of 5 to 10 fe~t usi~g
a backhoe.
The approximate location of each test hole is shown on Figure
No.1, a plan of the site on a scale of 1 inch equals 60 feet,
prepared by Weacco, Inc., dated 3-27-74.
A continuous log of each test hole was kept in the field at
the time of excavation. These logs, attached to this report.
as figures 2 through 7, reflect the condition and fype of each
soil strata encountered based on the Un~fied System of So~l
Classification as devised by A. Casagrande.
Relatively undisturbed samples of the subsurface soils were
obtained using a 2.5 inch diamete+ hollow-tube sampler.
Disturbed samples of the typical soils encountered were also
recovered to be subjected to laboratory testing and analysis~
LABORATORY INVESTIGATION
In-situ moisture and density tests were performed on the un-
disturbed samples and the results of these tests are shown on
the appropriate test hole log at the depth sampled. Als~
shown are the results of tests made to determine the relative
compaction of the undisturbed samples compared to the maximum
den~ity as determined by ASTM test method D1557-70. Res~lts
of the laboratory tests including the expansion index ·of the
typical soils on the site, as determined by U~B.C. Standard
No. 29-2, are as follows:
Soil Type Max. Den. Opt. Moist. Expan.
A Silty sand (sandstone) 124.0 PCF 9.8% 6
B -Clayey sand 129.2 II 7.8% 18
C -Gravely clayey sand 125.0 If 9.8% 9
D Clayey sand 121.9 .. 9.8% 53 -
Index
Page Three
March 12, 1976
LABORATORY INVESTIGATION (con't):
•
Job No: 6-28
A sbmmary of the direct shear test results i$ shOwn b~low.
The tests were performed on samples in a saturated state
to duplicate extreme field moisture conditions.
Direct Shear Summary
Boring No. DeEth Ft. Shear Angle Cohesion! P.S.F.
1 2.5 .; 35° t' 800
3 4.5 33° 625
5 1.5 36° 250
Grain size analysis of the typical-soils encountered are
shown graphically on Figures Nos. 8 and 9.
The consolidation potential of a typical sample of the un-
disturbed subsurface soils is presented on the Pressure-Void
Ratio Curve attached as Figure No. 10.
CONCLUSIONS AND RECOMMENDATIONS:
,
Development of the site, as proposed, is considered feasible
from a soils engineering standpoi.nt based on the impl-,ementatioIi
and incorporation of the following recommendations into the
site preparation, grading and construction of the proposed
structures.
SITE PREPARATION:
Prior to the placement of any fill the surface vegetation
shall be stripped and hauled offsite along with iny surface
debris and wooden fence posts.
The bottoms of the existing incised drainage courSes shall be
cleared of existing vegetation which shall be hauled offsite.
The existing loose surface alluvial soils in the bottoms of
the drainage courses shall be removed to expose competent
underlying bedrock soils deemed suitable by the soils engineer
for support of the surcharging £ill soils. A .imimum equipment
width wide shear key shall be excavated at the toe of the pro-
posed major fill slopes to a depth of 2.0 feet into approved
bedrock.
Upon completion of the clean-out of the major drai~age courses,
a determination will be made for the necessity of the subdrainage
system based on the exposed soil conditions. If deemed nec-
essary, a gravel and perforated'pipe subdrain wil~ be designed
as required.
Page Four
March 12, 1976
•
Job No :6-28
The existing uncertified fills ,shall be removed .nd in-
corporated into the compacted fill where not proposeu to
be r~moved by the cutting operation. You are tef,rred to
~he attached plan, Figure No.1, for location of the
existing major fills.
Prior to the placing of any filIon the propoaed fill-over~
cut slopes, the existing top soil shall be removed to ~xpose
the bedrock and an equipment width wide bench shall be pro-
vided along th~ daylight line. As recommended by the ge6~
logist, the cut portion of these slopes should first be
excavated to the lower pad grade elevation and inspected ,by
the geologist. -
GRAD:J:NG:
. Fill soils shall be spread in 6 to 8 inc~-~oose lifts, w.tered
to near optimum moisture condition and compacted to i~ excess
of 90% of the maximum density as determined by ASTM test m~thod
D 1557-70 by means of a sheepsfoot roller or ot'her approved
means of compaction. Fill slopes shall be backrolled at maxi-
mum 4 foot vertical intervals with a sheepsfoot roller and
grid or track rolled for surface compaction.
The existing and proposed cut slopes and proposed fill slopes
are considered grossly stable against large scale fa~lure.
Due to the sandycohesionless nature of the bedrock material,
the slope sU,rfaces will be susceptible to erosion and iocal
surface flow unless properly maintained and planted. with a
suitable deep rooted light weight groundcover. Ice pl.nt
is not recommended for slope planting. No surfaee runoff
shall be allowed to flow over the face of the slopes~
EXPANSIVE SOILS:
The expansion potential of the surface soils on the site is
considered medium; however the soils to be exposed at depth
by the proposed grading are considered low to ver~low. It
is recommended that upon completion of grading, a lot by lot
evaluation of the expansive soils that w~ll direetly af~ect
shallow foundations and concrete slabs be made and arty re-
medial construction measures deemed necess.ry will be made
at that time.
FOUNDATIONS:
The proposed structure may bes.upported on c'onventional square
and continuous footings founded into firm natural'ground or
certified compacted. fill. A soil bearing value of 1500 P.S.F.
may be used for footings imbedded a minimum depth of 12 inches
in to these soils. The ul tima te: dept:..!!..Jor foundations will ·b e
determined by the expansion potential of the su~porting soils.
7
Page Five
March 12, 1976
•
Job No: 6-28
This -determination will be made upon completion of the pro-
posed grading. ,&_,=~ .. 4. __
The bearing value shown is for dead and live loads and may
be increased 1/3 for temporary horizontal forces.
Lateral values may be computed at 300 P.S.F. per foot of
depth to a maximum value of 4000 P.S.F.
The recommendations contained in this report are based on the
results of our field and laboratory investigations, combined
with the principles of modern soil mechanics and sound en~
gineering ju4gment.
Should any unusual condition arise or drastic design change
be contemplated, this firm shall be notified immediately in
order that proper modification may be made as deemed necessary.
Respectfully submitted;
DU~O ENGINEERING, INC. Approved by:
~terling F.
..
DATE DRILLED 2-21-76
Depth
In
Feet
o
..
_ 1
-
·5 -
-
-
10
-
-
-
15 -
-
-
.
-
20 -
-
-
..
-
25
A 16.1 5.5 93.(
DUCO Engineering, Inc.
LOG OF BORING NO. 1
. P~OJECT NO. 6-28
FJELD CLASSIFICATION
Clayey sand, dark brown, moist, loo~e to mod •
. firm.
Sandston·e bedrock, tan, damp to moist} dense
Clay content increases, color change to light
grey brown, very dense
Sandstone-silty medium to course. sand, 1t, tan
damp, dense, scattered rock to 3"
.
,
.
FIGURE NO.
Dept
In
Feet
o
5
10
15
20
25
DUCO Engineering, Inc.
DATE DRILLED 2-'21-76 WG OF BORING NO. 2 PROJECT NO. 6-28
M(/~~ h N~c, A.q,~· #,~.... ~O'" ~i-$a ~o c,~'O
# ~ A <:) c,'::'. S <:) .. ~ ~~ c,~ o~ .~ O(J'S. ~-$i ~o o~ FJELD CLASSIFICATION C;)/<:)y c;
Clayey med. to course sand, dark brown, loose -wet.
1 B 113.3 14. 87.7 . .
-Bedrock, clayey course sand, light grey brown ,
dense, moist. -
-
-
-
-
-
-
-
-
-
-, -
-
1 -
-
-
-
..
-
o
fIGVRE NO. 3
DATE DRILLED 2-21-76
Depth
In
Feet
o
-
-
5 -1 A 115.5 5.3 93.1
-
-
-
10 -
-
-
-
-
15 -
-
-
.,
-
20 -
-
-
-
-
25
DUCO Engineering, Inc.
LOG OF BORING NO. 3 PROJECT NO. 6 -2'~
FIELD CLASSlFICATION
Sandy clay, med. to dark brown, very moist,
loose to mod. firm.
Bedrock-sandstone, med. to course, it. grey
brown, damp very dense.
.
FIGURE NO.
DUCO Engineering, Inc.
DATE DRILLED 2-21-76 LOG OF BORING NO. 4 PROJECT NO. 6 - 2 8
Depth
In
Feet FJELD CLASSIFICATION o
1---I-_---4-___ -I-_-+ __ -f-'oiI£'layey sand, dark brown, very moist, loose .
-
5 -
-
- 1 C ~20.3 7.0 ~6.2
BedrocK, clayey med. sand with lensesof gravel
and rock and scattered rock to 3", grey and med
yellow brown, moist, very firm to den$e.
thin beds of claystone ~reenish~grey
-!---1--I-----+----I----4Silty fine sand, tan, moist, dense
·
10-
-
-
-
15 -
·
-
·
·
20 -
-
-
-
25
FIGURE NO. 5
/..J-
DUCO Engineering, Inc.
DATE DRILLED 2-21-76 LOG OF BORING NO. 5 I'ROIECT No.6 ... 2 8
Depth
In
Feet
o
5
-
·
..
-
-
-
10 -
..
..
..
-
15 -
..
-
· ..
20 -..
..
•
;..
25
1 B
FJELD CLASSIFICATION
Clayey sand, dark brown, very mo.ist, loose
103.4 10.3 80.(
Bedrock,· clayey sandstone, med. grey browa,
moist, firm to dense.
..
.
.
FIGURE NO.
Dueo Engineering, Inc.
DATE DRILLED 2-21-76 LOG OF BORING NO. 6 PROJEct NO. 6:-2 8
Depth
In
Feet
o
-.
.1 D
clayey sand, med. brown moist, loose
~C1ayey sand, dark grey brown, very moist, firm
104.5 11.5 85.1
5
-Bedrock, clayey sandstone, med •. grey brown,
~-+--+----+---+----Imo i s t , dens e •
-
-
--.
-
10 -
-
-
-
-
15 -.
-
, -J
-
-
20 -
-
---
-
25
FIGURE NO. 7
!! ~
:0
l'I
Z
P
.00
CiAY' SIUI liLT Sizts---fiRE ... D l'~-I COURSE .... 1 ~~VEL
100 r--10 20 r 400 270 200 100 50 30~ 1l"",0 8 4 r f r ,~ ~,r 2"2!" '100 g r I I I I II I I I r l/?I1:;;:a I I I I I I I I ~
90 ! -_ I 1 I I I F \I II I 1;1f II II II-r I \I i 90
80 ! -I I I r I-I~ole I ~l II I IF lill II II III leo
1= ~ (!) 70t: . t---tt ~ == 1.5' 7 0' T . ~ --
en f-. / -" ;: = O;60~ I HoleU2 : 70
t:: I 0 -!E ~ I ,C -3,5 ..;
.. = --
u 50 = _ I = eo
E ~ -II -:t ~ II I :: _. I I ~ ... t: -::
;! 40;:. / :: 50
o ;: / -... ~ -" -:: /' /' ::
30 0--I /1 _ : 40 =_ V! / -= ~ . V' -7 -~ ~ :: _ 50
. ' =
201 r;:F1LfFiFITFI~T -I IT--li II 1111 20
101m [-±:rIll 11111,1 I II 111-1-IJIB 10
~. . I I I I.. I III I l~_LJ LJ IlL U I L_U~hhl.-J 1 I I 'I.' I 1 I I' I LtLJJ I .1. r I ~ .~···--IO-···20 . 4°O';l~zog;~~IOOIOl'DIO!5Q~-';-;~1II1O.16 .... 1O 8 ,. ," .-.I..f 7"f ~ r~.I·lfl\·.I.~·2l·~·"" IIIC"'_'" '. _tnt: IllES .. " T... I" 1 .10 ......... -.. -...................
1 ••• ". 'I I I , • I ,I • I' I I I I ' I' I ,I . I I I I I I I I' ,I I I 1 I ,I I I I I , I I . I I I I, ~' I , iii, ,I I f Ii, r iii I Iii i r iii, i I I .1 i L i ,i I • I i -Iii I, i , 1 i.' iii iii , , , . , i. . .. eoeee ..... 0..... ...... ....... . ....... ..... .....
• j • HQ1es '1 & 2 EQUIVALENT GRAIN DIAMETER GRADING ANALYSIS NO.
DATE 3~3-76 BY 1. W. ~~~~----~------~-------DUCO ENGINEERING
Carlsbad Tract No. 74T5. f.-OCATION . ..6 ... 2.8 PROJECT . \J'\ ......... __ .. ___ . . .....
f! .0. 1'OIt. L.A.-.
I,
::!! C) c :u PI
Z
P
'"
CLAY SIZES liLT IIZES FIME IAMD COVIISE SAMO _ItAVEL 'ooT--'0 ------." [400 270 200 '00 50 30..... ,1-'0 8 4 TT r " ,f hi" 3~ 00
§ I I I I I II II I I I K I I I =r L'I/tJn~
90 i . I I I I [I 11 II I I If II I I I IDf III 90
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EQUIVALENT GRAIN OIAMETER Holes 4 q' 6 NO.
DATE 3-3-76 BY L.W.
GRADING ANALYSIS
DUCO ENGINEERING
LOCATION Carlsbad Tract No. 74-5 PROJECT NO. 6'-28
6" --.----.-.. --_. ~ Po .0. .aRM L.A.-.
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.01 .02 .0&
TEST DATA
BORING NUMBER
SAMPLE NUMBER
SYMBOL
DEPTH (FEET)
ELEVATION (FE ET)
HEIGHT (INCHES)
DIAMETER (INCHES)
IN ITIAl MOISTURE CONTENT(%)
INITIAL DRY DENSITY (lBS/CU.FT.)
SPECIFIC GRAVITY
F .. AL MOISTURE CONTENT
.I .2 . .& I
PRESSURE -TONS/FT.2
2 10
3
1
1
4.5
1.0
2.5
5.3 115.5
2.65
12
PRESSURE -VOID RATIO
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DUCO ENGINEERING
DATE PROJECT NO 6-28
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Maroh 7, 1976
. -."'" ,-'-nUoo Engineering
", ",:(,~;'~'.':,: 1170 Oentre Avenue, Suite F
\ Wa1:p.ut; Oalifornia
,:<;,~':::',\-Subjedt,: Geologic Report of Oarlsbad Tract No. 74-5, ':Eli Oamino .
. :.' ~ :
:C",::':>:.:~::Real North' of Appian Road, Oarlsbad, San Diego Oounty, Oa11;t'ornia:
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';, \:':: ;;,.":' : .' This geologic report has been prepared to provide a reVieW,
: ",":>:: .:,ot s-ita oondi tions for grading design purposes. Jl'ield work
included geologic mapping of existing ot;it ,,<,'
,_' 'areas at a scale of 1 inch equals 60 feet. "This ·reoonna'issance ':-
... ".' , niapping was completed on the base map by Weaco9,Ino.,dated, ...
." "', ' March 27, 197/+. Four of the six ,backhoe trenches exoavated.'.,
. " .'
. for Duco ,Engineering on February 21, ,1976 were geologioally " '
logged. Geologic notes from field stUdies are inoluded on,'
." -
the ~ttached map. Oonclu~ions are listed belowj wlthsite
oonditions in the Appendix, attached.
Oonclusio~
(1) The 30-lot tract is co:n,~idered to be geologie'ally
.. f"~""~. ;{v~"~f\., , ,.','
feasible for development, provided the conclusions ot'ihis,
report are,,;co:nsidered during final design and site develb·pmeat.
(2) The existing roadcuts on Elm Avenue and El'Oamino
Real are believed to be grossly stable. Because: of the
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Duco Engineering
Oarlsbad Tract No •
. ,' ,," . Marc h 7, 1976
. .:' :Page two
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74-5
" 1' .. ',' :" ,S~,hdy oharacter of the bedrock, considerable erosion can be ex ...
" ,
pected where run-off is allowed to flow over slopes. The slope
'''::,.' pr.otec'tion berms and drainage terraces
,'.' , -' . . ,.
should be desi~ned and
-" 'constructed to prevent run-off over slopes. Irrigation should ~~.:: .:. t ;-'1. '"
,'" ',~ ::be minimized, consistent with maintaining ground cover" . Only . -::, -,~
, , ,.; ,:;,;::-,;,.;, lightweight deeply-rooted varieties should be considered on,
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. the'se slope s. Proposed cutslopes should be similarly maintained,
'yith'~esidents to be warned against overwatering.
(3) The slope failure offsite to the weston Elm Avenue
-is a normal condition for manufactured slopes in this type of
sandstone. Occassional repair of such flow failures should be
expected on the proposed tract, when heavy rainfall o~: ~ver-
irriga tior, take plac e •
(4) Proposed cutslopes are expected to be stable as designed.
However, these should be geologically inspected while grading
equipment remains on the site, so that remedial. grading' can
be readily aocomplished. All fill-over-cut slopessho~ld be
exoavated to lower pad grade, inspected and approved prior to'
placement of superposed fill. This is to minimize unnecessary
removal of oompacted fills.
All fill com-paction and foundation construct':J,.,on should ~~~:::-_ ~"" ... _ " •. ,~ ·.~,:"~'oI,:::·.,
'be inspected by the 'Soil Engineer.
(6) :No fault rupture is anticipated on-site. 'To resist
probable seismic shaking from future off-site earthquakes,
Bob Dickey.:" G!:..ologist , ~. ~ .... ~~,~-~ <~>:~~. ~
.,
Duco Engineering
Oarlsbad Tract No. 74-5
Maroh 7, 1976
Page three
buildings can be designed in conformance wi-~h normal ZO;!le III
design.
(7) Possibly subdrains may be needed beneath the two
oanyon fills. A deoision on tbJ s should be made vrhen oleanouts
have been exonvated.
(8) Building setbac.ks from existing and proposed s.lope$
should be bas-;d upon Chapter 70 of the current Uniform Building
Oode. A 20-fnot setback shouJd 'be maintained on the east sid~.
of Lot No.1.
Thank you for th:ls opportunity to be of service. Thi.s·
study was cow ucted in conformance with professional practice
in the fj:;ld (f Engineer1.nr:; Geology. No other warranty' is
expressed or ~mplied.
submitted,
Attachments: Lppendix
Distribution: (6) Ad~ressee
~30b .D-~c;key,<3-e(.logist
,.'
Duco Englneerlng
'Oarlsbad Trac-~ No. 74-5
Maroh 7, 1976
. S1 te Oondi tio!1§.
APPENDIX
The ten-aore site is partly graded, with roadouts'
bounding the ~vest and east edges. Areas above each of these
cuts have been graded relatively flat. The remainder of the tract
is essentially natural, with native brush in the two north-
westerly trending drainages, and grasses on the upper cleared
areas. Paved 4-lane El Camino Real bounds the tract o'h the
west, and Appj.an Road bounds on the south. Unpaved Elm
Avenue bounds to the northeast, with an existing residence on
the east. Ungraded natural terrain bounds to the northwest.
Elevations range from about 290 feet near the easterly edge,
down to 205 at the drainage on El Camino Real. See theat'tached.
Index map for general location.
The roadcut on Elm Avenue has a paved terrace drain;. a 1'.elic
. sprinkler system and semi-established plantings of groundc'over
ahd eucalyptus trees. Unpaved Elm Avenue has deeply incised
drainages offeite below Lots 24 and 25. The El Oamino Real
readcuts are partly protected by eroded berms. .These cuts
are unpl~~ted and well eroded in badlands fashion.
Proposed :Jradin€2
Oonve'-ltior.,al grading is proposed, vTi th higher ground to be
excavated and fill i··i;,......be Plaoett:Yii; both drainag.es. Inter10t
slopes ar3 to be graded at 1 1/2:1 (horizontal:vertlcal), with
two fill-aver-cut slopes planned bet-ween Lots 7,8,9/13,14,15
and Lots 3/16. Fill slopes are planned at 2:1 (horizontal:
vertical). Art up to 45-foot high fill slope 1,3 planned wi thin
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D~co Engineering
Carlsbad Tract No. 74-5
March 7, 1976
HIDEX llA..P
Base map from a portion of the San Luis Rey Quadrangle, U.S.G.S.
Scale: 1 inch 'is 2000 feet
,. '.:'.
Duco, Engineering
Carlsbad Tract No. 74-5
1ll1arch 7, 1976
the northerly drainage benoath Lots 17-24.
•
APFEIWIX
Page two
Building pad grades
are to range from 285 on Lot 30, down to 240 on Lot 2.
Geologic Setting
The tract lies on a dissected Zacena marine (1) sand~tbne
deposit in the central Psnnlnsular Range Proy-ince. Bedrock
is essentially flat-lying, cc~posed of quartz and feldspar
rich sandstone vii ttl miner :Lntcyf:€d,; (::.Q 8il ts and conglomerate
lenses. OVerlying the hodroC'~-: ar.e three surficial units:
alluvium, topsoil and uncompacted f:Lll materials. No faults
are known to cross the si.t:? '. '?arby active faults include'
the Southern Oalifornia Offshore Fault (Rose Oanyon) which
lies a few miles offshore to the southwest, and the Elsinore
Fault, 22 miles northeast. Groundwater is not expected to be
significant to the site.
Bedrock is exposed on the roadcuts of Elm Avenue and El
Camino Real, as well as on the natural slopes of the two vlest,
flowlng drainages. This unit is composed of ma$sive to fairly
well badded quartzitic sandstone, with minor interbedded silt
and conglomeratic lenses. The sandstone has been map,ped by
others ("l~·Unes and fUneral Resources of San Diego Countytl by
California Divisio~",~,;t l'1ines 8,.~nd;;·;,Geology County Report No.3),
.. ~""'.,... < ....... ':;, .. r ~ ,
as undifferentiated Eocene sandstone. This sandsto'ne deposit
and its equivalents have been mapped from Plano Trabuco in
Orange County, south to La Jolla in San Diego Oounty. This
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Duco'Engineering
Oarlsbad Tract No. 74-5
'. March 7, 1976
APPENDIX
Page three
!. .' :~:l:;;}.:;'~:".:::; , .
:o:}\, . ~;~; . unit is mined in Trampas Canyon near San Juan Capistrano for
·';::·;.(i·~';;?"~f~:;(: .' .' " ". ~.'" :,(',::; :~.r~, glass san~. Beds wi thin the sand can be distingushed on-site ',' <~iJ~~'J1~~ 6~th~basis of sand/sUt percentages. A notable silty
';'(i,;:'~!':"".,!::~:: sand 'lay~r.occurs below Lots 24· & 25 on the Elm Avenue
, '. ;,),i:;.~:;,·.':',';;1},~/,roa.dO 1.\ t." This layer is pre s en tly coVer ed by well developed
'i\'·!.!·.'.':·'Y:(\':~' ground cover. Several silt layers are exposed on the El . :i;:':~~ili~~:'"O~i::e R:::u::::: u:: :::0: e:::c: ~:e :n:e:~ o:::y M::: t a:::::ed) · '. • ..•..
: :':":"~.:?-)Y:~';"::~, bedding, probably very close to original depositionai· ':,' ." ;: ·:~i:1r~i~·;i.i::'?:. '
>:' 'r: ·\1:"";;-<'"' :,;-; orientation. Measured dips were found to b~ locally as steep , ~i'·h:Y;i;~j:~:~.:},\;'· '.' 0
;,". ,~ri.::;i~;;;;-: .. ,:;,as 10 , but averaged much less. No significant, trend to . . ' ~ -, '~'" ~ ;: \~r{~f~;;;~;~~~,;~ /, ; i:·~ -, ; .
;:' , ... .' ·~.~'\b::;)··: attitudes was noted; Ivi th dips in random directloris, r;eflect ...
. ', ': .-, ~ ~,{,~ ,:::~~~::{:.}~~)./~;~:., ':: " '
j-' .'; ,",/)/,;;:-;r ing only d'eposi tional mode. '. , Several·deeply incised ancient :,~. " . :,;' <;l}:~~n:;~~~;):~::,' " ._ ,~ ... ' "_ .... :.,;:<: "/' channels cut through the fl~t bedding s,squenoe. Tl;lesechannels j>;:t{~~!f/·~;.are .aooentuated by boulder accumulations on the El Camino
'.' :'::';"'~'\~.:\.(f.'~,:,). 0 ut slopes.
,"<T~~\;{;:;,},: " Erosion was evident on ttle El Oamino Real roadout where
:;,~,'" :::".'"",'!·:,minl-tl badlands" topography can be seen. The natural dratnages f,:;' ;', ::~~~;;~~;<';:!9;:
., '" -are deeply incised , with many local oyerste.epened vertical ~;~,..,{ ": :\::~;:~:~ :t;:\;. ~ :.'
~ .. -~':::i'~(' ",·;:.and ~. oVerhanging slopes. A minor slump-slid!? was n~ted pn
',~ :' ... 'the Lot 2 ·slope. Continued erosion and minor slUmping can .. '.' .~; " .~~v."'k",' ':i'~,*~7'f" . ~,
be expected where run-off is allowed to overtop the manufactured· '
slopes.
'Surfioial un! ts-include allUVium, topsoil ano. filL.' The
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Duco Engineering
Oarlsbad Tract No. 74-5
March 7, 1976
•
APPENDIX
Page four
sandy alluvium was noted in the northerly drainag.e whe+,e side
slopes flatten across the Si.yale bottom. This alluvium was
penetrated by Duco Engineering with trenches 5 and 6.· Topsoil
was found overlying the bedrock in previously ungraded areas,
with thicknesses of two and three feet in trenches 1 and 2.
Fill has been placed on upper graded pads, apparently.to control
erosion of the drainages. See the Geologic Map for looations
of surficial units.
Faults, significant landslides and groundwater were not
found to be present on the tract. Some moisture was detected
in the southerly drainage, offsite to the east.
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i ~~~. ENVIRONMENTAL IMPACT
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REPORT
r-! C-v/ T 74-0 Cf
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~--------------
RICK ENGINEERING COMPANY
San Diego. California
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PREA1\RED FOR: " '
LEADERSHIP HOUSING SYSTEMSt 1tC.
11750 SORRENlO VAllEY ROAD SUITE 119
SAN DIEGO. CALIFORNIA '92121
Quail
Ridge
RICK ENGINEERING COIVIPANY
CIVil ENGINEERS ARCHITECTS PlANNING CCJ6JlTANTS
5620 FRIARS ROAQ SAN DIEGO. CALIFORNIA 92ttO 291-0107
25 FEBRUARY 1974
PROJECT NO. 4712
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TABLE OF CONTEN-TS
A. The Environmental Impact of the Proposed Action'
1. Project Description
2. Environmental Setting Wi~hout "the Project
3. Environmental Impacts
B. Any Adverse Environmental Effects Which Cannot Be
Avoided Should the Proposal Be Implemented
C. Mitigation Measures Proposed to Minimize the Impact
D. Alternatives to the Proposed Action
E. The Relationship Between Local Short-Term Uses of
Man I s Environment and the Maintenance and Enhancement
of Long-Term Environmental Productivity
F. Any Irreversible Environmental Change s Which Would
Be Involved in the Proposed Action Should it Be Implemented
G. 'rhe Growth Inducing Impacts of the Proposed Activity
Upon the Neighborhood and/or Community
H. The Boundaries of the Area Which May Be Significantly
Affected by the Proposed Activity
Appendices
Page No.
1
1
5
40
41
43
45
46
47
48
49
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A. THE ENVIRONMENTAL IMPACT OF THEPROj>OSED ACTION
l' . PROTECT DESCRIPTION
The Quail Ridge project involves'the planned residential development
of approximately 107 acres of vacant land. A rezone from R-I-10 ,DOD to
R-1-7, 500 will be required in order to implement the project.
The project site is located southeast of the intersection of El Camino
Real and Route 78 in the northern portion of the City of Carlsbad. 'The San
Diego County Assessor's Office records the property in Map Book 167,
Pages 9 and 10, Rancho Agua Hedionda (Map 823), Parcels 1 and 13.
The development I as proposed, will consist of a total of 234 three I
four, and five bedroom single-family homes, 50 to 60 percent 'of which
will be constructed on theater lots. Dwelling units will be of one and
two-story design utilizing wood frame and stucco constrllction. Each
unit will include a 2 or 3 car enclosed garage. Approximatel~cres
of land will remain as open space. Selling prices are e.stimated to range
from $40 ,000 to $60 1000.
It is anticipated that construction will be accomplished in three phases
of approximately 78 units each. In addition, the 6. 5:f: acre s of rend located
in the extreme northwest appendage of the site may be develo.ped at a future
date to accommodate multi-family residential housing at a maximum density
of 20 dwelling units per acre. Primary access to th~ site, as a whole, will
be made available with the extension of Elm Avenue.
Prior to development of the site, it will be necessary for Leadership
Housing Systems, Incorporated to acquire the 3. 5± acre Cit~t-owned pi,stol
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range and dump located in the central portion of the property. An alternative
to outright purchase of the pistol range would be a land exchange agree-
ment between the City of Carlsbad and the developers ,possibly f<>r the
p-roposed open space area located in the northwest portion of the site.
The total population anticipated to, reside in the Quail R1dge develop.., <
ment is expected to ~dividuals (3.5 x 234 units). The total adult
population is expected to be about 468 (2 x 234 units). In addition, there
should be approximately 229 school age children. The remainder of the
population (122) will be divided .up between preschool age children, older
children I and miscellaneous adults.
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2. ENVIRONMENTAL SETTING WITHOUT THE PROJECT
Land Use
The Quail Ridge project site is situated in the northernmost portion
of the City of Carlsbad I 0.3 mile south of Oceanside i 36 mil~s north
of San Diego, 1.6 miles west of Vista, and 2~Omiles east of the Southern
California coastline. With the exception of the 3 .5± acre pistol ran<;;Je and'
dump ,the site is composed of vacant land traversed by <;lirt ro~cis ~nd trails. A '
150-foot San Diego Gas and Electric power line easement crosse$ the
northwestern appendage of the site and parallels the southwestpro,perty
boundary.
The project site'is presently zoned R-I-IO ,DOD by the City of Carlsbad.
This zoning allows for residential development at a maximum density of 4
dwelling units per acre. According to the Carlsbad General Plan" the
subject property is deSignated for low density residential development
at a density of 3 to 7 dwelling units per net acre. Approximately 4 acres
of the site is shown a&~9J;"eenbelt on the Open Space Element of the Carlsbad
General Plan.
The Quail Ridge site is bounded on the south, and east by vacant lln-
developed land zoned R-I-IO ,000. Further east, is County-zoned agri-
cultural land, portions of which are presently under cultivation. :North
of the site is the Buena Vista Creek Floodplain, beyond which lies the
Route 78 Freeway. West of Quail Ridge Is the Tiburon proJect, a
planne,d community development of approxlmc;1tely 500 multi-family
resIdential units. Northwest of the site is a proposed C-2 zoned
commercial site.
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Climate
The climate .of San Diego County is commonly classified as meqiter-
ranean. However, this classification is not entirely accurate a,s there is
considerable variation depending upon terrain, elevation, and distance
from the ocean.
The project site is located in northern San Diego County, two miles
east of the Southern California coastline. Although this location is semi-
arid, temperatures are seldom extreme and show a relatively small annual
range. Temperature s at the site are modified by the influence of the Pacific
Ocean. While no precise data is available, records from Camp Pendleton
can be used to provide an indication of temperature s in proxlmity to the
project site.
Temperature s (degrees Fahrenheit)
Month Avera e Hi h Low
January 52.8 97 25
February 53.5 88 31
March 56.5 77 36
April 57.9 75 38
May 59.8 89 40
June 63.9 93 44
July 67.5 78 52
August 67.5 86 52
September 65.6 92 40
October 62.0 97 40
November 58.7 87 35
December 54.6 88 25
The major climatic control operative over Southern California is the
subtropical high pressure system located over the northern Pacific Ocean.
Circulation patterns established by this system alloW mid-latitude cYclonic
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disturbances to drift across San Diego Coun'ty during the winter months,
making summer precipitation extremely rare. Occasionally early fall tro;..
pical disturbances bring significant precipitation to Southern California.
Although relative seasonality of precipitation can be e·stimated, yearly
totals are highly variable. Such variability is typical of semi-arid climates.
Monthly preCipitation records for Camp Penqleton indicate the amount -of
rainfall experienced by the area in which the project site is situated.
Precipitation (inches)
January
February
March
April
3.14
2.20
2.00
0.87
May
June
July
August
Ambient Air Characteristics
0.14
0.09
0.04
.0.09
September
October
November
December
TOTAL
0.47
0.47
1.06
1.93
12.50
The San Diego County Air Pollution Control Districe s Oceanside-
Carlsbad Air Monitoring Station is located approximately four miles north-
west of the Quail Ridge development. This station has the capacity to
measure total photochemical levels only. During the first half of 1973 I
the Federal total photochemical oxidant standard of 0.08 parts per million
and the State standard of 0 • 10 parts per million were equalled or exceeded
25 and 20 percent of the days, respectively.
The principal factors affecting pollutant concentrations and, hence I
ambient air quality are: the downwind distance between the receptor and
the source I the wind speed and associated turbulence, the source strength,
and the mixing depth. The greater the distance between source and receptor,
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the more chance there is for dispersion to occur and, hence, lessen the
concentration. Higher wind speeds have .the effect of increasing the
amount of air into which the emitted pollutants are dispersed. In effect,
this causes a greater dilution. Vertical turbulence promotes the disperSion
of pollutants from a continuous Hne source, such as a highway. The mix-
ing depth directly affects the volume of clean air available to dilute the
pollutants.
Contaminants emitted into the atmosphere are dispersed horizontally
and vertically, depending on the wind and atmospheric stability. Li<]ht
winds and stable atmospheric conditions near the ground are conducive
to high concentrations of air pollutants. Except in special cases I both
factors are necessary~ neither one by itself is sufficient to bring about
excessive air pollution. The most obvious effect of the wind is to establish
the direction in which pollutants are carried and the amount of air that is
available for diluting emis sions • The wind al so cause s vertical and hor-
izontal mixing through mechanical turbulence. Such turbulence re suIts
from the irregularity of the ground and depends on the stability of the
air.
Surface winds over the project area exhibit the same g~neral char-
acteristics as the winds along the entire Southern California coast. Such
air flow shows seasonal variations upon which are superimposed daily land'
and sea-breeze effects. Wa.rm seasop winds flow from sea to land with
a reversal during the cold season. Such winds are a natural consequence
of the large-scale weather factors determining climate. The daytime sea-
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breeze and nighttime land-breeze result from greater heating and cooling
of the air over land as contrasted with very slight daily changes in air
temperature over the sea. In summer I the large-sc.ale meteoroiogical
features favor the daytime sea-breeze an,d oppose the nocturnal land-breeze ,
while in winter the opposite is the case.
The stability of the atmosphere is important in determining the extent
pollutants are vertically dispersed. If the atmosphere is unstable I pol~u
tants continue to move in the direction of displacement. During less
stable conditions I pollutants are more readily mixed and carried aloft.
For pollution purposes I atmospheric stability is largely 'determined by
the lapse rate or the decrease of temperature with a1tituqe. II). the lower
portion of the atmosphere, the lapse rate averages approximately 1.9
, degrees centigrade or 3.5 degrees Fahrenheit per 1, 000 feet.. Within
a few thousand feet of the earth's surface I air temperature frequently
increases with altitude. This is called a temperature inversion, as the
lapse rate is inverted. The low dispersion rate of pollutants I in a staple
atmosphere associated with a temperature inversion I signHicantly degrades
the air qua l1ty due to a decrease' in volume of air available to dilute the
pollutants.
Since the project site is four miles southeast of the monitoring statiort,
the levels recorded at the station can at best serve as an approximate indi-
cation of air quality in the project area. Reduction of pollutant levels I as
measured by the monitoring station I would res1,llt from pollutant dtffu'sion by
the winds.
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. Terrain consisting of low lying hills between the monitoring station
and the project site may tend to reduce pollutant levels in the vicinity
of the project as the winds are pushed up. Air pollution from the community
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of Vista located about three miles to the northeast of the project might
increase pollutant levels in the Vicinity of the project; howevez:, ,prevailing
winds to the east are not expected to allow this to ha.ppen.
The air quality of Quail Ridge is expected to be above that of down-
town Carlsbad and Vista because it is not located in a densely populated
urban area. Therefore I air in the general vicinity of the project contains
measured pollutants in concentrations th~t exceed both Federal and State
ambient air quality standards a :certain percentage of the day s, but not , .
to, the same degree as that monitored in the Carlsbad-Qceanside area.
Topography
The Quail Ridge project site is an irregularly-shaped parcel of land
comprising an area of approximately 107 acres. The general appearance
of the topography is one of hilly terrain cut by drainage a,t'eas c;>£ varying
width and depth. A 75-foot deep ravine cuts through the central portion
of the property.
Existing ground elevations across the site vary between a low of approx-
imately 80 feet in the lowest valley to a high of 360 feet ne·ar the top of the
highe st hill in the southeast corner of the site. According to q slope analysis
prepared by Rick Engineering Company I 52 percent of the site ha's existing
slopes in excess of 15 percent.
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Surface soils across the site are characterized by extensive shrinkage
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cracks. In addition, leaning fence posts on hillsides may be evidence
that surface soils, in some areas, are undergoing slow, dbwnhi,ll cr~ep
movement.
Geology
A preliminary geologie reconnaissance of the Quail Ridge site was
conducted by Lowne y-Kaldveer and As sociate s, Foundation, Soil i and
Geological Engineers. The purpose of the recohilaissance was to make
an evaluation of the geotechnical features of the site for use in the early
planning stage s of the project. The scope of work performed in the geologic
study included a site reconnaissance, a review of available published and,
unpublished information regarding the geotechnical condition~ in the general
vicinity of the site, and the preparation of a letter report.
The site is thought to be underlain by sandstone, conglomerate i and
siltstone rocks of Eocene Age. Based on the general topography of the area
and an inspection of the materials exposed in existing cut slopes in the
vicinity of the site, the thickness of soil overburden in the higher portions
of the property is probably on the order of 2 to 5 feet. in valley bottoms,
bedrock is probably covered by substantially greater thicknesses of alluvial
soil.
The City-owned property in the central portion of the site is covered
with fill, debris, and rubble. At its deepest point, the fill appears to be
about 30 feet thick. There is surficial evidence that the fill has undergone
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some settlement and is probably in a poorly compacted condition.
BM-led on an inspection of existing cut slopes in the general viCin,j.ty
01 the site and a review of available information provided by the City of
Carlsbad, the soil and rock conditions underlying rp.ost of the site consist
of a thin mantle (2 to 5 feet) of dark-colored, potentially expansive clayey'
soil. Compre ssible alluvial soils, consisting of clays , silts and sands I
may be present in valley bottoms.
Seismicity
Southern California lies in a seismically active area and has ~een
placed in seismic risk probability zone no. 3. This corres,ponds to the
fI'obability of the area experiencing earthquake generated intensities of
VIII or greater on the Modified Mercalli Scale. In an area subje.cted to
earthquake induced ground accelerations of VIn, damage may be antici-
pated to be slight in specially-designed structures, considerable .in. ordinary
substantial buildings, and great in poorly-built structures. For Modified
Mercalli Scale intensities greater than VIII, ground accel:ations and,
correspondingly I property damage may be expected to be greater.
According to the GeologiC Hazards Element of the Carlsbad General
Plan (RM-3) and the Seismic Safety Element of the Corrtprehens'1ve Planning
Organization, no active faults are pre sent in the area. The nearest active
faults are the Elsinore Fault and the San JaCinto Fault, located 22 miles and
46 miles northeast of the site I respectively. The Rose Canyon Fault, a
potentially active fault I is located approximately 9 miles west of the site
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under the Pacific Ocean.
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No major earthquakes have been recorded, or are known to have occurred,
near the project site. However I numerous minor, low-magnitude quakes
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have been reported but have cause little I if any I damage. The ,nearest
major recorded earthquakes to the Quail Ridge area have occurred along the
San JaCinto Fault Zone. These earthquakes had Richter Scale magnitudes
ranging from 6.0 to 6.8 and produced Modified Mercalli Scal~ intensitte s
in the Quail Ridge area on the order of V to VI.
Hydrology and Water Quality
According to the Water Quality Control Plan of the, C~lifornla State
Water Resources Control Board, the proposed Quail Ridge project stte 1's
located within the Carlsbad Hydro Unit. This hydrologic unit can be
generally characterized as one undergoing rapid urbanization with limited
and declining land area devoted to agriculture. With the exception or the
Agua Hedionda Subunit I groundwater basins are generally shallow ami pro-
duce water of marginal quality.
The majority of surface runoff from the project site presently flows
north into Buena Vista Creek. The drainage area of Buena Vista Creek
(approximately 19 square miles) in long and narrow with a distance of
about nine miles from the Pacific Ocean to its highest peak of 1,671 feet
Mean Sea Level. The floodplain limits of Buena Vista Creek do not extend
into the project site.
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Buena Vista Creek is joined by several tributaries within a mile or
two downstream from its origin in the San Marcos Mountains. Approxi-
mately one-half mile further downstream, Buena Vista Creek peccmes an
·improved channel and continues in an improved conditiohto just down-
stream of Hacienda Drive. From here, it is a natural channel of narrow
width and fairly wide overbanks, av.eraging about 4Q,0 to 500 feet in width
before entering an improved channel about one-half mile upstream of El
Camino Real. Flow continues in the improved channel where tt is discharged
into Buena Vista Lagoon.
The water level in Buena Vista Lagoon is maintained by an inflow of
rising groundwater and return irrigation water from the upstream aregS of
Buena Vista Creek. A sandbar across the mouth of the lagoon forms an
ocean beach which has not been breached for several years. A portion
of the lagoon has been designated as a bird sanctuarY.
Flora
Nearly all of the land has been cultivated as pastuteland at some
time in the past and is now covered by ruderalweeds and grasses, which
are interrupted by Coastal Sage Scrub in very limited areas. Small aggre-
gations of Coastal Sage Scrub members are also found in the west and
south-facing gullies. The only habitat in its naturalcortdition is a
small area located in a ravine running to the north-northwest of the pistol
range which lie s in the central portion of the property;
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The Quail Ridge property is covered predominantly'by fallow pastuI"e-
land I with only one to two acres vegetated by Coastal Sage Scrub com-
munities.
A detailed description of the two vegetative communities fOllows.
All data was collected by walking the property and driving the· access
roads. Species identification and nomenclature fol!owMunz .(1965).
The higher elevations on the property '(22'S to 350 feet) are dominated
by introduced grasses and weeds. The principal members of this savannah
are three species of Oats (Avena. sPP.) I two species of Chess Grass
(Bromus spp.), Tumble Mustard (Sisymbrium alti-ss.imum), TarWsed
(Hemizonia s p.) and Storksbill (Erodium s p.). TWo e,Kce ption's should
be noted. One is the extreme northeast corner of the site, where tbe
north-facing slope supports a large stand of Fennel (Foeniculum 'vtilQ"are)
interspersed with California Sagebrush (Aryemesia californica) I Bird's
Foot Trefoil (Lotus Scoparius) and Flattop Buckwheat (Er1oqonutn fasci-
culatum). The second exception I is an area which surfol,lnds a small
dump I immediately southeast of the pistol range. This area is sparsely
covered by Tree Tobacco (Nictotiana glauca) and Russian'Thistle (Sa1501a
kali var. tenuifol1a).
The flatland areas and gradual slopes below 200 feet are blanketed
with dense populations of Field Mustard (Bras sica campestris), Black
Mustard (Brasslca nigra), and scattered SWeet Fennel (Foeniculum vulgare) •
Chess grasses (Bromus spp.) serve as the primary understory in these
communities. Very few native species were found. A complete accounting
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of the observed grassland species appears in the appendix.
Two stages of Coastal Sage Scrub succession are found on the pro-
perty. The west and south-facing gullies are dominated by California
Sagebrush (Artemisia cal1fornica) and Encelia (Encelia 'californica), with
occasional California Buckwheat (Eriogonum fasciculatum) I Ooastal
Tuna Cactus (Opuntia littoralis), Lemonade Berry (Rhus integrifolia)
and Black Sage (Salvia Mellifera). A secondary succession stage is
found in the deep, more mesic ravine which runs north-northwest from
the pistol range. This area is characterized by large Toyon (Heteromeles)
arbutifolia), Lemonade Berry (Rhus integrifolia) I Laurel-leaved Sumac
(Rhus laurina) I Flannel Brush (Fremontia Californica var.' diegensis) and
in the more open areas I two kinds of Thistle (Cirsium spp~) and Wood-sorrel
(Oxalis pilosa). California Sagebrush (Artemesia californica) and Encelia
(Encelia californica) constitute the major portion of the vegetation (approx-
imately 75 percent) in this Coastal Sage Scrub community.
'Both type s of Coastal Sage Scrub exhibit the expecte'd understory
annuals I with the most abundant being Wild Oats (Avena fatua) and Tat ....
weed (Hemizonia sp.). Other less frequent understory ~ssociates are
Foxtail Chess Grass (Bromus rubens) I Storksbill (Erodium), PopcorhFlower
(Cryptantha sp.) I and Everlasting OnaphaUum sp.)
An overview of the vegetation on the site shows a paucity of native
plants. Those present are confined primarily to the few ravines and gullies.
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Fauna
A survey of amphibians, reptile s, mammals I and birds was conducted
by walking and driving throughout the property. _ A pair of 7 x 35 mm~,-bin-
oculars were used to aid in observation. Sightings as well as oth~r evi-
dence, including tracks, burrows, dens, feces, vocalizations and ne~ts
were used to determine the presence of animals. An appended species
list represents fauna seen, or expected, on the basis of habitat availability. , '
The lack of habitat diversity on the parcel is reflected by the rela-
tively small numbers and species of ,animals using the site. The fallow,
pastureland is utilized primarily by only four species or rode rit s and
several species of birds. The only vegetative area of importance is
the small ravine running north-northwest from the' pistol range. This-
small area of Coa stal Sage Scrub habitat and, to a much Ie s s'er extent,
the other shallow gullies with California Sagebrush (Artemisia californica)
and Encelia (Encelia californica), provide cover for a more diverse avian
and non-avian vertebrate fauna.
The grassland habitat on this prop3 rty supports few animals i;md
birds. Rodent burrows of the California Meadow Vole (Microtus californicus) I
the Western Harvest Mouse (Reithrodontomys megalotis), and the Pocket
Gopher (Thomonys bottae) were found in the areas where some scattered
cover exists. The other major users of the pastureland are a few snakes
(California Kinqsnake, Lampropeltis getulus: Gopher Snake, Pituophis
1Jl--planeleu..Qll.§), and a number of bird species including: Savannah Sparrows,
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Western Meadowlarks, Mourning Doves, Red-tailed Hawks., White-
tailed Kites, Marsh Hawks, and Sparrow' Hawks. The hunting pressure
exerted by these birds of prey seems,to be great, but i~ concentrated on
the interface areas between the Coastal Sage Scrub and grassland.
Because of the limited amount of suitable habitat, only three spec!es,
"-of amphibians would be expected to occur on the site. One of these" the"
Pacific Treefrog (Hyla regilla) was heard in the deep north-northwe'st factng
ravine. No indication of the others, the Western Toad (Sufo boreas) I and
the Western Spadefoot Toad (Scaphiopus hammondi) was noted. Although
no snake s were seen, the plant community probably supports small nUm-
bers of these reptiles, among which are the Red Racer (Masticophis flagel-
lum), the Striped Racer (Masticophis lateralis), and the' GopJ:1er Snake
(Pituophis melanoleucus). Other reptiles which were observed were the
Side-blotch Lizard (Uta stansburiana) and the We stern' Fence Lizard (Sce10-
..Q,orus occidentalis). Several small mammals were sighted in the vicinity
of the pistol range. The se included Sylvilagus bachmani, the Brush Rabbit,
Sylvilagus auduboni, Audubon I s Cottontail, and Otospermophilus beecheyi,
the California Ground Squirrel. Additional small rodents associated with the
Coastal Sage Scrub include Little Pocket Mouse, Perognathus longimembris;
the San Diego Pocket Mouse, P. fallax; the California Pocket Mouse, P.
californicus; the Agile Kangaroo Rat, Dipodomys agi11s I the Harvest Mouse,
_Reithrodontomys megalotis; the California Deer Mouse,. Peromyscus califomicus;
the Cactus Mouse, P. eremicus and the Dusky-footed Wood Rat, Neotoma
fuscipes). Coyote (Canis latrans) scat and skunk odor indicated the associ-
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ation of these larger mammals with the Coastal Sage Scrub.
The richest animal communities were found'in the deep ravine where _
the existing cover is greate st. This is demonptrated by the diversity of
tho flvinn community I the most prevalent species of which are Common
Bushtitri I Wrentits, Brown Towhees I Rufous-sided Towh(3es, and Anna's
Hummingbirds.
No rare or endangered species were observed, or are expected to
occur, on the property.
History
The first people for whom a culture has been defined, in Southern
California are known as the San Dieguito, who date fro'in appro,ximately
10,000 B.C. to 7,000 or 6,000 B.C. They practiced a hunting and
gathering economy I moving seasonally to exploit the resource's present
in various ecological zones in Southern California.
The La Jollans (named after a site in the La Jolla area) inhabited
much of Southern California from around 7,000 to 6,000 B. C. I until
about 500 A.D. The La Jollan were part of an Early Milling Archaic
Complex which practiced a hunting and gathering economy I with an
emphasis on milling. This involved the gathering of seeds that could
be ground (milled) with manos (hand held stone) and metates (the stone
upon which the grinding is performed).. Along with seed collection, the
I.a Jollans colle cted great quantitie s of seafood. Therefore I their coastal
cumpsites and villages are characterized by manos I metate$ I various other
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lithic tools, and large numbers of shells. The La ToUan sites generally
contain crude stone tools instead of the finely worked stone found with
the San Dieguito sites. The soil at La Tollan sites commonly contains
dark-brown midden, an accumulation of charcoal and organic. debris re-
sulting from long term human occupation.
The La Tollans were replaced or absorbed in this part of Southern
California by a people known as the Luiseno around 500 A.b. The
LUiseno, named after the Mission San Luis Rey de Fraficia, occupied
a somewhat irregular territory, larger in the interior than on the doast
(Kroeber, 1925). They were part of the Late MUiing Archaic Complex,
whose sites are characterized by grinding implements I pottery, and
finely worked small points. The resources they used were 'seeds I ae.orns i
a variety of plants, and shellfish.
t'he Luiseno are known to have had special resources camps 'su'ch
as processing stations for acorns I or a coastal camp for seafooddollection.
Archaeology
Prior to conducting a detailed, on-foot field survey of the Quail Ridge
property, the records of the San Diego Museum of Man and the Department
of Anthropology, San Diego State University I were searched to determine
whether or not any known archaeological sit~s are 'located within the pro-
perty boundarie s .
Both institutions indicated that a site exists in the northeastern portion
of the property. The San Diego Museum of Man identifies the site as W-13.6,
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"Luiseno camps with trace of La Jollan. II This site was recotqed by
Malcolm Rogers in the 1930 IS. San Diego State . University records the
site as SDi-631, La Jollan (artifacts included manos, metate fragments,
cnoppers and hammerstones: no sherds or shell).
On February 15, a detailed, on .... foot field survey of the Quail Ridge
property was conducted by David D. Smith andAssociates~
During the course of the survey, two archaeological sites were
located. The first is si~uated in the northeast section of the property,
defined previously as W-136 and SDi-631.
The site was determined to be oval in shape, approximately 175 feet
on its long northwest-southeast axis, and 100 feet on its' short axis. It
is bisected by a dirt road, and covered by a thick. mat of grasses·.
On this site, a total of 17 prehistoric artifacts were located, mostly
in the area of the dirt road. A breakdown of the artifacts noted is as
follows: 7 manos, 2 hammerstone s, 1 portable metate fragment, 4 flakes,
1 Tizon Brown Ware potsherd, and 2 shell fragments.
Post Holes were duq at several locations on the site, but neither mid-
den soil or extensive shell material was found to be present. The fact
that some shell and a sherd were located, conflicts with the data reported
by San Diego State University.
The second site located during the field' survey lies in the extreme
northwest corner of the property. One-quarter of the site extends off the
property to the north. The site is roughly crescent-shaped, with the .long.
northwest-southeast axis measuring approximately 400 feet and the short
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axis measuring about 60 feet.
Thll s11:0 contains midden mn terlf1l with n high clay content. In add-
ition I shell material covers much of the site and extends to a depth of
'16-inches in some areas. Shell material was decomposed, fragmented,
and had lost its luster.
A total of 26 artifacts were located on this site during the survey,
and were representative of both La Tollan and San Diegu!to cultures. Two
choppers, eight manos, and 15 flakes were identified ~s La Jollan artifacts,
and one chopper of San Diegu!to age.
The chopper has been identif~,ecl as a San Dieguito II implement (San
Dieguito II predates the San Diegu!to III, predecessors of the La JoUans) •
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3. ENVIRONMENTAL IMPACTS
Land Use
As indicated in the project description, rezoning of the 107 acre site to
R-1-7,500 will allow for the construction of a residential communit.y con..,
sisting of 234 detached single-family homes". In addition, a total of approxi.,.."
mately 30 acres of land (including the 4± acres of greenbelt shown on the
Open Space Element) will be dec;Ucated to thei City of Carlsbad as permanent
open space.
Re sidentlal development of the subject property isapproptiate. in view
of adjacent development. The proposed density of 2.19 dwelling units per
acre conforms to both the San Diego County Gen~ral "Plan (1-11 d.u./acre)
and the Carlsbad General Plan (3-7 d.u./acre). The regional plannIng
studies of the Comprehensive Planning Organization show the majortty
of the project site with the II are a available for staged urban growth. II The
northernmost portion of the site is shown as "hills.lqe zone. II
Agriculture
According to the Agricultural Resource Element of the C<:'Irlsbad General
Plan (RM-4), approximately 8 acres of the project site is designated as
"Prime Agricultural Soils Class II." These soils are found in the north-
west appendage of the site. Since no development "is anticipated in
this portion of the property, there will be no associated environmental
impact.
The impact of the proposed project on agriculture will be greatest in
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its secondary effects. With the construction of new roads qnd the. ex-
tension of utilities into th~ project area I an impetus .for urban growth
may be formed. This condition could have the effect'of encouraging
development by increasing land values I thereby making surrounding
cultivated land Ie ss attractive for agriculture.
Topography
The irregular topography 'of the project site will require cut and fill
operations in order to construct access roads and building sites. An
estimated 900 ,000 cubic yards of soil will be moved in the grading pro-
cess. The effect of this grading will be to permanently alte'r natural
sol1 arrangements and the natural topography of the project site.
The Quail Ridge development will conform to the Hillside Element6f
the Carlsbad General Plan (RM-3). Based on a land coverage of 12. 3±
acre s (8.3 acre s for streets and 4.0 acre s for housing units) I cover-
age for all slopes in excess of 15 percent amounts to 23 percent. According
to the General Plan, maximum land cove,rage for average slopes' of 15 to 25
percent is 40 percent I and the maximum land area per dwelling unit is 7500
square feet.
Geology
On the basis of the preliminary geotechnical reconnaissance I it is
the opinion of Lowney-Kalveer and Associates that there are no geotechnical
conditions at the sHe that would be prohibitive with respect to the proposed
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re sidential ~evelopment. Of major concern, however 1 is the· highly erosive
nature of the La Jolla Group rocks. According to the G.eologic Hazards·
Element of the Carlsbad General Plan, in areas where overlying solIs and
vegetation may be removed and La Jolla rocks are exposed to high intensity
rainfall, a badlands topography could develop. The se rocks are also sub-
ject to accelerated erosion when they are used as fill materiaL
Other features of concern which will require special consideration
during the design and construction phases are: expansive soils, poorly
compacted fill, and cu~ and fill slope inclinations. Although the pre senpe
. of expansive soils is probably limited to the upper soil mantle, some
selective grading during construction will be required to assure that these
soils are not placed as fill or exposed by excavation at finish~d grade
surfaces. It is likely that existing fills on the City-owned parcel of
land will have to be removed because of their poorly compacted condition.
The bedding characteristics and other features of the rock m9terials
underlying the site will dictate allowable cut slope inclinations. Based
on an inspection of existing cut and fill. slopes in the vicinity of the site ,
an inclination of 1 1/2 to 1 (horizontal to vertical) may be adequate for
both cut and fill slopes. Depending upon localized conditions, flatter
slopes may be required in some areas.
Seismicity
The Inglewood-Rose Canyon Fault Zone, located five miles offshore
from the City of Carlsbad I is the only active or potentially active fault
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within a radius qf 25 miles of the project s1te. The e'arthquake of 18(2,
which destroyed San Juan Capistrano, is believed to have had lts epicenter'
on this fault. The Long Beach earthquake of 1933 was also'caused by',
movement on this fault. Any earthquake with -its epicenter on the Ihgle-
wood-Rose Canyon Fault could pose a threat to the project site.
In contrast, the other four major fault zones within a radius of HID miles
of the site (Elsinore, San Jacinto, Agua Caliente, and San Andre'as faults)
would not pose a serious threat to the proposed development since the
effect of even a high magnitude earthquake would be greatly attenuated
by the time it reached the subject property. Approximately 8.5 percent of
the properly-designed structures within the Carlsbad City Limits probably
would not sustain damage from the effects of an earthquake along these
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fault zones. Structures in areas underlain by soft saturated soils could I
however, be subject to damage from the following secondary effects:
(1) Liquefaction can occur in certain types of saturated sol1s. Shaking
during an earthquake can cause the se soils to lose all cohe,sive strength,
to become "quick" and unable to bear the we ight of overlying soil!;! and
structure s •
(2) Lateral spreading can occur when loose so11s move over low':'cm'gle '
slopes into open space areas during an earthquake.
(3) Landslides and falls of loose rock can result from ground shaking
during an earthquake.
(4) Structurol_damage can occur when earthquake vibrations are trans-
mitted from the ground into the structures.
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(5) Lurch cracking can result from ground motion during an earthquake,.
Sand boils and mud cracks often accompany lurch craking asqround,water
move s to the surface.
According to the Geologic Hazards Element of the Carlsbad Genercil
Plan, the La Jolla rocks which under'lay the site exhibit characteristic's
which would subject structures built over them to minor vibrati<;mal damqge.
Since no structures are to be built over deep alluvium, and flince all of
the previously discussed geotechnical hazards reiating to La Jolla Group
rock~ are amenable to engineering solutions, the impact of seismic activity
on the project site is considered negligible.
Hydrology and Water Quality
The construction of buildings, driveways, and streets over the Quail
Ridge project site will result in an increase in surface runoff. With urban":,,
ization of the site, the discharge curve will change from a gradual inorease
and relatively sustained high flow rates to a discharge characterized by
peak runoff during and immediately after rainfall, followed by a more rapid
decrease in flow. Open space areas will retain their pervious clas~ifications.
Runoff will change from overland sheet flow arid flow in natural channels,
to flow in streets, gutters, and storm drains. Although the construction of
streets in the central portion of the site will divert small amounts' of flow
from the north to the south, the overall drainage pattern of the property
will not be significantly altered. Runoff will continue to be discharged
into the major natural channels which drain the site.
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Residential development of the subject property will tend to reduce
the quality of water which is carried through storm drains to· existing stre.ams.
First, the influx of waste materials in runoff (hydrocQrbons, rubber, fertilizers 1
etc.) tends to increase the dissolved-solids content and qecrease the dis..,.
solved-oxygen content. Second, as runoff peaks increase as a result of
the increased area of imperviousness and decreased lag time, le.$.s water
is available for groundwater recharge. Due to a ,general lack of data regarding
quantities of dissolved materials contained in urban runoff, the effects of the
proposed project on downstream water quality cannot be accurately evaluated.
Visual Aesthetics
The general appearance of the project site in its present form is one of
grass-covered hills dissected by dirt roads and minor gullies. During most
of the year, the grass and shrub covering is either dormant or·-dead, giving
the area a brownish coloring. With the advent of new growth in the spring,
there is a brief period when the hills turn to green.
The visual character of the site will be altered with the construction
of re sidential units and the installation of introduced landscaping. As to
whether the proposed project is aesthetically objectionable or not, is a
subjective value judgement of the specific observer.
Some residents of the adjacent Tiburon development may prefer
an open landscape rather than the proposed residential development. Tl1ese
people then may regard the project as having a negative visual impact. Since'
portions of the site already exist in a disturbed condition, other individuals
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may regard development of the subject property asa' Positive visual impact.
To many people, well-designed housing and landscaping offer much more
visual appeal than a disturbed landscape.
Traffic Circulation
The Quail Ridge project site is most closely associated with El CQmfno
Real, shown on the Carlsbad General Plan as a prime major arterial. ' El
Camino Heal is designated on the Scenic Highways Element of the Carlsbad
General Plan (RM-5) as a Historic Corridor. At present, the only paved
road on the project site enters from the west and is used for access to the
City-owned pistol range.
If the project is implemented as proposed, the circulation pattern is
anticipated to be dominated by the street layout detailed on the qttached
plot plan. Prime access to the site will be, from the propo'sed Elm Avenue
extension. Elm Avenue is an 84-foot wids street which intersects with
El Camino Real one-half mile west of the project site. Asystsm of 4'4-foot
50-foot and 60-foot wide single-loaded streets and cu'l-de-sacswiU
provide access to interior lots.
Based on an average of eight trips per unit per day, the Quail Ridge
development will generate 1B72 motor vehicle trips on a daily basi-s. This
traffic will enter Elm Avenue ano. disperse to other surrounding areas,
adding incrementally to automobile traffic on El 'Camino Real.
According to the Carlsbad Traffic Engineering Department, approximately
7,000 vehicle trips per day are presently generated south of Marron Road on
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El Camino Real. This figure does not include traffic generated by the
Tiburon development, estimated at 1,500 trips per day.
Based on a total of 8,500 trips per day, the 1872 trips. to be generated
by the Quail Ridge development will result in a 22 percent increase in
traffic on El Camino Real. This increase is not considered significant in
light of the 20 ,000 to 47, 000 vehicle capacity 'of EI Camino Real iridicateci
on the Circulation Element of the San'Diego County General Plan.
Air Quality
The proposed project will only moderately influence fhe· quality
of air within the San Diego Basin. In particular, air quality will be ·affected
by (1) an increase in motor vehicle traffic, (2) the use of electrical energy,
and (3) short-term activities assC?ciated with construotion.
With an increase of 1872 two-way trips per day, motor vehiCl~exhaus1;
emissions represent the primary source of air pollution generated by the
proposed project. Emissions from these vehicles will not. appreciabl¥ alter
the air quality of the 107 acre site. However, if Elm Avenue become:s a
major connector 'between El·Camino Real and the .extension to College Boule-
vard, a significant increase in emissions can be e}{pec;:ted.
Air quality will also be affected by stationary sources of pollutiOn used
in the proposed housing units. Since electrical power used by the project
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will probably be .generated by fossil fuel plants, an increase in energy demand·
will not produce emissions at the site, but rather 'at the San Diego Gas and,
Electric power plant.
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-.--~--~~~~~~~~~~--
Pollutant
Carbon
Monoxide
Hydro-.
Carbons
Nitrogen
Oxides
Particulates
Oxides of
Sulfur
~
Factor
lb/mile
0.109
0.02
0.0134
0.00065
0.00039
Estimate of Increase in Emissions
Mobile
Usage Rate2 Total Factor 1
miles/day lb/day lb/l06ft3
8,057 . 878.2 20
8,057 161.1 8
8,057 107.9 . 50
8,0~7 5.2 19
8,057 3.1 0.6
Stationary
Usage Rate3
106ft3/day
.0002356
.0002356
.0002356
.0002356
.0002356
Total
Ib/day
1.093
0.437
2.732
1.038
0.032
Total Project
. Combined
Total
tons/da~
0.43~
0.080
0.055
0.003
.0 •. 00-1
1 Environmental Protection Agency, "Compila tion of Air Pollutant Emis sion Factors,"
AP-42 (revised February 1972) I P .1-9. .
2Derived by considedng the average mUeage of 12.5 miles/gal (EPA-1972 I P. 2~3) I
the gallons of gasoline consumed I 500 x 1 ()6 gal/year, for a:n automobile population'
:of 750 ,000 (ARH-1972, P. VII-8). This \lsage rate. is to be used unlessrpore specific .informati~n is suppUed in the traffic analysis. . _'.. . .
3San Diego Gas & Electric Company "Average Gas and· El~ctric usage rates of Residences"
unpublished data 1972.
S.D. Basin'
Total
tons/day
1685.7
381.6
189.3
188.7
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Base,d on mobile and stationary emission rates calculated on the' -
following page, incremental emissions attributed to the Ql,lail Ridge··develop...,,·
ment will amount to only 0.023 percent of the total emissions for all of
San Diego County. This increase is considered insignificant.
The primary impact the proposed project will have· on 1ooaUz,ed air
quality is the introduction of dust during the construction phase. of cievelop-
ment. The major contributors of dust will be grading and eartnmbV'ing opera-
tions which result in the movement of construction vehicles over building
sites. This source of air pollution will be of a temporary nature, lasting
only through the construction phase of development.
Acoustical Quality
In its existing state, the project 'site is composed primarily of undeveloped
land. Other than noise emanating from the City-oWned pht61 range, there
are no major sources of noise present in the vicinity of the Quail Ridge site.
The only significant source of noise associated with development of the
proposed project is noise generated by future traffic movement on Elm Avenue.
According to guidelines established by the U. S. Department of Hou$ing-and ,
Urban Development, an estimated traffic vo1t).me of 1872 vehicles per day,
in combination with a 25 mile per hour speed limit i would place the enUre; "
development within the Clearly Acceptable Zone. This zone is. described as'
the area in which noise levels do not exceed 45 deqibels more than 30 minut.es
in a 24 hour period.
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During the construction phase of development, noise emanating from
construction vehicles and equipment will occur. Although construction
noises could approximqte an intensity of 80 decibels, they will occur
only during daylight hours and only for the duration of the project.
Public Utllitie s
Development of the Quail Ridge project site will create an increased
demand for public utilities. Based on an anticipated population of 819 resi-
dents and a per capita consumption of 170 galloI'l:s per day, 139,.230 gallons
of water will be required by the proposed project on a daily basis.
Water will be supplied by the Carlsbad Municipal Water District "from
an existing 10-inch main located southeast of the site. The proposed ptp-
ject may require the installation of a 20-inch main along the eastern
boundary of the property.
According to the California Regional Quality Control Board, 80 gallons
of sewage effluent are generated per person per day. AS$umlng theqbove
rate of discharge, 65,520 gallons of effluent per day wiU be generated by.
the Quail Ridge development.
The proposed project will connect into the existing 21-inch trunk llne
located north of the site. This may be accomplished by connecting into the
existing 8-inch main in Marron Road. At present, the trunk line serve's the
cities of Oceanside, Vista, and Carlsbad.
According to San Diego Gas and Electric Company, 5738 kilowatt hours
of electricity are consumed by the average San Diego residence. Using
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this rate of consumption, the proposed project will require 3,674 kilowatt
hours .of electricity per day.
The average San Diego County home also consumes 86', 000 cubic feet
of gas per year. Assuming the above rate of consumption, the Quail Ridge
development will require 55,130 cubic feet of gas per day. Gas and electricity.
are presently available west of the site in Elm Avenue.
Community Services
Fire Protection -Fire protection service for the Quail Ridge development.
will be provided by the City of Carlsbad Fire Department, located at 1275
Elm Avenue. At pre sent, there are 27 employee s on the. staff! Fire fighters
work on a 24 hours on and 24 hours off basis, with 6 men on duty at all
times. Five men are available on recall in case of an emergency.
Although additional residential development will probably place an
added burden on fire-fi'ghting facilities in the area, the Carlsbad Fire
Department has planned its growth accordingly. There are presently
plans for the construction of a new station to be located at the intersection
of EI Camino Real and Chestnut Avenue. Eight men will be added to the
staff when this station is operational.
Police Service -Police ,service is provided by the City of Carlsbad
Police Department, located at 1200 Elm Avenue. At present, there are
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45 employees on the staff. With a desired ratio of two policemen for each
1000 population, the Quail Ridge development would require the llidng of
one or two new employees at th.e Carlsbad Police Department.
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Hospital Service -The Tri-City Hospital, located at 4002 Vista Way
in Oceanside, will serve the residents of the proposed project. At pre-
sent, there are only 171 beds, but a new building designed t6 meet aqdi-
, -tional growth in the area is under construction. At such time as this
building is completed (around 1975), the hospital will be enlarged to a
total of approximately 340 beds.
Library Service -The Carlsbad Public Library is located at 1250 ElmAvenue.
This library encompasses an area of 16,000 square feet and contains 80,000
books and records. In addition, films, records, and reproductions of art
works are available on loan. No branch libraries hav~ as yet been con-
structed, but it is antiCipated that as the City population continues to
increase, additional library sites will be considered.
Schools -The Quail Ridge project site is located within the Carlsbad
Unified School District. According to School District estimates, the school-
age population breakdown of the development will be as follows:
Unit Price Price Range Grade Level 'Students
K-6 (Elementary) 88
Single-family Upper 7-8 (Junior High) 51
(3 and 4 bedroom) 9-12 (Hiqh -School) 90
TOTAL 229
At pre sent, students from the area attend Buena Vista Elem(3ntary School
(grades K-6) , Valley Junior High School (grades 7-8), and Carlsbad High
School (grade s 9-12). Each of the se schools is pre sently operating at
capacity.
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Economics
The cost of community services will increase with the developmept
of Quail Ridge. According to Mr. Lance of the Carlsbad Unified School
District, annual school operating costs alone are $1,241 per sfudent.
Seventy-one percent of supporting school teventies, or $201,774.19 'per
year, are derived from local sources.
Based on fiscal year 1972-73 per capita expenditures, the total ,cost,
of providing community services to the Quail Ridge development will be
as follows:
Service
Schools
Per Capita Cost Annua'l Expenditure s
$2'0 I, 774.19
General Government
Public Safety
Streets and Highways
Librarie s and Recreation
Sanitation
TOTAL
$38.87
$92.41 '
$ 4.42
$21.49
$16.33
$ 31,,834.53
$ 75,683.79
$ 3,619.98
$ 17,000.31
S 13,374.27
$343,887.07
If the project is implemented as proposed, the mark~t value of the
development would be $12,870,000. This figure is based on 234 units
valued at $55,000 each. If the project is assessed at 25 percent of market
value I with a tax rate of 11 .753 per $100 assessed valuation, the project
will generate $378,152.78 in property tax revenues per year" or $34,265.71
in excess of expenditures. These tax revenues are as follows:
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Taxing Agency Rate/$100 Assessed Annual Re,ventie s-_
County 2.711 $ 87,226.43
Carlsbad City 1.95-0 $ 62,741.25
Unified School 4.991-$1'60 ,S85 .43
Community College 0.762 $ 24,517.35
Other Education 0.160 $ 5,148.00
Hospital District 0.189 $ 6,081.0.7
Municipal Water District 0.720 $ 23,166.00
Metro. Water of Southern Cal. 0.160 -$ 5,148.00
County Water Authority 0.110 $ 3 r539. 25
TOTAL 11 .753 $378,152.78
Biology
Most of the Quail Ridge development site consists of disturbEld habitat.
As a result, few vegetative communities exist which provide shelter and
food for large or diverse animal populations. 'The few vegetated areas
present are so small that they supply only marginal living conditions for
the resident vertebrates.
Development of the property will remove much of the vegetation and
lead to displacement of the -relatively few resident animals. The local
impact as a result of such emmigration should be sllght, with the gte,atest
effect being on the raptors and grassland birds. By removing sorneof their
food resources, these birds will be forced to forage in suitable areas near-
by. Due to their small numbers, the increased,competition in local habitats
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should be minimal, thereby causing little adverse effect. Development of
this property, which is co~sidered of minor ecological importance, will
result in little regional impact.
Archaeology
It appears from the existing development plan .that Site 1 will be de ...
stroyed during construction. Site 2 will not be directly impi'lcted becaus~
it is well outside the area of proposed residential construction. It is
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possible, however, that Site 2 will be indirectly impacted owing to event1,lal·
increased human activities in the area or future development •.
Based on results of the field survey, Site 1 is thou9ht to be a Luisemo
special resources camp, possibly a milling station ·with trac'e's of Lq Jollan ...
Whether the site is Luiseno, or La JoUan, or contains elements of both,
remains uncertain given the information recovered io date. Coastal camps
of both cultural groups usually contain either midden, or larc.;re quandtie.s
of shell material, or both. The fact that this camP site contains neither.,
cannot be explained with the information at hand. Neither can the dis-
crepancy in the data received from San Diego State University and the
San Diego Museum of Man. Further work on the· site Would probably re-
suIt in a resolution of the discrepancy,. and would allow evaluation of
artifacts from the cultural group(s) determined to have occupied this camP
site.
Based on the characteristics of the site. and the artifacts identified
during the field survey I Site 2 is thought to be an old I two-cultural
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component site (La JoHan and San Dieguito)., The shell contained in this
site is decomposed and lacks luster. This condition suggests that it
may be an old La Jollan site (possiblyLa ToHan II). The heavily patlnated
San Dieguito II chopper is indicative of previous occupation by individuals
from the much older San Dieguito II culture. Additional study of this site
would provide a greater understanding of the La JoHan elements -possibly
a relatively old aspect of this culture -and theJrrelationship to any San
Dieguito elements that would be found.
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ANY ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED
SHOULD THE PROPOSAL BE IMPLEMENTED
The unavoidable adverse effects which will result from the develop-.
ment of Ouail Ridge will be:
1. A decrease in the amount of open space in the City of Carlsbad
by approximately 77 acres.
2. An alteration in natural landforms through the moving of 900 ,000
cubic yards of earth materials.
3. A 22 percent increase in traffic on El Camino Real.
4. AD. 023 percent increase in exhaust emissions asso clated with
the increase in traffic.
5. A reduction in native flora and wildlife habitat by approximately
77 acres.
6. An increase in soil erosion associated with the clearing of veg~-
tative cover.
7. An increased demand for public utilities and community services.
8. An inqrease in dust and noise during the construction phase <;>f
development.
9. Disruption of archaeological resources.
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C. MITIGATION MEASURES PROPOSED TO MINIMIZE THE IMPACT
1 • Landform Alteration -Grading operations will be confined exclu-
sively to building pads and access roads, and coverage for slope's
in oxcess of 15 percent will be limited to 23 percent of the total area;
These measures will considerably reduce the amount of reqUired gradin9.
Soils and geologic investigations will be taken into account in design
and grading.
2. Traffic and Emissions -Since the proposed project site is located
only one-quarter mile east of Plaza Camino Real, the convenience factor
alone represents a Significant means of minimizing t.raffic. The short
length of shopping-related trips originating from the Quail Ridge development
will in effect result in fewer miles traveled I fewer exhaust emissiQn$ I and
less fuel consumption.
3. Open Space and Vegetation -The loss of approximately 77 acres
of open land will be partially minimized through the retentipn of 30± acres
of dedicated open space. The se areas will provide 'corridors for wildlife
passage through the property. The -remaining portions of the .site not covered
by buildings, driveways I or roads will be landscaped. Native vegetation
will be selected wherever feasible.
4. Erosion -The effects of so11 erosion assoC;:iated wtth grading and
the clearing of vegetative cover will be minimized by land.scaping and installa-
tion of ground cover. Landscaped expanse.s prevent erosion by providing
areas for percolation of rainwater •. Drainage facilities will be designed in
such a manner as to prevent erosion of cut and fill surfaces I and all grad$d
slopes will be planted with erosion resistant vegetation.
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5. Services -The cost of public utilities and community services
will be offset by the fee s and additional taxe s to be derived from the pto-
ject. . A portion of the cost of school facilities wili be prbvi<;ied by the
developer in the form of school fees ($393 per unit)' paid directly to the
Carlsbad Unified School District. Utilities will be self-supporting from
revenues collected or will be provided for by the increase in taxes.
6. Dust and Noise -Mitigating measures proposed to mihimizedust
include: watering of excavation materials, installation of s·ptinkle·rs, and
curtailment of grading and earthmoving operations during a<;iverse" weather
conditions. Construction noises will be minimized by requiring mqfilers
on all equipment and by conforming to existing noise ordinance s . Noise
generated by construction equipment will occur only during normal day-
light working hours.
7. Archaeology -Because Site 1 is recorded with .the San Diego
Museum of Man and San Diego State University, a"nd will be destroyed
during construction of the proposed re sidential development, it is recom-
, "
mended that a surface collection of the artifacts be undertaken in order to
preserve that data which is readily recoverable .. This a9tion would result
in a physical record to' support existing literature reference s ..
No mitigating measures'would be requited relative to' SHe 2, unless it
were determined that the site would be adversely impacted by construction."
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D. ALTERNATIVES TO THE PROPOSED ACTION
1. Lower Density -The first alternative to residentt.al development
at 2.19 dwelling units per acre would be to develop at a lower,density. While'
this alternative may result in less grading, it could also result in a high
per unit cost for individual homes. Because of higher cost, the ultimate
selling price of each unit would be priced out of the markef for which -it
was intended.
2. Higher Density -Development of the Quail Ridge property for high
density housing would create environmental impacts of a much greater mag-
nitude and intensity then would development at the proposed density of 2.19
units per acre. Little open space would remain, more grading '1/'1:) uld be
required I more traffic would result I a greater demand oil utilities and com-
munity service s would re sult, and air pollUtion would increase. '
3. Commercial or Industrial -According to the Carlsbad General Plan
and the San Diego County General Plan for 1990, the project site is de signated
for low density residential development. Commercial or industrial develop-
ment would I therefore I be inconsistent l'and uses ~'resulting in impacts to
circulation and air quality far in excess to that of the proposed project.
4. Agriculture -Another alternative is utilization of the site for agri-
culture. Plant requirements and the physical elements of climate I soil,
surface configuration, and water availability are important ~spects of crop
suitability. At the Quail Ridge site I cHmate and water availability are
adequate, but soil conditions present severe limiting factors. Specific
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physical restraints fDr agriculture (in areas .other than the 8± acre alluvial
valley) include: generally pDDr sDil drainage I sDil infertility, c;md shqllDW
SDil depth.
5. Selling Land in Parcels -Selling the 107 qcre site'to indtvidtral
develDpers or speculators is a fifth alternative to the proposed project.
AlthDUgh such a method could po'ssibly result in well-qestgned indtv!duai
subdivisions, coordinatiDn between develDpers would prebably be lest.
This cenditien ceuld only be mitigated by preparing a master plan fer the
entire prDperty.
6. Open Space -The sixth aHernative te the prepDsed actidn wDuld be
tD retain the site as .open space Dr develep it as a cemmunity park. This
land is pre sently under private Dwne,rship and wDuld, therefore, req.uire
purcha se fer public .ownership. While mD st land WD uld be de sirable either
as .open space or as a park, ecenemics dictate-that nDt all land can be set
aside fer this purpese. This land use w.ould .only be possible if a public
entity were willing te pay the market price .of the land.
7. Ne Project -The seventh alternative which is always available is
te leave the preperty under private .ownership in its present cenditiDn. None
.of the environmental impacts previeusly discussed wDuld .occur ifthi~ alter-
native were' selected; hDwever, in its present cenditiDn, the prDperty is
unable to yield sufficient return te justify the level .of taxes assessed
against it. Alse, the "ne prDject" alternative weuld mean that develDpmental
pressures would merely be increased in SDme .other area if new units .on this
site were not made available.
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E. THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OP' MAN'S
ENVIRONMENT AND THE MAINTENANC.E AND ENHANCEMENT OF
LONG-TERM ENVIRONMENTAl PRODUCTIVITY
The short-term use of the environment will· involve the conversion of
10.7 acres of vacant land into a residential community. During this trans-.
[ormation period I landforms will be altered I natural vegetation will be
removed I wildlife species will be displaced, dust and noise Will incteas.e,
natural resources will be consumed, and short-tertnemployment opportunities
in the construction industry will be created.
Long-term effects of the Quail Ridge development include loss of open
land, increased traffic, increased exhaust emissions, reduced percolation
of rainwater I and a greater demand for public utUitiE;ls an.q community ser-
vices. Beneficial long-term effects include quality housing for 234 City
of Carlsbad families, an increased tax base I permanent preservation.. of
approximately 30 acres of open space I and elimination of the hazardous
conditions which result from the close proximity of the City-owned pist91
range to nearby residential development.
45
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ANY IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE
INVOLVED IN THE PROPOSED ACTION SHOULD IT BE IMPLEME~tTED-
Construction of the proposed Quail Ridge development will precl~de
use of the site for any other form of development. Space occupied by I
buildings and streets will be permanently committed to a residential land
use.
Development of the proposed project will necessitate the moving of
approximately 900,000 cubic yards of excavation materials. This earth-
moving activity will irreversibly alter the existing landform configuration.
Removal of native vegetation will eliminate wildlife. habitat 'areal?,
resulting in the permanent displacement of those animals species intolerant
of human disturbances.
The quality of air will be reduced by the production of airborne pollutants
resulting from an increased number of automobiles in the area. This change
in air quality will be irreversible until such time as a substitute for the
internal combustion engine is developed.
Raw materials I power I capital, and labor will be irreversibly committed
during the construction phase of development. Subsequent to completion of
the project, natural gas I water I electricity I' and gasoline will be committed
. on a more long-term basis.
46
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THE GROWTH-INDUCING IMPACT OF THE PROPOSED ACTIVITY UPON
THE NEIGHBORHOOD AND/OR COMMUNITY
Growth inducoments are normally measured in terms of population
growth I increased services, additional jobs, or added incent~v~ to develop
surrounding property. In these terms, the development of Quail Ridge will
induce growth.
The proposed development will provide a total of 234 dwelling units.
The projected increase in population as a result of this development will
be 819 inhabitants. Since this increase represents about 4.7 percent
of the total population for the City of Carlsbad, it is considered a signi-
ficant proportion. This influx in population will result in increased requite-
ments for public utilitie s and community service s .
Since the Quail Ridge project site borders on developed property to
the north and west, future land development could only occur south and
east of the site. The proximity of this agricultural land to the subject
property could, therefore, encourage speculation. Each time a toad is'
improved or utilities are extended, urban growth accelerates. In some
instances, this effect has brought property taxes to the point where they
exceed income from agriculture.
47
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THE BOUNDARIES OF THE AREA WHICH MAY BE SIGNIFICANTLY
AFFECTED BY THE PROPOSED ACTIVITY
The areas which may be affected by the proposed Quail Ridge develop-
ment will vary with the environmental issue being considered. Generally,
the e [fects of vegetation and wildlife disruption I landform alteration I and
temporary increase s in dust and noise during construction will berestticted
to the area located within the boundaries of the project site.
The effects of increased traffic will probably be limited to E1 Camino
Heal and the immediate area surrounding the site. Beyond this area I traffic
will be sufficiently dispersed so as to minimize many of its effects. Any
loss in visual aesthetics will be restricted to the area within view of
the project site I notably the Tiburon development. The effects of
increased runoff and decreased water quality will generally be limited
to the surrounding area, but may range as far as Buena Vista Lagoon,
which is located approximately one mile west of the project site.
The effects of an increase in population, including an increased de-
mand for public utilities, administrative services I community services,
and school facilities will be limited primarily to the Ctty of Carlsbad and
the Carl sbad Unified School District.
48
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C"f"D'-('J' "r'-u"r"-"{ I " \ I' /1-.,,' 1,/ U,·,I-1'/1 \ ,JI-I" ~I \" _ U VI \.....J_ .. .• i I. "
An educational, non.profit corporalion 1011nJ,J i~ 191J, (0/·'
/uling lor post"ilYllnd displaying Ih, Ii/, iIIIJ histOt'Y 01 fIIIIn,
February 14, 1974.
Dr. David D. Smith,
David D. Smith & Associates,
Box 929-E,
San Diego, California 92109
Dear Dr. Smith,
We have your inquiry pertaining to the possible endangering of ,
archaeological sites in a proposed development at Quail Ridge.
The Museum of Man files show the following sites in the project
area:
W-136 -Lueiseno camps' with trace of La Jollan
WT137 -Luiseno midden with unusually high pottery count for
area -potentially important. Trace of La Jollan.
We return herewith your map, together with our invoice covering
the fee for this search~
Very sincerely yours,
4 c;v:ol.12 ',._' _ ....... -..,.""".,"":> spencer~: ~~ers Scientific Director
encl .
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SITE FORM
{X)SAN DIEGO STATE UNIVERSITY ( ) SAN DIEGO 1-lUSEUI1 OF' r·1AN
SOURCE OF REQUEST pavid D. 8m! th and Associa'tes
DATE OF REQUEST February II, 1974DATE RECEIVED February II, 1974-
PROJECT TITLE Q~u~a~i~l~R=i~d~g~e __________________________________ __
(. )THERE ARE NO BECORDED SITES IN THE PROJECT AREA IN OUR i<'ILES
( x)THE FOLLOWING SI'rES ARE RECORDED IN OR HEAR THE PROJECT ARE;A:
.. SITE SDi-6jl
CVLTURE: ( )SAN DIEGUITO (x)LA J:OLLAN ( )KUMEYAAY ( )OTHER
COMMENT Artifacts included mano,s. metate fragme,nts •
. chOppers and hammerstones •. No SlJerds. no shell' e'
TYPE: ( )VILLAGE (x)CAHP' ( )HIDDEN '( )GnINDING STATj'ONS
( )ROCK ART ( ) EUHIAL, ( )FLAKING STATION ( ) qUARRY
( )OTH~
COMMENT ____ . _________________ ...".-_______ ....
SITE ____________ _
CULTUHE: ( ) SAN i.iIEGUITO ) LA JOLLAN ( ) Kffi·;l!."'YAAY . ( ) OTHER
COl-IHENT ________________________ -----
IJ.'YPB: )VlLLAGl!: )CAHP H'lIDIL~N ( )O:tIN:)JNG S'.PATION
)RO\;K AHT ( )HUHIAL ( )FLAKING ST.I\'l.'·' ON . ( )QUARRY .( t-OTHER
Cm1MENT
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-
JOHN V. LOWNEY, C. E. Lawnev-Huldueer Assa[iate5
Foundation I Soil I Geological Engineers -PETER KALDVEE'R, C:E.
ROBERT R. PRATER, C.,E.
DONALQ H. HILl:EBRANDT, C:E.'
11585 SORRENTO VALLEY ROAD, SAN DIEGO, CALIFORNIA 92121
November 6, 1973
S 108-1, S509
Leadership Housing Systems, Inc.
11750 Sorrento Valley Road, Suite 119
San Diego, California 92121
Attention: Mr. George W. Hutchins
Director of Engineering
114 ! 453-5605
RE: PRELIMINARY GEOTECHNICAL RECONNAISSANCE
158-ACRE RESIDENTIAL DEVELOPMENT
CARLSBAD, CALIFORNIA
Gentlemen:
In accordance with your request, we have performed a preliminary geotechnical recon-
naissance for your proposed 158-acre residential development to be located on the Moore
and Beckstrand properties southeast of the intersection of State Highway 78 and EI'Camino
Real in Carlsbad, California. The purpose of our reconnaissance was to make a prelimi-
nary evaluation of the geotechnical features of the site for use in the early pJanning
stages of the project.
It is our understanding that the. site will be deve loped in one and two-story single-family
residences. Due to the hilly terrain, substantial site grading will be required with cut
and fill slopes probably approaching 50 feet in height.
.SCOPE
The scope of work performed in this study included a site reconnaissance and ct'reviewof
available published and unpublished information regarding the geotechnical condiHons
in the general vicinity of the site, ar:'d the preparation of this letter report. Our work
also included an evaluation of a small parcel within the central portion of the ·site which,
we understand, is presently owned by the City of Carlsbad.
PAL 0 AI TO / OAKLAND / MON I EllEY I SAN DIEGO 51
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Leadership Housing Systems, Inc.
November 6, 1973 -S 108-1, S509
. Page 2
SITE CONDITIONS
A. Geology
--
The site is thought to ,be underlain by sandstone, conglomerate, cmd siltstone rocks
of Eocene age. Based on the general topography of the area and our inspection of
the materials exposed in existing cut-slopes in the vicinity of the site, the thickness
of soil overburden in the higher portions of the property is probably on the o'rder of 2
to 5 feet. In valley bottoms bedrock is probably covered by substantiaUy greater
thicknesses of alluvial soil.
B~ Surface
Existing ground surface elevations across the site vary between 6 low of about Elev,e
+60' in lowest va lIey areas up to Elev. +360' near the top of the highest hill' at the
southeast corner of the ,site. The property is presently vacant and surface vegetation
consists of a light to heavy growth of grass and weeds. The surface soils across much
of the site are characterized by extensive shrinkage cracks. In addit.ion, leaning
fence posts on hillsides may be evidence that the surface soils in at least some areas
are undergoing slow, downhill creep movement.
\
With regard to the small, city-owned property in the central portion of the site, mu~h
of the parcel is covered with fill, debris and rubble. A shooting range at the north
endof the city property has been constructed over a filled ravine. At its deepest
point the fi II appears to be about 30 feet thick. There is surficial evidence that the
fi /I has undergone some settlement and is probably in a poorly compacted condition.
c. Subsurface
Based on our inspection of existing cut-slopes in the general vicinity of the site' and. a
review of available information provided by the City of Carlsbad, we anticipate that
the soi I and rock conditions underlying most of the,site consist of a thin mantle (2 fo
5 feet) of dark colored, potentially expansive surface soil overlying white, fine grainee!,
fractured sandstone. The sandstone materials may be interbedded with layers of e,xpan-
sive clayey soil. Compressible alluvial soils consisting of clays, silts ane! sands may be
present in valley bottoms.
Groundwater levels at the site wi II be governed prim<?rily by local rainfall conditions.
In the lower valley areas, groundwater may exist near the surface during prolong'ed,
periods of rainfall.
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---Leadership Housing Systems, Inc.
November 6, 1973 -S 108-1, S509
Page 3
D. Sd::.micity
Based on publi:>hed information, no active or inactive faults are ~nown to'passthrougb
the site. However, the property is located approximately 22 miles southwest of the
Elsinore Fault and 46 miles southwest of the San Jacinto Fault both of which are known:
to be seismically active.
CONCLUSIONS
On the basis of our preliminary geotechnical reconnaissance, it is our opinion that there
are no geotechnical conditions at t,he site that would be prohibitive with respect to the
proposed residential development. It is essential, however I that a detailed soil and
g.eological investigation be conducted in order to adequately evaluate the siteoondition,s
and' to develop detailed site grading and foundation recommendations. Ourproposa'i
for providing these services is being forwarded to you under separate cover.
Some of the primary features of concern at the site which will require special. considera-
tion during the design and construction phases of the project are presented beloW.
1. Expansive Soils -Although the presence of expansive soi'ls is probably'
I ir(lited primarily to the upper soil mantle, some selective grading during
construction will be required to assure that expansive soi.ls are not placed
as fill nor exposed by excavation at finished graded surfaces.
2. Slopes -The bedding characteristics and other features of the rock
materials underlying the site will dictate allowable cut-slope, inclina-
tions. Based on our inspection of existing cut and fill slopes in the
vicinity of the site, it is our opinion that in most areas, an inclination
of 1-1/2 to 1 (horizontal to vertical) may be adequate for both cut and
fill slopes. Depending upon localized conditions, flatter slopes may be
required in some areas. The sandstone underlying the site is not expected
to be difficult to excavate utilizing ordinary heavy earthmoving equipment.
3. Existing Fills -If the city-owned parcel is included in the development,
it is likely that the existing fill on this property will have to be removed
during the site gradi'ng work.
4.
5.
Erosion Control -Due to the erodible nature of the sandstone underlying,
the site, measures to protect exposed Cl.!t and fill slopes including surface
drainage provisions and suitable ground cover will be necessary.
Subsurface Drainage -Subsurfaoe drainage provisi,ons will be necessary
at the interface between natural ground and fi lis where 9roundw~ter
seepages are encountered or an ticipated.
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---Leaqership Housing Systems, Inc.
November 6, 1973 -S 108-1, S509
Page 4
6. Compressible Soils -The aI/uvial soils in valley bottoms may hf:l relatively
soft and compressible and therefore unsuitable for the support of fills. This
condition would require removal and recompaction of the soft materials
prior to placing fill.
7. Slope Instabilify -Although we observed no signs of major slope.instability,
some minor sl ides have been reported in the vicinity of the site. Any minor
slides and/or creeping surface soils would have to be stabilized during the
site grading work.
LIMITATIONS
Our services cOflsist of professional opinions and recommendations made in accordance
with generally accepted soil and foundation engineering principles and practices. This:
warranty is in lieu of all other warranties either expressed or implied.
If you have any questions or if we may be of further service on this project, please ccd I •.
\
RP:rcs
cc: Addressee (4)
Very tru Iy yours,
~~ASSOCIATES
Robert Prater
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SPECIES LIST
nDS&A 74-3'94 '
J 4712 E
Pag,e 8-1
Plant and animal species observed, or for which evidence was pre,sent,
on the Quail Ridge Property are listed. Species expected, based ph' availabie
habitat, are shown with an asterisk
V ASCULAR PLANTS
DICOTYLEDONAE
STERCULIACEAE -Cacoa Family
Frem<;mtia californica Flannel Bush
var. diegensis
GERANIACEAE Geranium Family
Erodium sp. Storksbill
OXALIDACEAE Wood-sorrel Family
Oxalis pilosa Oxalis
CRUCIFERAE -Mustard Family
Brassica campestris Field Mustard
Brassica nigra Black Mustard
Raphanus sativus Wild Radish
Sisyrnbrium altis sim,um Tumble Mustard
CACTACEAE -Cactus Family
Opuntia littoralis Coastal Tuna Cactus
POLYGONACEAE -Buckwheat Family
ft Z ft ,1-4
N
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Eriogonum fascicu1atuITl Flattop Buckwheat N S o 0
C -Common
F -Frequent
o -Occasional
R -Rare
I DDS&A 74'.;.394
Page S-2
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C1) ~ ,.g J.4 C1)
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t/) '"0 J.4
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(1) ::I .-I • ~ ~ 1'<1
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.,.., 0 ::I ::I' .-I '~ J.4 ~~ ~ lIS 1'<1 -40> -40> z.s 0 C/l ::t 1'<1
~ <~ u5' '1'<1 0 I Z....i ~ U
CHENOPODIACEAE -Goosefoot Family'
I Salsola kali var. tenuifolia Russian Thistle I A 0
CONVOLVULACEAE -Morning-Glory Family
I Convolvulus cyc10stegius Bindweed N A R
SOLANACEAE -Nightshade Family
I Nicotiana &lauca Tree Tobacco ,I ,T 0
BORAGINACEAE -Borage Family
I Cryptantha sp. Popcorn Flower N A F
LABIATAE -Mint Family
I Salvia mellifera Black Sage N S 0
SAXIFRAGACEAE -Saxifrage Family
I .lUbes sp. Gooseberry N S it
ROSACEAE -Rose Family
I Adenostoma fasciculatum Chamise N S R
Heteromeles arbutifolia Toyon N T F
I LEGUMINOSAE -Pea Family
Lotus scoEarius Birdfs Foot Trefoil N S 0
I ANACARDIACEAE .. Sumac Family
Rhus laurina Laurel-leaved Sumac N S F
I Rhus integrifolia Lemonade Berry N S C
UMBELLIFERAE Carrot Family
I Foeniculum vulgare Sweet Fennel I P C
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CUCURBITACEAE Cucumber Family
Ma rah mac roca rpus Wild Cucumber
COMPOSITAE -Sunflowe r Family
Artemisia californica California Sagebrush
Cirsium coulteri Thistle
Girsium sp. Thistle
Encelia californica Encelia
B~plopappus squarrosus Encelia
Hern.izonia sp. Tarweed
Gnaphalium SPa ' Everlasting
MONOCOTYLEDONAE
, LILIACEAE -Lily Family
I.~rodiaea pulchella Blue-dicks
GRAMINEAE -Grass Family
Avena barbata Wild Oat
A. Iatua Wild Oat
A. sativa
Bromus diandrua
B. nlOllis
B. rubens
Oat
Ripgut Gras s
Soft Chess
Foxtail Ches s
DDS&A 74 ... 394
Page S-3'
,...,j
I':! ...... I=l I=l' Q) '''0 I-t Q) = Q) Q) cd ~ k ....
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Q)..§ .... cd_ I':!' .~ ~ >, 0 g'§ tl I-t ~ I':! .. ~ I-t, z .El ' ;.d 0 U') ....
~ .. «f Z'H' ~ul ~
N' A
N $ 0
I A
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N .s
N S
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VERTEBRATE FAUNA
AMPHIBIA
Orde r ANURA -Frogs and Toads
Family PELOBATIDAE'
Scaphiopus hammondi Western Spadefoot Toad
Family BUFONIDAE
Bufo boreas
Fam..ily HYLIDAE
Hyla regilla
REPTILIA
Western Toad
Pacific Treefrog
Order SQUAMATA -Lizards and Snakes
Family IGUANIDAE
Scelopo rus occidentalis
Uta stansburiana
Family SCINCIDAE
Eumeces skiltonianus
Family TEIIDAE
Cnemidophorus tigris
Western Fence Lizard
Side-blotch Lizard
Western Skink
Western Whiptail
.DDS 1kA. 74-394 '
Page S-4'
'tl (I)
P ,.-I S 1-1
(I) ...,
(I)
0 .>. (I) ()
P <J
1=1 (I)
'tl (I)
'M til
til (I)
(I) 1-1 ~ .~.
RE ~:c
RE *
RE hid
RE sght
RE sght
, RE' *
RE *
'tl
P
CIS ....c
(I)
1-1 ~. ...,
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CIS ~
~ 0 ,.o.j .-.I CIS r:r.t
C -Common
F-Frequent
fec -
bur -
feces
burrow or den
RE -Resident
NR -Nonresident
0-Occasional trk -tracks
R -Rare sght -sighted
hrd -heard
~!< -Ex.pected on the basis of available habitat
.g
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CIS . ..., en
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Family COLUBRIDAE
Masticophis lateralis
M~ £lagelluITl
Pituophis ITlelanoleucus
LaITlpropeltis getulus
Striped Race r
Red Racer
Gophe r Snake
CaEfo rnia Kingsnake
MAMMALIA
Order INSECTIVORA -Insectivores
Family SORICIDAE
Sorex ornatus
Family T ALPIDAE
Scapanus latimanus
Order CHIROPTERA -Bats
Ornate Shrew
Broad-footed Mole
Few bats would be expected to utilize
the area but these might occur at some
tiITle.
Family VESPER TILLIONIDAE
Myotis evotis
M. thysanodes
M. volans
M. californicus -. Pipistrellus hesperus
Eptesicus fUBCUS
Family MOLOSSIDAE
Tadarida brasiliensis
T. rnolos sa
Long .. eared Myotis
Fringed Myotis
Long-legged Myotis
California Myotis
Western Pipistrell.a
Big Brown Bat
Mexican Freetail ·Bat
Big Freetail Bat
DDS·&A 74-394,
Page S-5
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(I)
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(I) 1-1 ..j.J .:;j !O 0 "'" (I) >-(Ij
() .(1) 'AI ~ ()
~ (I) ~ '"0 (I)
(I) 0 ..... r-I (I) (I) r-I
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p:4 I1t ~
RE * 0
RE * 0
-RE * F
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Order LAGOMORPHA -Rabbits and Hares
Family LEPORIDAE
Sylv.ilagus bachmani
S. auduboni
Order RODENTIA .. Rodents
Fam.il y SCIURIDAE
OtogperrrlOphilus beecheyi
Family GEOMYIDAE
Thomomys bottae
Brush Rabbit
Audubont s Cottontail
Califo rnia Ground
Squirrel
Botta's Pocket Gopher
Family HETEROMYIDAE
Perognathus longimembris Little Pocket Mouse
P. fallax San Diego Pocket Mouse
P. californicus California Pocket Mouse
Dipodornys agilis Agile Kangaroo Rat
Family CRICETIDAE
Reithrodontomys megalotis
Per"Qmyscus californicus
P. eremicus
F. rnaniculatus -' Nedtoma fuscipes
Mi<::rotus californicus
Harvest Mouse
California Dear M01+se
Cactus Mouse
Deer Mouse
Dusky-footed Wood Rat
California Meadow Vole
Order CARNIVORA -Carnivores
Family CANIDAE
Canis latrans Coyote
DDS&A74-394
Page S-6
RE
RE'
RE
RE
RE
RE
RE
RE
RE
RE
RE
RE
RE
RE
NR
sght
sght
, sght
bur
bur
bur
bUl;
bur
bur
bur
bur
bur
bur
runs
fee
F
F
C
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F
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Family MUSTELIDAE
Mustela irenata
Mephitis ,mephitis
$pilogale gracilis
AVES
Order F ALCONIFORMES
Long-tailed Weasel
Striped Skunk
Western Spotted Skunk
DDS&A 74,;.,394·
:page S--7
RE
RE
R,E
"0 I=l cd .....
Q)
1-1 -= -.jj
til
~.
~ 0 ..-i ..-i cd ~
Family ACCIPITRIDAE -Hawks, Kites, and Eagles
Elanus leucurus White-tailed Kite NR sght 0
Buteo jamaicens is Red-tailed Hawk NR sght F
Circus cyaneus Marsh Hawk NR sgh;t F
Family FALCONIDAE -Falcons
Falco sparverius Sparrow Hawk NR . sght 0
Order COLUMBIFORMES
-Family COLUMBIDAE -Pigeons and Doves
Zenaidura mac roura Mourning Dove NR s.ght F
Family CUCULIDAE -Cuckoos and Roadrunners
Geococcyx. californianus Roadrunner RE s.ght
Orde:r STRIGIFORMES
Family STRIGIDAE -Tr.ue Owls
Bubo virginianus Great Horned Owl NR ~c It
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Order CAPRIMULGIFORMES
Family CAPRIMULGIDAE -Goatsuckers and
Poor-wills
Phalaenopti~us nllttallii
Chordeiles acutipennis
Order APODIFORMES
Poor-will
Lesser Nighthawk
Family APODIIDAE -Swifts
Aeronautes saxatalis White-throated Swift
Order TROCHILIFORMES
Family TROCHILIDAE -Hummingbirds
Calypte (;l,nIla Anna's Hummingbird
Archilochus alexandri Black,:" chinned
Hummingbird
Order PICIFORMES
Family PICIDAE -Woodpeckers
Colaptes .cafer Red-shafted Flicker
Order PASSERIFORMES
Family TYRANNIDAE
Tyrannus ve l·ticalis
T. vociferanR
Myiarcn.us cine rascens
Sayornis nigricans
~ saya
Flycatchers
VVestern Kingbird
Cassin1s Kingbird.
Ash-throated Flycatche r
Black Phoebe ,
Sayls Pho'ebe
Farnily ALAUDIDAE -Larks
Eremophila alpestris Horned Lark
DDS&A 74-394
Page S-8
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I Family CORVIDAE -Jays and Crows
Corvus corax Common Raven RE sght 0 0
C. brachyrhynchos Common Grow NR * R R
I Fam.i1 y PARIDAE -Bushtits
PE!altriparus rninimus Common Bushtit RE sgi1t F
I Fam.i1y CHAMAEIDAE -Wrentits
Chamaea fasciata Wrentit RE hrd. 0
I Family TROGLODYTIDAE -Wrens
Thryomanes bewickii Bewickts Wren RE hrd 0
I Fam.ily MIMIDAE -Thrashe rs and Mockingbi~ds
Toxostoma redivivum California Thrasher .RE * R
I Family SYLVIIDAE -Gnatcatchers and King-le·ts
Polioptila caerulea Blue-gray Gnatcatcher RE s.gh·t R
I Fam.il y LANIIDAE -Shrikes
Lanius ludovicianus Logge rhead Shrike RE sght R R
I Family STUR"NIDAE -Starlings
Sturnus vulga ris Starling NR sght ()
I Family ICTERIDAE Blackbirds
Sturnella neglecta Western Meadowlark RE sght C
I Fam.ily FRINGILLIDAE -Finches and Sparrows
Carpodacus mexicanus House Finch NR sght 0
I Spinus tris tis . AIDe ri can Goldfinch NR * 0
§.:... P B alt ria Les ser Goldfinch RE hl'd 0
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Fringillidae (Continued)
Pipilo fus cus
P. erythroEthalmus
Passerculus sandwichensis
Ammodramus savannarum
Pooecetes gramineus
Zonotrichia leucoEhrys
Zonotrichia atricaEilla
Brown Towhee
Rufous-sided Towhee
Savannah Sparrow
Grasshopper Sparrow
VE;lsper Sparrow
White-crowned Sparrow
Golden"':crowned Sparrow
DDS&A 74-394
Page S,..10'
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PHILIP HENKING BENTON
PRESIDENT. CIVIL. ENGINEER
• BENTON ENGINEERING, INC.
APPLIED SOIL MECHANICS -FOUNDATIONS
6717 CONVOY COURT
SAN DIEGO, CALIFORNIA 92111
June 10, 1974
lJ'l 3' ~VI,.,J/.,) N£.~f cr74-.3
TEI,EPHONE (714) 565-19_55
Darmor Development
720 Robinson Street
San Diego, California 92103 CT7lf-Q3
Subject:
Gentlemen:
Project No. 74-6-5F
Inspection of Lots 406; 407 and 408
La Costa South Unit No.5
Carlsbad, California
In accordance with the request of the Building Inspection Department of. the City of Carlsbad,
we hove made an inspection of the soil conditions existing on the subject lots.
An inspection was mode by a representative of our organization on June 6, 1974 and it is con-
cluded that the soil conditions are essentially the same as presented in·our report.on the grading
of this subdivision dated October 19, 1970. The soils in the upper three feet below finished
grade on Lots 406 and 407 were classified as critically expansive (Type A) and the upp.er soils
on Lot 408 were classified as marginally expansive (Type B). Therefore the recommendations for
special design and precautions presented in the above dated report should bei-ncorporated in
the plans and specifications for any proposed construction on these lots.
If there are any further questions concerning the soil conditions on these lots, pi"ease cot11:act
us.
Respectfully submitted,
BENTON ENGINEERING, INC.
By£~~
R. C. Remer
Distr: (2) Addressee
.,' /~ .~ Reviewed by -,' ~'~Engineer
RCR/PHB/pk
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1959 EL CAMINO REAL $ LEUCADIA,CALIFORNIA 92024 8 753-0155
July 23, 1974
. RECEIVED
'"jU L ~ l 1::.11-"
'lelUPS H~GINEER1NG, lNC.
City p£ Carlsbad
1200 Elm Avenue
Ca:J:'lsbad7 California 92008 .....
, " Attention: Director of Pl~nnins
Re; Lots 406, 407~ 408
. La Costa'South Un:i,t #5
Gentlemen; ,':
, In response to your recent request, the fo~lowing information is
'provided regarding proposed sewer service to the referenced' project ownet;1
by C1M, Waters~ '720 Robinson, San Diego, California: '
~ ,
_' It The'property is within the boundaries' of the Leucadia
County lvater D;tstrict and sewer service will be . '
available upon payment of the a'pp1icable connection
fees, surch~rge fees> and monthly sewer service
charges,
2. Sewer service laterG1s have been,installed,to the
property line and should be used. Service will be
from La Costa Avenue ma:i,n line sewer.
Should you require more information on this project, please contact
,the District office.
RFR/j;Cg
Paul Thoryk & Associates
,~ -. ~ ... t~ ~~ .. ;:
Yo~rs very truly,
LEUCADIA.. COUNTY, \>lATER. 'DISTRICT'
Richard E~ Ha~V C' E'!' VE:'" ' Secretary~ManfbP'. D
AUG". 1 1974
,CITY OF CARLSBAD '
Engineering Department 4 'Jut 2';) '197
,~
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July 22, 1974
"
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, "
, Department of, Pub 1; c Health
County of San Di ego
1350 Front St. ' ,
San Di,ego, Ca. 92101
Subject: ,'lots 406, 407 & 408
" "
> ;""
La Costa South, Unit #5
,','
•
. . '. "Ib.UPSE~lGINEER\NG1INCp , ' ,
. .~
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,; .~ ... : ".:' ---~" ,c, , :, Gentlemen: '-' ~.-.-.. ' ~-----, ...... ~ '.-'-' ~ -"'-"'p-
'.
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. , . . ':
The subject property is located within the Carlsbad r~unicipal
Water Di stri ct and \'later servi ce is avai 1 ab le to each lot or
parcel that may be developed; at a mi,nimum pressure of twenty
pounds per square inch.
,Development of said property shall be'in accordance with all
applicable rules, regulations and ordinances insofar as the
Carlsbad fituni ci pa,l 'vlater Di stri ct servi ces are concerned.,
Very, truly yours,
.,' .
jUL 23 1H74 '
"
5780 EI Camino Real, Carlsbad .. California 92008 .Telephone: (714) 729-234~ .
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C(
WOODWARD -·GIZIENSKI & ASSOCIATES
CONSULTING SOIL AND FOUNDATION ENGINEERS AND GEOLOGISTS'
.,
An affiliate of Woodward -Clyde Consultants
3467 Kurtz Street
San Diego
California 92110'
(714) 224·2911
November 21, 19i4
Project No. 74-102-35
City of Carlsbad
Engineering Department
1200 El m 'Street
Carlsbad, California 92008
Attention: Mr. Russ Morrison
LINCOLN AND OAK STREETS
STREET SUBGRADE
COMPACTION TEST RESULTS
CARLSBAD, CALIFORNIA
RECEIVED
NOV 2 2 1974
CITY OF' CARLSBAD
.Engineering Department
Attached are the results of field density tests taken at the subject project
at your request and under your direction on the date indicated and at the-
locations given. Also attached are the results of laboratory tests per-
formed on a sample of the material used for fill. .
These tests represent the relative compaction and wa~er contents at the .
locations tested. Opinions as to the relBtive compaction, water content .
or suitability of the fill in areas not tested will be expressed by us only
where we have observed the placement of such fill, and have satisfied our-
selves that construction procedures followed in other areas are represented
by the areas tested.
WOODWARD-GIZIENSKI & ASSOCIATES
JLH/EHP/en
Attachments
(2) City of Carlsbad
(2) . Sully r~iller Contracting Company
(2) Zimmerman & Chandler Construction Company
,
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.OMPACTION TEST RESUJCT.
JOB NAME LINCOLN AND OAK STREETS'
JOB NUMBER 74-102-35 (STREETS)
OATES COVEf.!ED November 19, 191'4
DATE nST" .
NUMBER
NOV. 19 S-l
S-2
RETEST OF
LOCATION
OAK STREET, .10 1 LEFT
OF CENTER LrNE
OAK STREET, 61 LEFT
OF CENTER LINE
ELEVATION
OF'TEST
SG
S6
MOISTURIt
CONTENT
". DIl;rWT.
6.9
8.8
.'
DATE REPORT~~11/21/74
PAGE
I'"IEI.:O
DENSITY
PCI'"
117.0
128.8
-t. ,
,
. !
$-1 OF 5-1"
LASORATORY Rr.:LATIVE
DItN.ITY COMPACTION
flel' ~. OF LAB. DItH ••
132~0 i88.6
. 132.0 91.6
. "
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WOODWARD· GIZIENSKI & ASSOCIATES
CONSULTING SOIL AND fOUNDATION [NGINEERS AND GEOLOGIS1S
I
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MECHA.~' CAt ANAl YSI.S
l 110, 200 . ,
3 q 10 100 " 0" RECT SHEAR TEST DATA ' . , .,
80 Dry Density, pct CJ z:
Initial Water Content. % ~ 60' <[ ~ Final Water Content. % ' , , . ...; I-
Apparent Cohesion. pst ffi qQ.,
Co> 0::. IJJ
0 ~ Apparent Friction Angle. 20
.. -.,
0 1 1 -I I 1 I I 1
1110 1000 100' 10 1.0 ·0.1 0.0.1 0.001 \ ~ ~ZERO AIR VOIDS :URVES GRAIN SIZE IN MILLIMETERS
\ ~ ICOBBLESIGRAVEL I SAH~ ISILT & CLAY }. V' \ . c I f c I m t
'\ ,
1\ \V2.70 S.G. . 130 II ~~2.60 S.G. PLASTICITY CHARACTERISTICS'
1\ ~v2.50 S.G. 0 Li qu·; d l-i ffi,i ,t. r.
/ , ~ 1\ • ..
Plasticity Jndex. % I 1\ " CI'assi'T-ication by Unified So'il
120 '\ '\ 1\ Classifkation System
\ i\ .. ..
\ \~ .... .... t\ \ \ 0 0-
I-\ 1\ r\ . SWELL TEST DATA ::t: 1\' \ c;I
110 L.U 3: \ 1\ r\ Initial Dry Density, pct I--1\ \ I'nitial Water Content. % :z: :::>
>-\ \' r\ Load. pst tr::: Q f\ 1\\
\ \ 1\ Percent Swel I
100 \ r\ ~
cr\.' \ SAMPLE LOCAr I ON ' ..
'\ \ 1\ I\, r\~ 1 Oak Street Subqrade .
'"
MAXIMUM DRY 1 \ -90 ..
DENSITY. pcf 132.0 ~~~ -
.. OPTIMUM MOISTURE .
8.0 ... '., 1\.' t\. '''-CONTENT, % ,
t\.'\.. ,
1 : : -~, , ..... , ~ ,-~ ""~TI MOISTURE CONfENT % i 80 0 10 20 36 ' aID
LABORATORY CCM'ACTION TE:;T
FILL SUITABILITY TESTS "
LABORATORY COMPAR~lf}.~_D 1557-70 A TEST METHOD: LINCOLN AND OAK STREETS'
WOODWARD -GI ZJ ENSKI & ASSOC I ATES
CONSULTING SOIL AND FOV~g~:ION ENGINEERS AND GEOLOGISTS SAN 01 CALIFORNIA '
DR •. BY : -:::;f5 I SCALE: ___ IPROJ. NO: 7 4-102 ·3E
CK'D BY:---:.z17 I DATE: 11/21/74 I PAGE 1 of
. ;.jJ 0 1v\/ J'
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:'. Job Name.: .• ·j,/~CdJlll?Uii!· tid ~1'lJ-~
.•. ~ , .
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FIELD .REPORT
Job No.
pate{s) ,I q AI ~ J/ 19 7 7'
7 1./ .. .1 ;) ':'~ .. ".as:
Job Lo,cation: __ ·....:lJ~. '!..!.f1:...1I::L/_..J·hz..· LY __ -'-'l:::.t~(:(JiLLlI?U/.::!...,t;Ll-+~.:2'.f::.!:'WL-'I.!::!.I:f!:...-.-. ____ ..,.--________ ~ __
Contractor: __ .u..f2U!.../L:./~i~/_~I~·M .L/....1-,L. ~?z""'. /:',--.cj~~._....,..-____ _ Foreman: _____ ~-...,_--------.........,..-
DEC1 i 1974
Average L.ift Thickness ________ _ Inches. Number of Passes per Lift: ___ --'-____________ ___
Type of Comp'act.or . CITY Of CARL.S8AO Ballasted? _______ ~
Appro)(. Yardage moved.: ____ ~_~_--'-__ _=E~ngltW@t~o Q~{~m~.:..:n:o.::t __ __:__ . ...:..~'-!..l ..:..' _""""'-_-----
" ",
Weather: _____ -'--_--'-..,.....". ___ -__ ----~--Air Temp.: ___ --_--------
Job Evaluation:_~----------~-----'--~-----------__:_--------
REMARKS
--_ ... _---------------
.----... --------.-~-----------.---'~ .... -~;,.;:.-"-"'--"--------:-.. ----_ .. _ .. _--_ ... _-----_._ .. _-_._--
----_ .... ,-----------
.-,._------
*HOURS
Field Tech.: (Reg.) ____ tf-f---.~· ~ ___ (Overtime) _______ ~~_ Supervisory: ________________ _
Other: _....:.-. _________ -...,----------------_----Mi leage: _________ ---
(W) WG&A Proj. Engr.-"-_-:--_=---r""'""'7-.,.--~-'---
(B) Client Cr,. c I-'. (!4Cq .64(/
-. .\ ~ I. ·P ..... ~i Field Tech: l 1!'IV<' .... tit.";. l)r':'~ (",<it.
(P) Contractor ,), t).I! /, ' M 1// .. t>.1!..
(Y) Retain-90 JC?b _--------"'-------;----_----
*Incrude travel, laboratory; or consultation time. WOODWARD· GIZIENSKI & ASSOCIATES
CONSULTING SOIL AND FOUNDATION ENGINEERS. AND GEOLOGISTS
3167 Kurtz Street San Diego, California 92110
Sheet __ of __ . 714 -224·2911
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CilTEJ;ORY
!<,-,-'----_. " :. \3 0 (\.) Dill,,) (r;
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ESF/MATE "".)' C'-,..-'· I I "I J,~'f.. . ) J''f'-' .A·"'t . c::: ,.,~/,t..) "",'/ c'::·' t. . ...... ~~ ~ " .. ~ \.c.U' ...... "'~ j" -t,.. ...... £...-...-~. . SHEET I OF l{.
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ENGINEERING. COMPANY
SUBD. NAME JOB NO. !i2(. (':J.
NO. OF LOTS Jt .. O
EST. BY _TJ-tLe.·e<L::J~;J!2.-:"ll/J PAIf,-" .. ."J.K-Z'L CK D. By--~-T . '-: DATE
~5·.s7 Kenyon Sf. 222-0348.' San Die~o,(:alif. ',," ',:
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TM. NO DWG. NO. ' RESOLUTION NO. '1 'GRAD-ING PERMIT NO
re
IND.
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THIS ESTIMATE MAY OR MAY NOT REFLECT THE TRUE COST OF WORK. . SUMMARY
!OTALS'::-STREEtf.-?"V5 qtJ. I
TOTALS -SEWERS : :-2. 773-e' ,~
TOTALS ,""WATER '>~ .. ' .
TOTALS ;';'. STORt·foRA I tiS
I~J'~ALI~,,: MI§C L~_f!~~_~ _C,HGS. '2..91 ~.
TOTAL PUBLIC .IMPROVEMENTS Z2~~~ <~~'J '
LAND DEVELOPMENT
,;~::~f; :~
~. QUANTITIES -SHEET NO. IQUANTITYIUNIT
I TEM I UN I T I I I I· I ·1 ' . . TOTAL PR I CE
TOTAL
COST
GRAD I NG ___ Lcu!JQ,
IMPORT I CU.YD, ,
CHAI~K FENCE I L. F.
~
SLOPE PLANTING "M" SQ. FT.
P.C.C. BROW DITCHES L.F.
RETAINlt~G WALLS L.F,
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,SUMMARY; . ,',.:.'.'.;:. j:
JQTACTANO.D£VELOPM£NI
TOTAL PUBL I C IMPROVEMENTS 2';) f; V::? I
. TOTAL LAND D~VELOPftfENT . .I ... ~--..... : 'L ·0 , .. ' '. ..... '. .. -# LTOTAL EST'IMATE,":, .... ,., , , ' .. ' . ,,~?~ ~',5~'-' .:; 'J:
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CATEGORy' P,C) j\J (~ I1\J h EST / MATE orc i [) E; j,.rrl'tL :~} i~;~----,.:,{) i~?!~ l~~.~~ SHEET Z. OF Lj
T
ic,k, ISUBD. NAME "
INO. OF LOTS IE ST. BY . "rH-
JOB NO
W.O
DATE 1-·2,$ -7'-1
ENGINEERING COMPANY ICKD. BY ~----~ DAfE
3557 Kenyon St. 222-0348 'San Diego, Calif.
TM NO. DWG. NO. RESOLUTION NO. DATE ADOPTED
NO ITEM Ii· . QUANTITIES -SHEET N? . . TQUANTITY UNIT ITOTAL
UNIT I I I I I' TOTAL .PRICE COST
STREETS ~\)
IPAVE PER SCH. "B" I SQ. FT, ::;t;
[PAVE P{RSCH. !IF" I SQ. FT.
IPAVE PER--SCH.-"G" I SQ. FT.
12" A.C. PAVEMENT I SO.FT
I5"l>.C.C. PAVEMENT I SO.FT, ?
14-" P.C.C. SIDEWALK I SQ.FT,
IS"-lYtiE "Gil CURB ------Ti~F-.
16" TYPE "G" CURB I L. F.
16" STD, CURB IL.F.
Ip.c.c. X-GUTTER lSQ-:-Ff.
IPAVEMENT C.O. WALL I EA.
IGUARD FENCE Ty?E -C I EA.
IGUARD FENCE TYPE -Cs-·, EA.
Ic I TV ~IONUMEtfts I EA.
•
S LOPE PLANT II~G "M" r-,
A.C. BERM .
STREET LIGHTS I EA.
R ~\C P'?U!i? lA,\./2 ........ ""t-
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CiTEGORY B 0 lJ D IIU A ESTIMATE ()/,C {f);::;IU 1 A ( .S: I:: fJ..) /3~rG:~ SHEET .J OF (I
@$lfP.k>:
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'"ENGINEERING COMPANY
ISUBD. NAME IND. OF LOTS . nn-£i;;'~~
EST. BY ,"'rt+·
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JOB NO. flJ6 c;
DATE
W:D. __ ._
DATE 1~2 (, -7(/
3557 Kenyo'n St. 222-0348 San Diego,Calif. ,';'-'
TM NO DWG. NO RESOLUT I ON NO. ------..... DATE ADOPTED
NO ITEM· I I QUANTITIES -SiEET NO. \QUANTITY!UNIT ITOTAL UN I T '1 I' II' I I' '., TOT AL '. PR I CE COST
SEWERS -""""'\
IMANHOLES (STAND.)
IMANHOLES (TYPE·C\
1811 V.C. MAINS
\1011 V.C. MAINS
EA. D
EA.
L. F. ODC
L. F.
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Ip.c.c. ENCASEMENT L.F. I
ip. c. C. CRADLE L. F.
ICUT -OFF WALLS EA.
IIlIt V.C. LATERAL EA.
ISUPPORT-PIPE WITH STEEL IL.F
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·CA.TtGORY . f-3 () tJ t:> .i)V (~'l EST I MATE C:c.CI /'UJA)TIt'l-"5t£;?;,u(~7t! SHEET ,-) OF ~f'
..... JOB NO, t./7(;;t-® .. Ri·ck.· '.
EN GIN E E RI NGCOM PANY
SUBD. NAME
:J INO, OF LOTS
lEST, BY J~I+
ICKD. BY
JAT£." )---2,!{ --71".{
JA1E
3557 Kenyon St. 222-0348 Son Diego,Colif.
~~-
TM NO DWG .. NO. RESOLUT tON NO, . OATE ADOPTED
NO.1 ITEM
.~
[SHEET NAME S 16NS
I STREET TREES
UNDERGROUND ELECTRIC
IUNDERGROUND TELEPHONE
IUNDERGROUND TELEHS ION
~-. l:' ~UANTlrIE5 -SHEET NO.'-. (QUANTITYIUNIT \TOTAL IUN IT··· . I I I . I "1 . TOTAL . I PR I CE COST
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EA.
EA. '"
MISCELLANEOUS, FEES, AND CHARGES
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ISHlER AREA-CHARGES
IWATER AREA CHARGES
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ICIVIL ENGINEERING FEES
-~--.-.-.---.----SOILS. ENGINEERING FEES
l <0/.,; I X I Q-q . Ib.s· >? 2~J~ PLAN CHECKING FEE
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BOND· FEES ..
IPROTECTIVE FENCE ~. '"I. -'"
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,. ';.' : :~'~~~j!;~~,~ ... ; ~:, :TOTAL .; Mt~CE~lAHEOU~', 'eH'A~~~S< A"D 'fEES .. ; '., . ·Z·9! -»~: .~..;..-"-.. , ,.; ' .. : .. ;',.,;.:~I;~~.~;~~~~~.:..-~_.~_... :.,' " .' '. ,,~::~t~:r,i>.Lt("'~;:':""i·.::_::;,,~;:;;,.~i;';i":~' .. " ....... .. .1,i:'.;iL ... :, .:,;~f/,:·,i:~!
RICK 'ENGINEERING COMPANY I PLANNING CONSULTANTS ANO CIVIL ENGINEERS
5620 FRIARS ROAD • SAN DIEGO. CALIFORNIA 92110'
ltE.CEIVED
FEB 13.1974.'.'.'
TELEPHONE AREA CODE 714 291.-0707
CITY 'OF CARLSBAo : ...
: Engineering ·Department:::·. ' . , , -.
. lxx/ Conference Report Prepared by:-' BarrY C.. Be'nder ... ,..: ~; ~ . " ..
D Telephone Conversation ·~im J?lanagan Copies to: _' ______________ ....
Job: 4766 -------------------, .
~ ... ~ '.' -.. ~ , , '
2-11-74 '~", ,,~. :-~~.~ :-~-~~~~:~:~~:.-~::~ Date: ___________ ,.. ___________ --:.. ____ , ,.":':, ':.".-
~g&~n~ ____ O_c_c_M_e_n_t_a_l_s_e_w_e_r __ I_m_p_r_o_v_~_e_n_t_s_"_·~_~~:_·_·_-___ '·_-_·_,_:·_,~'_"_,~. __ :0~
. .,'f'
!'":, Present: -,.'.
, ,.....;.
Tim Flanagan City of Carlsbad :
Barry C. Bender Rick Engineering Co.
, . ~ ,
, ' -.. ~ ;
The following items were:: discussed: , -:.
, . ~. ~. I.Route and Capacity of Sewer From Poinsettia to, Alta',Mira " :-~ "-,..~ :,: ~
DAWCO ~RESS
It was decided to: '. -~ , -~. ~ .1,: ,~:
1. Increase capacity' of ,sewer bY' increasing:' 'it:: :bJ·:l!Q:u:.:,4rtd-:": .. :'.> ':'-.',,' submit cales. '-. " ." ,. , :~ ", ".' .. " .,
2. Reroute the line at the North end to 'go beh:tnd ,curb to"" :>
eliminate removing as much street as possible." ".,',". " .'. ;:,,~'
,3. Place a manhole within future widening of Camino De'· La$.'Onas .. ':', -.... ;
and stub to west for future hookups with. existing-oversized " :. ",-,-,";
line in Camino Del Prado (West) , .' "i,'"
4. Bond for future extension of 10" ,line, from manhole .. (#3 above), -:, l'"'
to oversized line in Camino Del Prado. (West) " .. .... : " . ' .. '" •. ,i-."< ,
5. Bond for possible construction of 8" l.ine, irnni.ediately to.' the ' ",
East of Alta Mira #2 insuring capacity fOl;" development 'of area
'immediately to East of Alta Mira #2., ' .
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50'9--'ELM: AVENUt;:;i'.~~;::;£~'f'" .
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~\ \.\.~ '-DRAFT
ENVIRONMENTAL IMPACT REPORT
REQUESTED
CHANGE OF ZONING
PACESETTER PROPERTY NEAR
Poinsettia Road'
County of San Diego, California
envlcom
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TABLE OF CONTENTS (Cont'd)
Section
DISCUSSION OF IMPACTS . '. . .'. . .
1.
2.
3.
4.
. 5.
6.
7.
8.
Adverse Environmental Effects Which
Cannot Be Avoided Should the Pro-
posal Be Implemented . • • . • • • •
Mitigation Measures Proposed to
Minimize the Impact • • . • . •
Alternatives to the Proposed
Action. • • .• •. • . . .
a. No Project .•
b. School Sites. .
c. Alternative Densities
The Relationship Between Local Short-
Term Uses of Man's Environment and the
Maintenance and Enhancement of Long-
Term Environmental Productivity •.• •
Any Irreversible Environmental
Changes Which Would Be Involved in
the Proposed Action Should It Be
Implemented • • • • . • • • • • • o. •
The Grmqth Inducing Impacts of the
Proposed Activity Upon the Neighbor-'
hood and/or Community . . . • • ... .
Boundaries of the Area which ~ay Be
Significantly Affected by the Proposed.
Activity. • • • • •• . .••.•.•
Preparation of Report and Sources
of Information . •• ••••••
REFERENCES • • • • • • • • • • ! •.•
29
29
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30
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33'
3.3
34
34 .
35
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LIST OF ILLUSTRATIONS
Figure
I Jndex Map
2 Aerial Photo of Site and Adjacent Area
3 Survey Plot
4 Area of Potential Development Near Site
Page
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I. INTRODUCTION
The prepesed preject is a 60-acre single-family
residential and cendeminium develepment to. be lecated
seuth ef.Palemar Airpert Read and east ef the San Diego.
Freeway. The area is as yet almest cempletely undeveleped.
Hewever, the Alta Mira adult-enly cemmunity to. the west
aleng Lewder Lane is expanding eastward,' and the large ..
(3200 units) Planned Cemmunity ef Casas de las Peinsettias
is planned fer the area immediately seuth and west. The
prepesed preject ef appreximately 400 unit~ weuld repre .. -.
sent an eastward centinuatien ef this residential develep-
ment, and is prepesed to. supply heusing in the needed .
under-$30,000 categery.
This Draft Envirenmental Impact Repert is intended
to. cemply with Federal, State and lecal guidelihesand
~dLLicularly the State Guidelines ef February 5, 1973.
Impacts identified in the ceurse ef ·the analysis are
minimal fer the physical and bietic systems, and mest ef
the human/gevernmental systems. The principal preblems
to. be expected if the preject is implemented are crewding
in the scheels and a cenflict with the existing General
Plan as to. the lecatien ef scheels. The former is cemmen
in areas experiencing rates ef grewth similar to. ·that of
Carlsbad, and the plan ·which prepeses feur schoels en the
site is new in precess ef revisien. These two. problems
are discussed in detail in the .repert, particularly in
the sectien en Alternatives.
1.
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II. PROJECT DESCRIPTION
1. Physical Setting
The site of the proposed project consists of 60
acres located approximately one-half mile north of the
intersection of Poinsettia Road and Poinsettia Lane
(Figure 1.). The San Diego Freeway is approximately one-
quarter mile to the west, and the central City of Carlsbad
is approximately three miles northwest along the freeway.
A vertical aerial photograph of the site and adjacent land,
enlarged from the original scale of 111 == 4000' to .111 = .1000' ,
is included as Figure 2, and a survey plot, to which·
assessor's parcel numbers have been added, is Figure 3.
Parcell is presently planted to tomatoes, and a part of
Parcel 2 is planted to flowers. Most of the remainder
has been plowed for future planting.
2. Objectives
The objective of the project is to supply housing in
the under-$30,000 bracket. Discussions (1) between the
applicant and personnel of the Carlsbad Planning Department
indicate that housing in this price range is needed to meet
the needs of many younger couples and some less affluent
retired people.
The project is 4100 feet from the Pacific Ocean at
its nearest point (Figure 1), and is not in conflict with
Federal or State plans or objectives. The San Diego County
General Plan shows the zoning of the area as estate residen-
tial (E-l-A). The Carlsbad General Plan (2) shows the zon-
ing as low Density residential (3-7 families/net acre).
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\. '.
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84
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INDEX MAP
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.. _ .. _-'.-.. \"-l\~'~ ~
I \ \ \
Pacesetter Homes Project
Carlsbad, California
1:24,000
r \\\\ 32
\ . \~\ \ \. \ ~, \ I ~.Base from U.S.G.S. Encinitas
and San Luis Rey Quadrangles. \ \ \ I \ (~\
Figure 1 )
iQU:I(9 S '
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AERIAL PHOTO OF SITE
AND ADJACENT AREA
4
(Photo enlarged to appro~.ll1=lOOO
from VTN flight of April 16, 1972)
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Figure 3
/
.51. Y LINE. ;;::CHd "'!$UA j-IE.f)IOIJDA
//&~,'ir '
Z14-J4a -/3
__ . __ . __ .. '> PAK. 2 '-':<::~.-.. "-" .... _._~, . -. -,,\ -..-~ ... --::. .... ,
\ '.
.s 89"4o'2:Y'E //68.86'
Z/~-14() -/Z
SURVEY PLOT
\,
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>.
:
with Assessor's Parcel Numbers
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The proposed project is thus in conflict with County zoning,·
but would be designed to conform with zoning as proposed
by the Carlsbad General Plan.
In addition to the zoning discussed above, the Carls-.
bad General Plan shows two elementary, one junior high. and
one high school planned along or very ·near the west,bounda.ry
of the site. These four school sites are shown on the map
as separated by "parks, semi-public, open space". While the
present General Plan is now in process of substantialrevi~
sion, the proposed project is in conflict with it ·in regard
to the location of these schools. This problem is discussed
further under Alternatives.
3. Elements of the Project
The project as proposed by the applicant (1) is to
consist of the follo'V'ling elements :W.o W
20 acres Condominium Units at@ross:acre = 24'0 units.
40 acres Single-Family Units at 4/gross acre= 160 units.
60 acres 400 units
This distribution results in an overall density of 6.67
units/gross acre. While the number of units will probably
have to be reduced slightly to conform to the PC(medium)
density of 3-7 families/net acre, the above figures will be
used to estimate population, school-age'children, traffic, etc. ,
The units are expected to be priced in the ~ange of $27,000 -
$40,000, with the lower' prices applying to the condominiums
and the higher prices to the.single-family units. The esti-
mated population of the project at full occupation i$ as
follows:
240 Condominium units at 2' persons/u~it. =480 persons
160 Single-Family units at 3.2 persons/unit = 512 persons
992 persons
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The availability of utilities has been considered by ~ngineering. Their. letter states (3):
"A l2-inch water main is adjacent to the south line
anq a 6-Lnch main adjacent to the east line. Overhead
power is available along the north line, and there is a
possibility of a l2-inch high pressure gas main running
through the property."
"Sewer will have to be taken off-site. There are two posSi-
bilities.
1. 2,000 feet of gravity line to the north I' into an existing line on the northerly
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I slope of Encinas Creek.
2. 1,200 feet of gravity line, 400 feet of
force main, and a~ll~ump st~tion]to
be built westerly from the northwest cor-
ner of the property into Alta Mira."
Other information such as construction methods, precise
phasing, elevations, perspectives, etc., as requested in the
Draft Environmental Impact Report Form as adopted by Resolution
No. 3017 of the City Council of the City of Carlsbad, are'
not available at this phase of the planning of the project.
However, the applicant (1) has stated that he contemplates
a minimum of grading (discussed further under Impact of the
Project), and that this will be accomplished, in part, by
extending the greenbelt, planned along the western boundary
of the site, eastward up two of the drainages across the
site. The remaining information .such as a grading plan,:
construction plans and elevations of homes, etc. would require
a large financial investment. This investment should not be
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co
AREA OF POTENTIAL
DEVELOPMENT NEAR SITE
Pacesetter Homes Project
Carlsbad, CAlifornia
1:24,000
Base f.rom U.S.G.S~
~ncinitas Quadrangle'
EXPLANATION
Parks,semi-public,open space.
Planned collector road.
Proposed roads in Casas
~~~ de _~_c:~_ .. P,?insett_~a_~. . .. _ ... ~~''-'~'''~~' 1\ ~_~::!~.;~\~.,.", ~ Planned school site:
e=elementary
j=junior high
h=high school
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required of the applicant until such time as the major.
issue, the proposed location of the four schools, is resolved.
If the requested zone change is granted, any unresolved aspects
of the project should be considered as conditions to be met
prior to.approval at the tentative·tract stage."
4. Adjacent Land Use and Planning
The property to the west of the site is now in-grading
for an expansion of the Alta Mira adult-only community on
Lowder Lane. To our knowledge, the property to the north
and east, now agricultural, is not a part of any plan for
development other than the residential zoning shown on the
Carlsbad General Plan.
The property to the south of the project is part of
the proposed Casas de las Poinsettias Planned Community
(Figure 4). Characteristics of this project (4) that are
pertinent to a consideration of the subjec't project are
listed below along with those of the proposed project.
Overall Project:
Area (acres)
Units
Population (est.)
East of S. D. Freeway:
Area (acres)
.Zoning
Units (est.)
Population (est.)
Casas de ':las
PoinsettiG\.s
370
3200
8500
180+ (1)
PC med.
1200
2900
Proposed
Project
60
. 400+
992
60
. PC med. (requested)
400
992
(1) Estimated area east of San Diego Freeway does not in-
clude small area of C-2 zoning, the 12-acre park site, or'
the 10-acre school site.
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III. ENVIRONMENTAL SETTING WITHOUT THE PROJECT
1. Hydrologic Conditions
Surface drainage onto the site is primarily from an
area to the east of approximately 60 acres (Figure 1).
This inflow and surface runoff for most of the site drains
northward and into Canyon de las Encinas,' and then westward
into the Pacific Ocean near the sewage treatment plant
(Figure 1). Runoff from the southeastern corner of the" site
drains southward through the unnamed canyon near Lagoon Lane
and into Batiquitos Lagoon near where it is crossed by the
San Diego Freeway.
Groundwater at the site is essentially nil. The
terrace deposits probably accumulate some perched water'
as the result of crop irrigation, but the site' is hot an.
area of recharge for a groundwater basin of any significance.
The site is located well ~bove'major drainages and
the ocean, and no significant flood or tsunami hazard is
present at the site. The hazard from runoff from the up-
slope area to the east is minimal.· . Assuming a most intense
s~rm crndition for a site at this elevatibn and topography
~ 0.5 inches of runoff per hour, the flow across the eastern
boundary of the site would be approximately 30-second feet.
Approximately half of this flow or 15·second-feetwould be
concentrated in the drainage near the center of the east
boundary of the site •. The remainder would be expected.to ocdur
primarily as sheet-flow onto and across the site with con-
centration occurring primarily near the west ~oundary •.
Assuming the same high rate of runoff, maximum flow out of
the site to the north is estimated at about 4a second-feet,
and that to the south at about 20 second-feet.
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2. Atmospheric Conditions
The prevailing wind across the site is primarily from
the west, northwest (5) off the ocean. Existing so~rces
from this direction are limited primarily to traffic along .
the San Diego Freeway. Because of the proximity of the
ocean and the limited sources of pollutants, air quality
is good at the site. A slight deterioration should be ex-
pected in the future as the area to the'west is developed
and traffic on the San Diego Freeway increases.
The following estimate of pollutant concentrations
at the site (not including the project), assuming full
development of the area to the west 'and average flow on
the San Diego Freeway of 50,000 veh./day, is included for
informational purposes:
Area generated traffic:
Area west of site = 232 acres (0.3625 sq.mi.) ,
Number of units at 8 units/acre = 1860 units
Total trips at 10 trips/unit = 18,600 trips
Mileage in area at 0.5 mi./trip = 9,300 miles'
Freeway traffic:
Length of Freeway in area = 2500 ft. = 0.473 mi.
Total mileage in area at' 50,000 veh./day=23,650 mi.
Total pollutants:
Total mileage in area = 34,000 mi./day
Peak mileage at 10% of average daily = 3,400 mi./hr.
Average wind velocity = 6.6 mph (5)
Air replaced 7.75 times/hr.
Traffic mileage per new air volume = 439 mi.
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Pollutant input for 439 miles (from table included
in section on Impact and for gasoline vehicles
only) :
Ave.Concentration at Peak Traffic Flow
Pollutant In Area (lbs) Per Square Mile (lbs)
Particulates 0.42 1.16
Organics 10.5 29.0
Nitrogen oxides .5.6 15.4
Sulfur oxides 0.11 0.30
Carbon monoxide 59.7 164.7
Conditions in the near,1 downwind area are also generally
good because of the sparcehabitation of the area east of the
project. However, if the overall airshedis considered, the
Carlsbad-Oceanside area must be considered a cdntributin~
factor to the poor air quality that exi'sts in the Vista-r ?'
Escondido area onl hot summer days with low inversions .(
The above is for the prevailing .;ind most problematic
air flow condition. Santa Ana winds (east to nOJ;'theast,
downslope, adiabatically warmed) occasionally blow during
late fall, winter and spring months. Velocities .may be very
strong, particularly a few hundred feet off the ground, and
the air shed is normally completely "flushed"by such winds.
The site is not unduly exposed to storms, e·ither Santa
Ana winds or ocean waves, and there are nopart'icularly' ,
sensitive areas (e.g. public facilities or sensitive,v,ege-.
tat ion and wildlife areas) in the' near downwi~d that woulq
be expected to be adversely affected by emissions from a .
residential .development at the site.
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3. Geologic and Pedologic (Soils) Conditions
The site is located on a relatively flat, marine
terrace that slopes generally to the southwest at approx-
imately 7% (Figure 1). This overall slope is interrupted
near the west boundary of the site by a low ridge; and
the slope is locally to the east in this area. The area is
underlain by marine terrace deposits (6) composed prin-
ciply of medium to coarse grained sandstone with lesser
amounts of fine sandstone and sandy siltstone. Bedding
is near-flat, ,poorly developed, and generally lacking in
significant amounts of clay. Soils, developed: on these
materials are sandy loams that drain well and also exhibit
good construction characteristics.' There are no known active
faults in the area (7), and no trends of earthquake epi-
centers (8) that would suggest a burried, active fault.
Other geologic hazards such as landslides, subsidence,
or liquifaction during an earthquake'are considered ex-
tremely unlikely.
The erosion potential of the site in,its"present use
is slight. Slopes are relatively low, but ther~ is a po-
tential for moderate erosion if the area were "hit" by
extremely heavy rains or very strong, dry winds during a
time when the site has been. plowed but the crop had not
become established.
A soils engineering and geologic investigation has·
not been conducted at this stage of planning, but the
sandstone present at the site should be expected to have
high bearing values, good permeability, and otherwise good'
construction characteristics. The existing use of the site
for cultivating tomatoes and flowers indicates a relatively
high value for agricultural purposes.
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4. Biotic Conditions
The natural wildlife and vegetation of the site are
extremely limited by the prior committment of most of it
to agriculture. A small area (about one-half acre) in the
extreme .northeast corner o'f the site is a part ot the
steeper topography to the north~ast (Figure I), and has lnot
been included as a part of the cUltivated area. A natural
flora of black sage, field mustard, mananzanita, toyon
(California holly), goldenbush, amblyopappus, yerba.santa,
and red monkeyflower is well developed in this area; possi-
bly because of the added groundwater from irrigation of the
adjacent cropland.
Except for this limited area, the cover necessary for
a significant wildlife population is absent.· No rare, en-
dangered or otherwise unique species are known to inhabit
the site, and conditions are poor to non-existent as a.
habitat for species of sport, spectator, commercial or
educational value. The vegetation to the northeast and
east (upwind for Santa Ana condition) ·is sparce, and the.
potential for brush-forest fire is not abnormally high.
5. Sonic Conditions
The area that would' generally be.within the audible
range of project construction is limited to the rid~e ·to
the west and the nearer parts of the west slope,' and the'
gentle slopes to the north, east and south-(Figure 1).
The canyon to the north will be protectedfrom·the higher'
noise levels of construction by steep topography and the
vegetation.
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This area is now unoccupied except for the structures
near the southeast corner of the site. However, depending
on the. relative timing of construction, the eastward
expansion and occupation of Alta Mira to the top.of the
ridge will probably have occurred; and a part of the Casas
de las Poinsettias to the south may have been oc·cupied.·
Other than this potential future habitation, there are no
existing sensitive human uses (schools, churches, hospitals,
etc.), wildlife, domestic stock, or otherwise ~ensitive
areas now within the audible range of the site .. However,
an elementary school site is included as a part of the
adjacent Casas de las Poinsettias development,' and the
location of this site is now proposed as immediately south
of the project area.
6. Visual Conditions
The areas from which the site is visible, and which
are visible from the site in the foreground and middle
distances., are primarily the low ridge to the west and its
extension to the south, and the gentle slope to the east, .
(Figure 1). The slope t~ the east is not . .i.nhabited nor is
development planned, but the ridge to the west and sou'th
is either under donstruction or planned for residential
development. The topography to the northwest and soutpeast
"falls offlt gradually into canyons, so the site is not a
significant part of the view from or of these areas. Neither
is the site visible from the Freeway, as the low ridge blocks
this view.
No features of architectural-cultural significance
or public recreation or parklands are involved in the views
of or from the site. No significant .wildlife habitats or
areas used by domestic stock are close enough to he' visually
affected by views of the project.
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Existing visual qualities of the site are dominated
by its agricultural use. The flower crops' have a high
visual quality during the blooming periods, and the toma-
toes have a limited visual value because of the deep gre~n
color~ These qualities have very little social significance
because they can be seen only by those who a~tually vis'i t the
site.
7. Socio-economic Conditions
Of the various aspects of the socio-economic -setting,
the project is not expected to have a significant affect
on the amenity conditions, migrational trends, character-
istics of the population, or any long-term effect on employ-
ment opportunities. However, effects on public services,
particularly schools, may be significant. At present,
students would be bussed into Carlsbad to school. The
District is now essentially at capacity with the hig,h school
on staggered sessions (9). An elementary school site is
now planned immediately south of the project as a part of
the Casas de las Poinsettias project, but actual construction
will require passage of a bond issue.
Police protection is now lim~ted because of the,
character of the area. Discussions with Captain W. D.
Rossall of the Carlsbad Police Department indicate that the
area is part of a large beat including Rancho La Costa ,and
the coastal area south of Agua Hedionda. However, this can
be expected to change as Casas de las Poinsettias is devel-
oped. The existing ratio of about-1 beat officer/1000
population would justify an increase of abou':t 8 officel;s
(3 shifts) at full development.
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Fire protection is now also limited because of the
distance to the nearest station in Carlsbad~ However,
discussions with Captain G. W. Anear of the Carlsbad Fire
Department indicate that a new station should be built soon
at the intersection of Poinsettia Lane and the Freeway. ,'f ?
Approximately $50,000 of the estimated $70,000 cosi;:, has --=.' ,~ ~,
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been allocated and completion is expected during thefirstA/o;--~CJ
half of calendar year 1974. This station would be only I"
about one-half mile from the site.
Planned land use in the vicinity is shown on Figure 4.
The site is part of a larger area of about ~500 acres
bounded on the north by Canyon de las Encinas and Palomar
Airport Road, on the south by Batiquitos Lagoon, and on,
the west by the San Diego Fwy.\ Parts of the City of Carlsbad
bound this area on the east and the west, with the, central
portion being within its sphere of influence. Tpis:area is
now under pressure for development with approved and pro-
posed projects beginning to move eastward from the ,area of
the freeway and westward from Ranoho La'Costa into this
agricultural area.' The conflict between planned ,school
sites and the proposed use have been discussed under
Objectives of th~ Project.
Existing access to and from the area' is primarily by
way of Palomar Airport Road on the north, EI Camino ,Real,'
on the east, and locally to the site itself by thePoirtsettia
Lane 'ramps of the San Diego Freeway. Planned future arterials
and collector roads as shown on the General Plan (2) and
on maps in the E.I.R. for Casas de las Poinsettias' (4) are
shown on Figure 4. Planned capacities of roads pertinent
to the proposed development are (4) as follows:
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Poinsettia Lane
Lowder Lane
Batiquitos Drive
Freeway Ramps
11,700 veh .• /hr.
10,300
4,400
5,300
The present economic yield to the County and various
special districts is computed below:
Assessor's Assessed Annual
Parcel No. Valuation (IO) Taxes (10)
214-140-12 $53,750 $5314,70
214-140-13 $41,250 $4136.54
$95,000 $9451.24 .
The taxes are distributed approximately as follows:·
Entity
City of Carlsbad *
Carlsbad Unified Schools
o-c Jr. College
Other Education
San Diego Co. General
Tri City Hospital
Carlsbad Municipal Water
Metropolitan Water
County Water Authority
.Rate/$lOO (11'>
Assessed Valuation
1.950
5.017
0.650
0.127
2.939
0.175
0.230
0.200
0.100
. Yield
$ 1852.50 *
:4766.15
617.50'
120.6S
.2792.05
166.25
218.50
1.90.00
. 95.00
* Not applicable at present.
It is assumed that the assessed valuation of the land
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above \ of $87,500 with a fair market value of, $~50, 000 includes
a large component of speculative value for development. Were .
this value based on its present use alon~, the net yield to the
owner from crops should be of the order of at least 9% per year·
or $31,500. This would require a net profit b.efore property
taxes of approximately $41,000.
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IV. IDENTIFICATION OF ENVIRONMENTAL IMPACTS
1. Hydrologic Impacts
Natural drainage from the site now flows both ,north
(est. 65%) into Canyon de las Encinas, ,and south (est.35%)
into Batiquitos Lagoon. Increased runoff as a result of
the project will vary from near zero for intense storms
to as high as 30% for moderate storms. This runoff should
'be conveyed to the major drainages noted above by means of
non-erosive devices, such as streets, ,storm drains, etc.,
to avoid erosion in the canyons and siltation in Canyon de
las Encinas and Batiquito~ Lagoon.
The resulting periodic flows of fresh water into the
Canyon and the Lagoon should be considered a normal and
natural part of these environments. However, problems co~ld
arise not from storm drainage but from runoff from lawn
watering, car washing, etc. that often carrys· significant
quantities of nitrates, detergents, and oily waste from the
streets. Drainage to the north into Encinas Creek should
not be a significant problem, but the addition of these
pollutants into the Lagoon could degrade this environment.
Flows from the project could be considered insignificant
in that they would enter the Lagoon near its mouth where
the flushing action of tides is the greatest. However,
when considered as a part of potential 'inflow from develop-
able areas all around the Lagoon, the potential effect be-
comes significant. Additional discussion of storm drain
problems in this area is included in the E.I,.R. for ,the
adjacent Casas de las Poinsettias development (4).
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2. Atmospheric Impacts
Air pollution generated by the proposed project will
be primarily from increased automobile use in. the area.
Assuming:
240 condominium units x 1.5 veh./unit = 360. vehicles
160 Residential units x 2.0 veh./unit -320 vehiqles
Total = 680 vehicles
Assuming emission rates for gasoline-powe~ed vehicles as
summarized in the table on the next page, generation· of
pollutants as a result of the project is. estimated as
follows:
Particulate matter 16.3 lbs./day
Organics 408. lbs./day
Nitrogen oxides 218. Ibs./day
Sulfur oxides 4.1 lbs./day
Carbon Monoxide 23"10. lbs./day
The table above represents average total pollutant
output for the project at full development. For purposes
of comparison with the average concentrations developed
in Section III-2, the following computation is included.
Project Generated Traffic in Area:
Area of site = 60 acres (0.09375 sq.mi.)
Number of units = 400 units
Total trips at 10 trips/day =·4,000 trips/day
Mileage in area at 0.75 mi./trip = 3,000 miles/day
The above figure of 3,000 mi./day in only 8.8% of the
upwind (prevailing) mileage estimated· in Section III-2. it
should be noted that the primary factqr in th.is estimate is
the assumed traffic flow on the San Diego Freeway taken at
only 50,000 veh./day. Volumes in the 1980's and 1990 's
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N
N
AVERAGE POLLUTANT EMISSIONS
Ibs/1000 gals(l) Ibs/1000 mi(2) Ibs/day/1000 veh'-(3)
Pollutant Gasoline Diesel Gasoline. Diesel Gasoline Diesel
Particulate 12 20 0.96 4.0 24 300
Organics 300 85 24.0 17.0 600 . 1275
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Nitrogen oxides 160 420 12.8 84.0 320 6300
..
Sulfur oxides 3 30 0.24 6.0 6 450
Carpon monoxide 1700 260 136.0 52.0 3400 39.00
-----~ ----~---~--.~-
(1) Source Inventory of Air Pollutant Emi$sions in the San Francisco Bay A;ea:
Bay Area Air Pollution Control Distri~t, 1971.
(2)
(3)
A$sumes 12.5 mi/gal for gasoline vehicles, and 5 mi/gal for di~sel vehicles.
Assumes 2.0 gal/day consumption by gasoline vehicles and 15 gal/day by
diesel vehicles (approx. Bay Are~ values) •
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could be 2 to 4 times this volume which would reduce the
relative input of the project to a level of 2 to 4% of the
flow section across the site. Also, as the area to the
east is developed, the relative project contribution de-
creases while the total pollutants increase.
While these emissions can be considered insignificant'
in comparison to the overall generation in Carlsbad, includ-
ing the San Diego Freeway traffic and the beach traffic
during the more critical summer months, or even that which
should be expected from the proposed Casas de las Poin-
settias development to the southwest (approx. 8 times
larger than the proposed Pacesetter development) ,they
represent an incremental addition to the airshed'of
northern San Diego County.
3. Geologic and Pedologic (Soils) Impacts
While grading plans have not been developed at this·
stage of planning, the applicant (1) has stated that their
intent is to keep grading to an absolute minitnum. Geologic
and topographic conditions are favorable, and with the
flexibility of a Planned Community, minimal grading' should ,.'
be feasible. Assuming that the r~quired sequence of soils
and geologic investigations are conducted prior to and
during construction, there should be no significant impact
on the geologic or soils aspects of the environment.
4. Biotic Impacts
Biologic conditons at or adjacent to the site should
. not be significantly affected by the proposed project as
the existing agricultural use has virtually eliminated
natural vegetation and the wildlife that would be affected
by the encroachment of man.
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Potential effects on offsite biotic conditions
are discussed under Hydrologic Impacts.
5. Sonic Impacts
Noise generated during operation of the project would
consist primarily of residential traffic and other noise
types that are generally considered acceptable in a resi-
dential area and in adjacent areas developed in a similar
manner.
Noise of construction may affect nearby residential
areas if they are completed and occupied prior to begin-
ning construction at the site. The residents of these
nearby tracts should be willing to accept this short-term
inconvenience which would not significantly exceed the
noise required to construct their homes.
A different consideration is the relative timing
of the proposed project and the planned elementary school
immediately to the south. Construction of the latter would
be expected to lag behind construction of nearby residen-
tial tracts to the south. If construction in the southern
part of the site can be completed prior to occupancy of
the school, an otherwise unavoidable short-term impact
of construction noise at the school can be avoided.
6. Visual Impacts
The part of the site planted to flowers has a certain
aesthetic value during the blooming season. However, the
site cannot be seen from populated areas or well-traveled
roads as can the flower beds along the freeway, and their
effective aesthetic value is minimal.
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7. Socio-economic Impacts
The principal potential impacts of the proposed pro-
ject will be social and economic as affecting various,
community services,' principally schools. The ,increased
yield to support these services is estimated below.
Present Fair Market Value = $380,000
Improvements:
240 Condominium Units @' $27,000/unit = $6,480,000
160 Single-Family Units @ 35,000/un~t =$5,600,000
$12,080;000
Increase in Fair Market Value = $11,700,000
Increase in Assessed Valuation= $ 2,925,000
Approximate distribution of ,the increase in' yield to the
various entities using 1971-72 rates (II) would be as
follows:
Entity
City of Carlsbad
Carlsbad Unified Schools
O-C Jr. College
Other Education
San Diego Co.General
Tri City Hospital
Carlsbad Municipal Water
Metropolitan Water
County Water Authority
Total'
Increase 'in
'Yi~ld/Year
$ 58,890.00
146,747.25
19,012.50
3,714.75
85,965'.75
5,;1.18.75,
6,727.50
5,850.00
2,925.00
$ 334,951.50
It is emphasized that the above is increased yield, and is
the actual yield only for the City of Carlsbad.
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Discussions with the Chiefs of the Carlsbad·Fire
and Police Departments indicates'that available informa-
tion is not adequate to evaluate·the actual cost of pro-
viding services to a particular development. However, it
can be assumed that with service departments the size of
those of Carlsbad, an increase in population with a
proportional increase in revenue should bring increased
efficiency, provided no special problems such as isolated
development (e.g. Rancho La Costa), unusual expected crime
rates, etc. are involved. In this regard, the hew fire·
station at Poinsettia and the Freeway, justified on the
basis of existing conditions, will service the project
area. Added development near the station will· increase
its efficiency.·
Policing of the project, if taken by itself, would
probably not require an increase in staff, but would be'
handled as a part of the beat in the southern part of the
City. However, the Casas de las Poinsettias project at
full development would justify, at existing officer/popu-
lation ratios, an additional 8 officers to th~ police
staff, and the proposed project would justify I additional.
Thus, the basic committment to increased police protection.
in the area is in the Casas de las Poinsettias development;
the proposed project will only increase the efficiency of
this protection.
Water and sewage should not be a prQblem~ Water
mains are available (3), and several alternatives exist
as to sewer alignments. The sewage treatment plant is .
now operating at approximately 58%. of capacity (capacity,
10 million gal/day; present input, 5.8 million gal/day) •.
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Assuming 250 gal/day/unit (approx. existing' rate) , the
proposed project would require approximately 100,000
gal/day or approximately 1% of the remaining 42% unused
capacity. The water district is now operat.ing at an .
average rate of less than 30% of capacity (5), so water
supply is not a problem.
The principle social problem is the effect of the
project on schools. Student yield from the project is
estimated as follows (12):
Type
Condominium (240)
Single-Family (160)
K-6
31.2
78.4
109.6
7-8
19.2
38.4 .--
57.6
9-12
28.8
" 73.6
102.4
~his estimate agrees well with the estimate of Mr. Fred
Lance (9) of 0.6 students per unit for this type of mixed
development (270 students/400 units = 0.675 students/unit).
Using yields to the District developed previously, the
increased yield to the District/student is $543.51, and the
total yield is $561.16.
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The adversity of the impact on schools will depend
on rates of growth and the timing of the 'school additions'
that will be required. In areas such as this in which ra-.'''
pid growth is expected, the impact will be short-liv~dand
periodic. That is, the. overcrowding necessary to justify
the needed additions will accumulate and be satisfied' at a .
relatively rapid rate. However, as growth continues, over-
crowding in the added facilities· will occur thus generating
a new cycle. Impact can be minimized by good planning and
close cooperation between the District, the. City and the
developers in the area. However, some level of problem is
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unavoidable under existing State regulations governing
the financing of capital improvements by school districts.
The conflict between the use proposed by the
developer and the proposed location of four schools on
the site' is discussed under Alternatives.
Estimated added traffic generated by the project
is as follows:
Estimated number of units = 400
Trips/day/unit = 10
Added traffic = 4000 trips/day
Added peak hour traffic = 400 trips/hr.
A major part of this peak flow, perhaps 60.-70%, can be
expected to use Poinsettia and its ramps to the Sa-n Diego
Freeway. While these added loads are not signif.icant in
themselves, the cumulative·effect of development.of the
area shown on Figure 4 will have a significant effect on
Poinsettia and the ramp system to the Freeway. This aspect
of future growth should be considered as a part of the re-
evaluation of planning in the area.now in progress. The
existing plan is 8 years old, and many aspects 'of hous·ing
demand have changed significantly in that time.'
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v. DISCUSSION OF IMPACTS
1. Adverse Environmental Effects which Cannot Be
Avoided should the Proposal be Implemented
The impact on schools can be considered unavoidable
in the sense that under existing State regulations it is
not economically :r;:>ractical to increase capacity until the
problem exists. However, this is a temporary impact, and
it can be reduced by close cooperation between the District, . .
City and developers in the area'. A part of this cooperation.
is the dedication of land for school sites discussed under
Mitigation.
. The incremental addition of a relatively small volume
of pollutants to the air shed of northern San Diego County is
also an unavoidable environmental effect that cannot be
avoided if the proj ect is imp;Lemented. . The addition in
itself is insignificant, but thecumula,tive eff"ect isob-
viously not. Fortunately, recent E.P.A. rulings.and
technological advances indicate a reversal in air pollution
trends will occur.
2. Mitigation Measures Proposed to Minimize the Impact
The impact on the schools could be mitigated in part
by the dedication of an appropriate amount of land toward
a school site or equivalent funds with which to purchase
land at an alternate site. This practice has been common
in the area although there is not a law that requires it.
In this instance, the lIappropriate" amount of land or equi-
valent funds is estimated at approximately 3.6 acres, based
on 270 students and 750 students/la-acre site.
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The potential impact of storm drain flow into the
Lagoon can be mitigated by draining the site northward
into Canyon de las Encinas. This alternative has the
potential benefit of supplying small summer flows from
lawn wat~ring, etc. which could have a beneficial effect
on riparian vegetation. This route should also be the
least costly.
Traffic generated by the project is not significant
in itself, but when combined with other proposed and po-
tential developments, the total could become a probiem-if
not taken into account in planning the collector system
in the area.
3. Alternatives to the Proposed Action
a. No Project
. The alternative of "no project" would be equivalent
to continuing the site in its present agricultural use.
--With development encroaching from both the west and south,
this use will not continue for long. "No Project" can
also be interpreted to mean a continuation of the -present
estate zoning. Considering the PC development planned to
the south and the expansion of the medium density, adult-
only residential area on the west, the existing zoning-does
not appear appropriate.
b. School Sites
The project area is shown on the proposed-General Plan
of the City of Carlsbad as including four school sites:-one
high school, one junior high and two elementary schools.
Since it is not generally considered good practice to place _
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schools with children of such differing ages so close toge-
ther, we assume the intent is to indicate that sites will
be required in the general area and that at most one site
could be included on the property •
The area of concern in estimating the need for addi-
. .
tional school sites is essentially·the area of approximately
3500 acres shown on Figure 4. It is a mix of more gentle
topography such as the site with a proposed zoning allowing
up to 7 DU/net acre, and steeper topography on which a lower
density is appropriate. An overall density of about 4 DU/ .
gross acre for the entire 3500-acre area appears resonable.
Based on a table (6) obtained from Mr. Lance used for esti-·
mating the yield of students, and assuming that price ranges
will be at or above the "popular" range, the student yield
of this 3200-acre area is estimated as follows:
Area
Number of units at 4 DU/acre
Average student yield, assuming
a mix of "single homes, 3 & 4
bedrooms, above popular price
rangell and Ilapartments, 1 & 2
bedroom, medium rental range".
Total generated at full
development
Estimated distribution:
Elementary (40%) 4400
Junior High (20%) 2200
High School (40%) 4400
3500·acres
14,000 units
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0.8 students/DU
11,000 students
. The distribution of students used above assumes a
higher percentage of junior high and high school stud'ents .
in the above average price ranges, and ~lso includes a t~end
that is now developing of fewer students in the lower grades.·
The "break" is now at about the third grade, and should reach
junior high before the area reaches full development ..
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This estimate of student yield is, or course, very ,
rough. However, it does indicate that the area will pro-
bably generate at least enough students to support a "school
group" of one high school, one junior high and th~ support-
ing number of elementary schools. The high school and
junior high should be centrally located, but separated;
possibly somewhere in the areas of flatter ground in the
south half of Section 22 and the north ~alf of Section 27.
The elementary schools should be distributed', depending on
the maximum size desired by the District. A lO~acre '
elementary site has been committed by the Casas de las
Poinsettias development immediately south of the project
site. Considering the adult-only area to the west, the
next' elementary site should probably be located further
east than the proposed development; possibly in the area
of flatter ground in the southeast of Section 21 ,(Figure 4).
,
("'. Alternative Densities
As noted previously, the proposed number of units
will probably require a slight reduction to meet the pro-
posed zoning requirement of 7 DU/~ acre. Any further
reduction of the density would necessarily increase the
price. The objective of, the project and the need as
stated by the Carlsbad Planning Department '(I) is ,for
housing in the under-$30,OOO bracket.
posed density, the rapidly rising costs
materials make this objective difficult
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Even at the 'pro-
of labor and'
at best.
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4. The Relationship Between Local Short-Term Uses of
Man's Environment and the Maintenance and Enhance-
ment of Long-Term Environmental Productivity -
The "environmental cost" of the proposed develop-
ment will be primarily in the area of the social systems.
A short-term impact on schools has been identified and
discussed, but this should not be a long-term impact.
The long-term impact of converting land from agri-
cultural to residential use appears justified. Th.e site
is ideally suited to the proposed use, both because of its
location with respect to existing uses and services, and
also its physical and biotic characteristics. On the
other hand, the agricultural use appears marginal, "and
the proposed conversion has been anticipated in planning
the area.
5. Any Irreversible Environmental Changes which would-
Be Involved in the Proposed Action Should It Be
Implemented
The conversion of agricultural land to residential
use discussed previously can be considered_ an irrevers~ble
environmental change. This conversion would contribute to
the expected conversion of the entire area between Rancho
La Costa and the ocean. The project would not encourage
this change, but it would not discourage it either.
Irreversible environmental changes that would be
expected to accompany this conversion are the incremental
addition of air pollution from-increased-automobile use,
a moderate increase in noise levels at the site, i~creased
runoff due to streets and roof areas, and an incremental
increase in governmental services such as police, fire,
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schools, road maintenance, etc. The most ~ignificant of
the above is the increased air pollution, and it appears
that even this trend will be significantly reversed •.
6. The Growth Inducing Impacts of the Proposed Activity
Upon the Neighborhood and/or Community ,
The proposed project should be considered a: part of
the 3500-acre area, discussed prev~ously, that ·could exper-
ience rapid growth inlthe relatively near future. This
residential growth should be expected to stimulate some
growth in local commercial areas (Carlsbad, near Encinitas,
etc.) in the early phases. However, as the local 'popula-
tion increases, local commercial undertakings would be
expected to absorb more of the business of the area.
The growth in the local schools has been discussed
previously.
Residential growth on adjacent. properties to the
north and east would be expected to occur in any event.
The proposed project would logically occur first as ~
matter of orderly expansion, but it cannot be cOllsidered
as inducing such growth.
7. Boundaries of the Area which May Be Significantly
Affected by the Proposed Activity
The 3500-acre area (Figure 4) will be the area most
significantly affected by the proposed action~ Develop-
ment qf this area is just beginning; the planning of this
development should be the result of close co~peration be-
tween the developers, the City, the School District, and
other involved groups.
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Economic impacts will extend to the limits of the
School District and the City, and into the business areas
of adjacent communities.
8. Preparation of Report and Sources of Information
This Draft Environmental Impact Report has been pre-
pared by Envicom Corporation for submittal to the City of .
Carlsbad by Pacesetter Homes. Compilation and analysis of
data has been the primary responsibility of Dr. Donald O.
Asquith (Certified Engineering Geologist 913), with help
from Daniel Crotta, biologist.
Sources of information, including published and un-
published documents and persons consulted are referenced
at the appropriate positions either directly in the text
or in the References section.
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REFERENCES'
1. Personal communication, Terry L. Crowther,
Pacesetter Homes.
2. General Plan, City of Carlsbad, California:
Daniel, Mann, Johnson & Mendenhall, October
25, 1965. .
3. LetterSEngineering , Robert C. Ladwig to
Mr. Jo W lug, dated January 12, 1973.
4. Draft Environmental Impact Statement, Casas
de las Poinsettias, a Planned Community:
BRT Inc./Environmental Consultants, Jan •. ·t973.
5. Community Economic Profile for Carlsbad, Calif.:
Carlsbad Chamber of Commerce, January 1973.
6. Geologic Map of California; Santa Ana Sheet:'·
California Division of Mines and Geology, 1966.
7. Provisional Fault Map of California: California
Division of Mines and Geology, 'Seismic Safety
Information 72-1, 1972.
8. Preliminary Earthquake Epicenter Map of California,
1934-1971: California Division of Mines and Geology,
Seismic Safety Information 72-3, 1972.
9. Personal communication, Mr. Fred Lance, Capistrano
Unified School District.
10. Personal communication, Mr. John Riche, Security'
Title Co., Santa Ana, California.
11. City of Carlsbad, Calif.:' economic data prepared
by Carlsbad Chamber of Commerce.'.
12. Estimate of School Age Students for' Each 100
Dwellings, Carlsbad Unified School District,
dated 5/11/71. .
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